The Goa Land Development and Building
Construction Regulations, 2010
Department of Town & Country Planning _____ Notification 21/1/TCP/10/Pt File/3256
Whereas the draft Regulations proposed to be made under sub-section (1) and (2) of section 4 of the Goa (Regulation of Land Development and Building Construction) Act, 2008 (Goa Act 6 of 2008) hereinafter referred to as “the said Act”, were pre-published as required by section 5 of the said Act, in the Official Gazette Series I, No. 20 dated 14-82008 vide Notification No. 21/1/TCP/08/Pt. File/3015 dated 8-8-2008, inviting objections and suggestions from the public on the said draft Regulations, before the expiry of a period of 30 days from the date of publication of the said Notification in the said Act, so that the same could be taken into consideration at the time of finalization of the draft Regulations;
And Whereas the Government appointed a Steering Committee as required by sub-section (1) of section 6 of the said Act; vide Notification No. 21/08/TCP/SC/3841 dated 15-10-2008, published in the Official Gazette, Series II No. 30 dated 23-10-2008;
And Whereas the Steering Committee appointed a Sub-Committee as required by sub-section (2) of section 6 of the said Act on 14-10-2009;
And Whereas vide Notification No. 21/1/TCP/08/Pt. File/3952 dated 23-10-2008, published in the Official Gazette, Series I No. 31 dated 30-10-2008, the Government allowed further period of thirty days from 30-10-2008 to 29-11-2008 to the public to submit their objections and suggestions on the said draft Regulations;
And Whereas the said Sub-Committee considered the objections and suggestions received from the public on the said draft Regulations;
And Whereas the Sub-Committee submitted its Report to the Steering Committee for its consideration on 15-4-2010;
And Whereas the Steering Committee considered the Report of the Sub-Committees and submitted its report alongwith its recommendations to the Government;
And Whereas the Government of Goa, after receiving the Report and recommendations of the Steering Committee and carried out modifications to the draft Regulations as it considered necessary and directed the Chief Town Planner to notify the Regulations. Now, therefore, in exercise of the powers conferred by sub-section (1) and (2) of the section 4 of the Goa (Regulation of Land Development and Building Construction) Act, 2008 (Goa Act 6 of 2008), and all other powers enabling it in this behalf, the Government of Goa, hereby makes the following Regulations, namely:—
1. Short title, extent and commencement.—
(1.1) These Regulations may be called “The Goa Land Development and Building Construction Regulations, 2010”.
(1.2) They shall extend to the whole of the State of Goa, unless otherwise specifically exempted in certain notified areas under these Regulations.
(1.3) They shall come into force on such date as may be notified in the Official Gazette.
In these Regulations, the words defined below shall have the meanings given against them, unless the context requires otherwise. The words and expressions used but not defined in these Regulations shall have the meanings assigned to them in the National Building Code, Indian Standard Institute Code and the Goa (Regulation of Land Development and Building Construction) Act, 2008 (Act 6 of 2008), as amended from time to time or in the relevant Acts, Codes, Rules and/or Regulations.
(1) “Act” means the relevant Act as amended from time to time;
(2) “Amalgamated Plot” means a continuous portion of land held in one ownership for the purpose of Development Control. One parcel of land resulting by amalgamation of more than one plot shall be considered as amalgamated plot
Note:— Structures or portions thereof having separate Chalta Nos. but falling within one plot with common ownership may not require amalgamation.
(3) “Atrium” means a space or a void within a building which extends up through several floors up to roof;
(4) “Authority” The local body having jurisdiction over the matter referred to, hereinafter called the Authority;
(5) “Application” An application made in such form as may be prescribed by the Authority from time to time;
(6) “Air-conditioning” A process of treating air to control simultaneously its temperature, humidity, cleanliness and distribution to meet the requirement of an enclosed space;
(7) “Area” In relation to a building means the superficies of a horizontal section thereof made at the plinth level inclusive of the external walls and of such portions of the party walls as belong to the building;
(8) “Advertising Sign” Any surface or structure with characters, letters or illustrations applied thereto and displayed in any manner whatsoever outdoors for the purpose of advertising or giving information or to attract the public to any place, person, public performance, article, or merchandise, and which surface or structure is attached to, forms part of, or is connected with any building, or is fixed to a tree or to the ground or to any pole, screen, fence or hoarding or displayed in space, or in or over any water body included in the jurisdiction of the Authority;
(9) “Amenity” includes roads, street, open spaces, parks, recreational grounds, play grounds, gardens, water supply, electric supply, street lighting, sewerage, drainage, public works and other utilities, services and conveniences;
(10) “Approved” means as approved/sanctioned by the Authority under these Regulations; (11) “Access” means the means of an entry to any building/plot/land;
(12) “Addition” means any change involving addition to the coverage, F.A.R., height or reduction in setbacks;
(13) “Alteration” means a change from one use to another or a structural change, such as, a change to the area or height, or the removal of part of a building, or a change to the structure, such as, construction of, cutting into or removal of any wall, partition, column, beam, joint, floor or other support, or a change to or closing of means of ingress or egress;
(14) “Architect” means any person registered under the provisions of the Architect’s Act, 1972 (Central Act No. 20 of 1972);
Competence The Registered Architect shall be competent to carry out the works related to the land development/building construction as given below:–
(a) All architectural plans and information connected with building construction.
(b) Issuing certificate of supervision and completion of all buildings pertaining to architectural aspects and land development of an area up to 20,000 m2.
(c) Preparation of sub-division/layout plans and related information connected with land development of an area up to 20,000 m2.
(15) “Attic storey” or “Attic floor” means a floor immediately above the top most storey of a building formed under the sloping roof; (Refer Chapter 28 Sketch No. 6)
(16) “Balcony” means a floor projection or recess beyond internal or external wall having handrail or balustrade parapet at least on one side, open either to internal court yard or external air space or to serve as passage or a sitting out place. The said opening may be provided with a grill or a sliding glass panel shutters above the parapet;
(17) “Basement” or “Cellar” means the lower storey’s of a building below ground level of the plot, having a floor height of not more than 3.50 meters. In case basement extends beyond building footprint, a minimum setback of 1.00 meter from the plot boundary shall be maintained and projecting not more than 1.50 meter above the surrounding ground level and used for parking and services not extending 1/10th of the basement or cellar area when used as safe deposit vault of a bank or a hotel;
Note: Multi level basement floors in buildings for parking and services are permissible subject to fulfillment of Fire and Life Safety as per National Building Code 2005 as amended from time to time and functional requirement of vehicular entry and exit from the respective basement floors. The design and specifications of multilevel basement and their uses shall be governed by provisions detailed out in ANNEXURE-VI at 27.VI.
(18) “Bench mark” means a point marked on the ground to serve as point of reference;
(19) “Boundary wall” means a wall, built with any material along the perimeter of plot on the boundaries of a property;
(20) “Building” means a structure constructed with any materials whatsoever for any purpose, whether used for human habitation or not, and includes:—
(a) Foundation, plinth, walls, floors, roofs, chimneys, plumbing and building services, fixed platforms etc.;
(b) Verandahs, balconies, cornices, projections etc.;
(c) Parts of a building or anything affixed thereto canopy, porch terrace, atriums;
(d) Any wall enclosing or intended to enclose any land or space, sign and outdoor display structures, etc.;
(e) Tanks constructed or fixed for storage of chemicals or chemicals in liquid form and for storage of water, effluent, swimming pool, ponds etc.;
(f) All types of buildings as defined in 20 (a) to (o) below shall be considered to be “buildings”.
Note: All structures erected temporarily viz.; tents, cabins, shamianas and tarpaulin shelters for temporary purposes and ceremonial occasions for a limited time and removed thereafter, which shall not be considered to be “buildings” under these regulations.
(20A) “Building” by types—
(a) “Assembly Building” means a building or part thereof, where groups of people congregate or gather for amusement, recreation, social, religious, patriotic, civil, travel and similar purposes and this includes buildings of drama and cinemas theatres, drive- -in-theatres, assembly halls, city halls, town halls, auditoria, exhibition halls, museums, mangal karyalayas, skating rinks, gymnasia, restaurants, eating or dining houses, places of worship, dance halls, clubs, gymkhanas, and road, ways, air, sea or other public transportation stations and recreation piers;
(b) “Business/Commercial/Office Building” includes any building or part thereof used principally for transaction of business and/or keeping of accounts and records including offices, banks, professional establishment, court houses etc., if their principal function is transaction of business and/or keeping of books and accounts; building used or constructed or adopted to be used wholly or principally for commercial activity; a building or premises or part thereof whose sole or principal use is for an office or for office purposes or clerical work. “Office purposes” include the purpose of administration, clerical work, handling money, telephone, telegraph and computer operation; and “clerical work” includes writing, book-keeping, sorting papers, typing, filling, duplicating, punching cards or tapes, machine calculations, drawing of matter for publication and editorial preparation of matter for publication;
(c) “Educational Building” includes a building exclusively used for a school or college, recognized by the appropriate Board or University, or any other Competent Authority involving assembly for instruction, education or recreation incidental to educational use, and including a building for such other uses as research institution. It shall also include quarters for essential staff required to reside in the premises, and building used as a hostel captive to an educational institution whether situated in its campus or outside;
(d) “Hazardous Building” includes a building or part thereof used for: Storage, handling, manufacture of processing of radioactive substances or highly combustible or explosive materials or of products which are liable to burn with extreme rapidity and/or producing poisonous fumes or explosive emanations;
(e) “Industrial Building” includes a building or part thereof wherein products or material are fabricated, assembled or processed, such as assembly plants, laboratories, power plants, refineries, gas plants, mills, dairies and factories etc.;
(f) “Institutional Building” includes a building constructed by Government, Semi- Government Organizations or Registered Trusts and used for medical or other treatment, or for an auditorium or complex for cultural and allied activities or for an hospice, care of persons suffering from physical or mental illness, handicap, disease or infirmity, care of orphans, abandoned women, children and infants, convalescents, destitute or aged persons and or penal or correctional detention with restricted liberty of the inmates ordinarily providing sleeping accommodation and includes dharamshalas, hospitals, sanatoria, custodial and penal institutions such as jails, prisons, mental hospitals, houses of correction, detention and reformatories etc.;
(g) “Mercantile Building” includes a building or part thereof used as shops, stores or markets for display and sale of wholesale and or retail goods or merchandise, including office, storage and service facilities incidental thereto and located in the same building;
(h) “High Rise Building” means a building above 4 storeys or a building exceeding 15.00 meters in height. (see Regulation 6A.5 for calculation of building height);
(i) “Multi Level Car Parking Building” means a building partly below ground level having two or more basements or above ground level, primarily to be used for parking of cars, scooters or any other type of light motorized vehicle;
(j) “Storage Building” means a building or part thereof used primarily for storage or shelter of goods, wares, merchandise and includes a building used as a warehouse, cold storage, freight depot, transit shed, store house, public garage, hanger, truck terminal, grain elevator, barn and stables; an establishment wholly or partly engaged in wholesale trade and manufacture, wholesale outlets, including related storage facilities, warehouses and establishments engaged in truck transport, including truck transport booking agencies;
(k) “Residential Building” includes a building in which sleeping and living accommodation is provided for normal residential purposes, with cooking facilities and includes one or more family dwellings, apartment houses, flats, and private garages of such Buildings;
(l) “Detached Building” includes a building with walls and roofs independent of any other building and with open spaces on all sides within the same plot;
(m) “Semi-detached Building” means a building detached on three sides with open space as specified in these regulations;
(n) “Mixed Land Use Building” means a building partly used for non-residential activities and partly for residential purpose;
(o) “Unsafe Building” includes a building which:—
(i) is structurally unsafe, oR
(ii) is in sanitary, or
(iii) is not provided with adequate means of ingress or egress, or
(iv) constitutes a fire hazard, or
(v) is dangerous to human life, or (vi) in relation to its existing use, constitutes a hazard to safety or health or public welfare by maintenance, dilapidation or abandonment;
Note:– All unsafe buildings/structure will require to be restored by repairs, demolition or dealt with as directed by the Authority. The relevant provisions of the Act shall apply for procedure to be followed by the Authority in taking action against such buildings.
(21) “Building line” means the line up to which the plinth of the building facing a street or an extension of a street or/any future street may lawfully extend. It includes the lines prescribed in any scheme;
(22) “Building footprint” means all areas of building structure which are built upon in a plot forming part of the building/buildings on the ground, and forming part of the plinth;
(23) “Building height” means the vertical distance measured from the ground level to the top of the building. (see Regulation 6A.5 for calculation of building height);
(24) “Built up area” means all areas which are built upon and essentially forming part of the building/buildings and which includes all area computed under covered area/floor area as well as all area specifically exempted under covered area/floor area calculations;
(25) “Canopy” mean a cantilevered projection from the face of the wall over an opening to the building at slab level provided that:– (a) It shall not project beyond the plot boundary; (b) It shall not be lower than 2.5 meters when measured from the ground; (c) There shall be no structure on it and the top shall remain open to sky;
(26) “Cantilever” means a horizontal projection from a wall, beam or column, which is supported only at one end;
(27) “Cabin” means a non-residential enclosure constructed of non-load bearing partitions;
(28) “Carpet area” means the covered area of the useable spaces at any floor level excluding the area of the walls;
(29) “Ceiling height” means the vertical distance between the floor and the underside of the slab;
(30) “Carriageway” means the tarred/carpet portion of the road;
(31) “Central Business District (CBD)” means core commercial (mixed land use high density) areas identified in the Outline Development Plans/Zoning Plans;
(32) “Chajja” means a sloping or horizontal overhanging provided on external walls to provide protection from sun and rain;
(33) “Director, Directorate of Fire & Emergency Services” means the person appointed or deemed to be appointed under the Act to be the Director, Directorate of Fire & Emergency Services;
(34) “Cinema” means an auditorium where performance is essentially given by projection on screen with or without the accompaniment of sound and includes temporary or travelling cinemas/theatres;
(35) “Clean industry” means an industry, which does not emit smoke, noise, offensive odors or harmful industrial wastes;
(36) “Competent Authority” means a City Corporation or Municipal Council or Village Panchayat competent to grant building licence under their Acts or Planning and Development Authorities or Town and Country Planning department competent to issue Development Permission/Technical Clearance as the case may be or any other authority notified by Government from time to time;
(37) “Commissioner” means the person appointed or deemed to be appointed under the relevant Act to be the Commissioner of the Corporation Area;
(38) “Completion Certificate” means a certificate issued to confirm that the development has been completed as per the permission granted;
(39) “Completion Order” means an order issued by PDA or Town Planning Officer to confirm that the development has been completed as per permission granted;
(40) “Compound wall” means a wall forming enclosure, including gate/gates, constructed with any material within/along and around the boundaries of a property;
(41) “Conservation Zone” means an area indicated on the Outline Development Plan or any other plan as an area having Architectural/Historic/Archaeological/Heritage importance of Man Made or Natural Origin within which development is governed by special Regulations and is subject to approval of the Conservation Committee constituted by the Government under this regulations;
(42) “Courtyard” means a space open to sky enclosed or partially enclosed by building, boundary wall or walls starting at any floor level within or adjacent to a building used for light and ventilation and accessible at the floor from where it starts;
(43) “Covered area” means the area covered by building/buildings, immediately above plinth level, but does not include the following:–
( a) Area of balconies and cantilever floor projection areas provided they are at a minimum height of 2.10 meters from the ground level;
( b) Unstoried porch areas limited to 25% of total covered area;
( c) Areas of septic tanks, soak pits, man holes, drainage, gutters, chambers, wells and the like, fountains, steps, water sumps, rain water harvesting tanks, pump house (not more than 6 m2), swing frames, compound walls and gates, security cabin (not more than 6 m2), all type of antennas and their bases, provided they are so located so as not obstruct free movement and parking of vehicles;
( d) Uncovered swimming pools provided the plot area is more than 2000m2 or in case of plots less than 2000m2, the area of the pool does not exceed 10% of the plot area; provided further it is so located that it does obstruct the free movement and parking of vehicles;
(e) Atriums & Podiums in commercial and residential building which is limited to 30% of the total covered area;
(f) Basement beyond the building line/footprint of the building in a plot;
(g) Any covered antenna/dish antenna/communication tower if used for Telecom (basic cellular or satellite telephone) or IT purposes, which shall include equipment relating to earth station, V-Sat, routes, Transponders and similar IT related structure or equipment;
(44) “Coverage” means the percentage obtained by dividing the covered area by the effective plot area;
Coverage = Covered area x 100 Effective plot area
(45) “Council” means a Municipal Council constituted or deemed to be constituted under the relevant Act;
(46) “Corporation” means a corporation constituted or deemed to be constituted under the relevant Act;
(47) “Detached building” means a building whose walls and roof are independent of any other building with open space on all sides as specified;
(48) “Development” means, with its grammatical variations, the carrying out of building, engineering, mining or other operations in, on, over or under the land or making any change in any building or land or in the use of any building or land and includes Subdivision of land;
(49) “Deviation” means any change in the plans with respect to approved height, coverage and F.A.R. limits only. It also means any change that alters the exterior of the building in Conservation zone;
(50) “Dwelling unit” means an independent housing unit with separate facilities for living, cooking and sanitary requirements the maximum built up area of single dwelling unit with multiple cooking facilities shall be restricted to 200m2;
(51) “Effective plot area” means the area derived after deducting, from the plot area recorded in Survey records, the following areas:—
(a) area of proposed right of way of the road/roads;
(b) areas reserved for any public purpose, excluding any area earmarked for easement right/traditional access;
(c) area not permitted for development (Zones A1, A2, R, & P); (d) mundcar areas as per the provisions of the Mundcar Act;
(52) “Engineer” means a person who shall be a Graduate in Civil Engineering/ /Architectural Engineering of recognized Indian or Foreign University, or the member of Civil Engineering Division/Architectural Engineering Division of the Institution of Engineers (India) or the statutory body governing such profession, as and when established.
The registered Engineer shall be competent to carry out the work related to the development/building construction as given below;
(a) all plans and information connected with land development and building construction.
(b) Structural details and calculation of buildings of floor area up to 500m2 or up to 5 storey or 15 meters in height.
(c) Issuing certificate of supervision and completion of building and land development of an area up to 20,000m2.
(d) Preparation of sub division/layout plans/services plan and related information connected with land development of an area up to 20,000m2;
Note: All the Diploma holders of Civil Engineering registered with any authority, prior to the coming into force, of the PDA(DP) Regulations, 1995, shall be considered as “Engineer” and shall require registration for the purpose of these regulations.
(53) “External wall” means an outer wall or vertical enclosure or any building not being a partition wall even though adjoining to a wall of another building. It also means a wall abutting on any interior open space of any building;
(54) “External Air” or “Open Air” means space open to sky;
(55) “Factory” means a factory as defined in the Factories Act, 1948;
(56) “Farm House” means a building constructed in agricultural land for the purpose of carrying out farming activities, for the residence of a farmer, farm sheds and other auxiliary structures, for poultry or animal sheds, constructed in agricultural land for the purpose of carrying out farming activities (see ANNEXURE XI for Regulations for Farm house in agricultural land);
(57) “Fencing” see “Compound wall”;
(58) “Filling station” means a place of retail business engaged in supply and dispensing of motor oil/fuel essential/CNG/LPG for the normal operation of motor vehicles;
(59) “Filling-cum-Service station” means a place of retail business engaged in supply and dispensing of motor oil/fuel essential/CNG/LPG for the normal operation of motor vehicles alongwith servicing of automobiles. This includes dispensing of motor oil, the sale and service of motor tyres, batteries and other accessories and washing and lubricating of automobiles. It does not include body or engine repair work, painting or other major repairs and overhauling of automobiles;
(60) “Fire resisting wall” means a fire resistance rated wall have protected openings, which restricts the spread of fire and extends continuously from the foundation to at least one meter above the roof;
(61) “Fixed Fire Fighting Installation” means any installation other than passive measures incorporated in the building for audio visual and suppression measures for combating fires;
(62) “Floor” means the lower surface in a storey on which one normally walks in a building. The general term floor unless specifically mentioned otherwise shall not refer to mezzanine floor;
(63) “Floor area” means the covered area of a building at all floor levels totalled together, provided that the following shall not be counted towards computation of floor area:—
(a) Basement or Cellar is exempted from FAR calculation only if 90% of the Basement or Cellar is to be utilized for parking of vehicles and the remaining area is used for services or safe deposit vaults in case of Banks.
(b) Balcony or Verandah projecting/recessed up to 1.50 meter from the wall. If the projection/recess is more than 1.50 meter, then the area beyond 1.50 meter shall be added in computation of floor area.
(c) Mezzanine floor.
(d) Entire stilt area at any level, if the floor height does not exceed 2.85 mts. In case of part stilt area at any floor, limited to 25% of the floor area, if the height exceeds 2.85 mts.
(e) Unstoreyed porch.
(f) Areas of septic tanks, soak pits, man holes, drainage, gutters, chambers, wells and the like, fountains, steps, water sumps, rain water harvesting tank, pump house (not more than 6 m2), swing frames, compound walls and gates, all type of antennas and their bases, provided they are so located so as not to obstruct free movement and parking of vehicles.
(g) Uncovered swimming pools provided the plot area is more than 2000m2 or in case of plots less than 2000m2, the area of the pool does not exceed 10% of the plot area; provided further it is so located that it does obstruct the free movement and parking of vehicles.
(h) Staircase with steps of clear width of 1.20m. and above for residential buildings and 1.40m, and above for others, provided that, the risers are not more than 17cm, treads not less than 27cm, landing depth is less than the width of the flight and the maximum number of risers in any flight should not exceed thirteen. Staircase room and/or lift rooms above the top most storey, architectural features, chimneys and elevated tanks as permissible under this Regulation.
(i) Lift area.
(j) Fire escapes staircase.
(k) Area equivalent to a maximum of 7.5% of the floor area proposed, used for infrastructural facilities such as Pump house (more than 6 m2), club house, community hall, society office, Generator room, Garbage collection/disposal enclosure, Telephone Exchange/CCTV equipment room and Entrance foyer/lobby on all floors including requirements of public services departments such as electricity, water supply, sewerage, telephones, etc.
(l) In case of Co-operative Societies/Group Housing/block of flats/shops, having a floor area of 1,000 m2 or more, a Society Office should be included in
(k) above. Note:– The built-up areas mentioned above are inclusive of toilet facility.
(n) Any covered antenna/dish antenna/communication tower if used for Telecom (basic cellular or satellite telephone) or IT purposes, which shall also include equipment relating to earth station, V-Sat, routes, Transponders and similar IT related structure or equipment.
(o) Following special provisions shall be applicable while finalizing the permissible Floor Area Ratio (FAR):–
In case of plots affected by proposed right of way or road widening or public reservations as per any plan or scheme in force, an additional FAR equivalent to 100% of such affected area or 25% of total allowable floor area of the effective plot area, whichever is lower shall be allowed, provided the affected area is gifted to the Local Authority through a Gift Deed at the time of applying for occupancy certificate.
Ex. (1) Zone CI, FAR permissible 200 Total
Plot Area = 1000 sq. mts.
Area under Road Widening = 100 sq. mts.
Effective plot area – 900 sq. mts.
FAR Calculation should be as follows:
(a) 900 x 2 = 1800.00 sq. mts.
(b) 25% of 1800 sq. mts. = 450 sq. mts.
(c) 100% of 100 sq. mts. (100x2) = 200
The FAR allowed shall be 1800 (Permissible FAR) +200 (i.e. additional FAR) = 2000 sq. mts. (450 sq. mts. or 200 sq. mts. whichever is less)
Ex. (2) Zone CI, FAR permissible 200 Total Plot Area = 1000 sq. mts. Area under Road Widening = 600 sq. mts. Effective plot area = 400 sq. mts.
FAR Calculation should be as follows
(a) 400 x 2 = 800.00 sq. mts.
(b) 25% of the 800 = 200 sq. mts.
(c) 100% of 600 (600x2) = 1200.00 sq. mts.
The FAR allowed shall be 800 (Permissible FAR)+200 (i.e. additional FAR) = 1000 sq. mts. (200 sq. mts. or 1200 sq. mts. whichever is less)
(p) A wall built as double wall for protection to the internal wall or building and for cladding with material such as sheets, FRP glass or any other façade cladding material used as a wall protective or as architectural feature or for beautification of exterior façade of the building. The same is not to be constituted as built up area or is included in floor area calculations provided that the external wall as referred to above does not encroach the setback line and the distance between such two walls shall not be more than 75 centimeters, and the same shall not be used for any other purposes and is kept vacant. The area between the two walls shall not be counted for FAR and Coverage.
(q) Terraces at intermediate floors not more than 3.00 meters in depth and having a roof of over 6.00 meters height. Note: Any other floor areas specifically allowed/exempted under these Regulations.
(64) “Floor Area Ratio” (F.A.R.) means the ratio obtained by dividing the floor area by the effective plot area x 100;
(65) “Front” as applied to a plot means the side of the plot abutting the street giving access to the plot, and as applied to the building means that portion facing the access to the building;
(66) “Fire resistant materials” means and includes those materials serving appropriate fire resistance rating as approved by the Authority Council/Panchayat for specific use on
the relevant provisions of National Building Code of India 2005 and relevant Bureau of Indian Standards (BIS) Codes;
(67) “Foundation” means that part of a structure which is below the lowermost floor including footing and which provides support to the superstructure;
(68) “Garage” means an enclosed building or portion of a building designed and used for the parking of vehicles;
(69) “Group of buildings” means more than one building consisting of residences, shops, offices and the like on a single plot;
(70) “Habitable room” means a room occupied or designed for occupancy by one or more persons for study, living, sleeping, eating but not including kitchen, bathroom, water closet compartments, toilet, store, laundry rooms, serving and storage pantries, corridors, cellars, attics, and spaces that are not used frequently or during extended periods;
(71) “Harvesting structure” means a system of structures built in the building site to collect, filter and channel the rain water from roof tops/terrace or any paved or unpaved surface within the building site to store collected rain water for percolation or recharge or storage in underground or over ground tank and reuse in non-monsoon seasons;
(72) “Harvesting Tank” means a water tight underground tank to collect and store rain water collected from roof tops/terraces or any paved or unpaved surface within the building site after screening through filter beds/mediums for reuse in non-monsoon seasons;
(73) “Harvesting Reservoir” means a water tight open to sky reservoir to collect and store rain water collected from roof tops/terraces or any paved or unpaved surface within the building site after screening through filter beds/mediums for reuse in non-monsoon seasons;
(74) “Recharge Well” means a well with filter bed structure built around existing well /abandoned bore well to recharge the ground water with rain water collected from roof tops/terraces or any paved or unpaved surface within the building site after screening through filter beds/mediums for reuse in non-monsoon seasons;
(75) “Permeable Trench” means a trench dug along the compound wall/contours filled with gravel/sand mixture for recharging the ground water with rain water collected from roof tops/terraces or any paved or unpaved surface within the building site after screening through filter beds/mediums;
(76) “Height of the building” see building height;
(77) “High-rise building” means a building having a height of above 15.00 meters as defined in the National Building Code of India 2005. Architectural features and other services serving no other functions except that ofdecoration and services shall be excluded for the purpose of measuring height. (see Regulation 6A.5 for calculation of building height);
(78) “Hoarding” means any surface or structure erected on ground or any portion of a roof of a building or on or above the parapet, with characters, letters or illustrations applied thereto and displayed in any manner whatsoever outdoors for the purpose of advertising or to give information regarding or to attract the public to any place, person, public performance, article of merchandise whatsoever;
(79) “Land locked plot” means a plot, which is bounded on all sides by plots of different ownership and is not accessible by a public road;
(80) “Information Technology Industry, IT Services and IT Enabled Services” as defined by the IT Taskforce of Government of India:–
(a) IT Software:- IT Software is defined as any representation of instruction, data, sound or image, including source code and object code, recorded in a machine readable form and capable of being manipulated or providing interactivity to a user, with the means of a computer.
(b) IT Hardware:- IT Hardware covers approximately 150 I.T. products notified by the Government.
(c) IT services and IT Enabled Services.— These include various IT Services and are defined by the IT Task force of the Government of India as follows: “IT Service including IT Enabled Service is defined as any unit that provides services, that result from the use of any IT Software over a Computer System for realizing any value addition;” (81) “Loft” means a residual space above normal floor level without any direct staircase leading to it which may be constructed or adopted for storage purpose complying with the following:–
(a) Width of loft projecting from wall of a habitable room shall not exceed 75 centimeters in which it is constructed. The size of loft over corridor, toilet, water closet compartment and bathroom may be 100% of the area.
(b) Height– The headroom measured from the surface of the floor to any point on the underside of the loft shall not be less than 2.10 mts. The maximum height of the loft shall not be more than 1.50 mts. in case of horizontal floor and such residual space formed by sloping room; (82) “Landscape Architect” means person qualified with a Post Graduate Diploma or Bachelor or Master’s Degree in Landscape Architecture from a recognized Indian or Foreign University. Competence:
The registered Landscape Architect shall be competent to carry out the work related to landscape design for land development/buildings for land areas of 20,000m2 and above. For smaller areas below the limit indicated above, association of a Landscape Architect may also be considered from the point of view of desired landscape design plan in a plot;
(83) “Member Secretary” means a Town Planning Officer appointed by the Government, under Section 20 of the T&CP Act;
(84) “Mezzanine floor” means an intermediate floor between two main floors, not less than 2.20 meters in height from the lower level of the floor and 2.20 meters in height from the intermediate level to the ceiling of the room or hall and having not more than 1/3 of the carpet area of the room in which it is contained and not enclosed on side overlooking the room in which it is contained;
(85) “Municipal Engineer” means the engineer appointed under Section 72 of the Municipalities Act & Corporation Act;
(86) “Municipal Area/Corporation Area” means any area declared as Municipal Area/Corporation areas under the Municipalities Act/Corporation Act;
(87) “Natural Hazard” The probability of occurrence, within a specific period of time in a given area of a potentially damaging natural phenomenon
(88) “Natural Hazard Prone Areas” Areas likely to have moderate to high intensity of earthquake, or cyclonic storm or significant flood flow or inundation, or land slides/mud flows/avalanches or one or more of these hazards; Note: Moderate to very high damage risk zones of earthquakes are as shown in Seismic Zones III, IV and V specified in IS:1893; moderate to very high damage risk zones of cyclones are those areas along the sea coast of India prone to having wind velocities of 39 m/s or more as specified in IS:875 (Part 3;) and flood prone areas in river plains (unprotected and protected) are indicated in the Flood Atlas of India prepared by the Central Water Commission, besides, other areas can be flooded under conditions of heavy intensity rains, inundation in depressions, back flow in drains, inadequate drainage, etc., as identified through local surveys in the development plan of the area and landslide prone areas as identified in the State Disaster Management Plan by Goa State Disaster Management Authority constituted by the Government.
(89) “Non-Structural Component” means those components of buildings which do not contribute to the structural stability such as infill walls in RCC frame buildings, glass panes, claddings, parapet walls, chimneys, etc.;
(90) “Notary Architect or Engineer” means Architect or Engineer empanelled registered and empowered by the Chief Town Planner to issue deemed NOC from planning point of view/Technical clearance under these regulations on behalf of Town and Country Planning Department in approved sub-divided PLOT or a natural PLOT in Settlement Zone of up to 2,000m2 in area; with total contagious coverage on ground not exceeding an area of 250m2, in Non PDA areas in State of Goa and to endorse the plans to the Local Bodies (Municipal Councils or Village Panchayats) for issue of Building license; (91) “Notification” means a notification published in the Government Official Gazette;
(92) “Obnoxious and Hazardous Industry” means an industry which creates nuisance to the surrounding in the form of smell, smoke, gas, dust, air pollution and other unhygienic conditions;
(93) “Occupancy or Use Group” means the principal occupancy for which a building or a part of a building is used or intended to be used; for the purpose of classification of a building according to the occupancy, occupancy shall be deemed to include subsidiary occupancies which are contingent upon it;
(94) “Open Space” means an area forming part of a site left open to the sky and includes the areas reserved as such in a sub-division of land for the purpose of recreation or any other public use permitted under these Regulations;
(a) When used with reference to any land or premises, means,–
(i) a person/persons/institution/society who holds sufficient interest or title in such land or premises by virtue of being the holder of a title deed or a Government/Court order declaring him/them to be the owner, or
(ii) The person who receives the rent of the said land/premises or who would be entitled to receive the rent thereof if the premises were let, and includes–
(1) an agent or trustee who receives such rent on account of the owner,
(2) an agent or trustee who receives the rent of or is entrusted with or concerned for, any premises devoted to any religious or charitable purposes,
(3) a receiver, administrator or manager appointed by any Court of competent jurisdiction, to have the charge of, or to exercise the rights of an owner of the said premises, and
(4) a mortgage in possession.
( b) When used to any animal. Vehicle or Boat includes the person for the time being in charge of the animal, vehicle or boat; (96) “Parking and Parking space” means an area enclosed or unenclosed, open or covered, sufficient in size to park a vehicle. Every parking space shall be accessed/served by a driveway connecting the parking area with the street/road/alley with ingress and egress for the vehicle;
(97) “Plan” means the plans such as Regional Plan, Outline Development Plan, Comprehensive Development Plan, and Zoning Plan, approved by the government under the relevant provisions of any Act or Rules made there under and shall include any plans, schemes approved by the Government;
(98) “Planning and Development Authority” or “PDA” means the Planning and Development Authority constituted under the Town & Country Planning Act, 1974;
(99) “Plinth” means the portion of a structure between the surface of the surrounding ground and the surface of the floor immediately above the ground;
(100) “Plot” means a continuous portion of land held in one ownership;
Note:– Provided that for the purpose of Development Control following shall be considered as plot:–
(i) One Survey no. and one Sub-division, or
(ii) One or more Chalta Nos. under one ownership, or
(iii) One parcel of an approved sub-division plan, or
(iv) One parcel as per the partition ordered by a court, or
(v) One parcel resulting due to sub-division by rights of inheritance, or
(vi) One parcel resulting due to operation of Law by any Govt. scheme, or
(vii) One parcel resulting due to the application of the Mundkar Act, or
(viii) One parcel resulting by amalgamation of more than one plots described above. Note: Structures or portions thereof having separate Chalta Nos. but falling within one plot with common ownership may not require amalgamation.
(a) “Corner plot” means a plot at the junction of two or more streets. Such plots shall be deemed to have as many fronts as there are abutting streets and therefore no rear setback regulation will be applicable.
(b) “Double frontage plot” means a plot having opening on two streets, not adjacent to each other. Rear setback regulation will not apply in such plots also.
(c) “Plot abutting on two or more streets” means, if a plot abuts on two or more streets, the building on such plot shall be deemed to face upon the street that has greater width and this shall be considered as front of the building for the purpose of access and other provisions prescribed in these Regulations. In case of plot abutting on 2 or more streets having the same width portion facing any one of the streets shall be deemed the front of the building. Note:– In case the R/W of the roads, which abut the corner plot, is less than 6.0 m. the plot shall be considered as corner plot only if the set back from the centre line of the said road to the building line is minimum of 6.0m. No relaxation of front set back will be allowed in such cases.
(101) “Private Street” means a street which is not a public street;
(102) “Property” means a landed estate;
(103) “Public street” means any street over which the public has a right of way, levelled, paved, metalled, channeled, severed or repaired out of Municipal or other public funds or under the provisions of relevant Act becomes or is declared a public street, and shall include the roads of a sub-division approved by a competent authority;
(104) “Public place” means any place or building which is open to the use and enjoyment of the public, whether it is actually used or enjoyed by the public or not and whether the entry is regulated by any fees and include any reserve open spaces in any development scheme or not;
(105) “Public building” means the building used or intended to be used either ordinarily or occasionally as a church, chapel, temple, mosque or any other place or worship, college, school, cinema, public hall, public bath, hospital, hotels, restaurants, or lecture rooms or any other place of public assembly;
(106) “Porch” means a projection from face of a wall with a support system and roof sometimes with wall or cantilevered over an entry to building at the lintel or slab level;
(107) “Quality Control” is related to construction quality and to control of variation in the material properties and structural adequacy. In case of concrete, it is the control of accuracy of all operations which affect the consistency and strength of concrete, batching, mixing, transporting, placing, curing and testing;
(108) “Quality Audit” third party quality audit is a requirement for an independent assessment of the quality and seismic or cyclone resistant features of all the high-rise buildings in earthquake zone IV and V and coastal areas of the country. The quality audit report shall consist of conformance or non-conformance of structures with the technical specifications for earthquake and cyclone resistance and to suggest remedies/rectification if any;
(109) “Quality Assurance” means all planned and systematic actions necessary to ensure that the final product i.e. structure or structural elements will perform satisfactorily in service life;
(110) “Ramp” means an inclined way, the gradient of which should not exceed 1:6 in case of motorized traffic and 1:12 in case of pedestrian traffic;
(111) “Rear” as applied to a plot or building means that side which is on the opposite side of the “front”;
(112) “Repairs/Renovations” means any alteration/improvement and maintenance care of any building, which affects only its interior but does not affect materially, the exterior provided that it does not violate the provisions of coverage, right of way, set backs, floor area ratio and height of building as prescribed under these regulations;
Note: The repairs/renovation should not affect the structural stability of the structure.
(113) “Road or Right of way” (R/W), means the right of way of the road or street inclusive of the carriageway, shoulder, drain, footpaths, and shall be measured at right angles to the course of direction of such road or street; Refer Sketch No. 1 Chapter No. 28
Note:– In case of road embankments, the road embankment width should be provided in addition to the prescribed R/W.
(114) “Recharge Well” means a well with filter bed structure built around existing well//abandoned bore well to recharge the ground water with rain water collected from roof tops/terraces or any paved or unpaved surface within the building site after screening through filter beds/mediums for reuse in non-monsoon seasons;
(115) “Retrofitting” means upgrading the strength of an unsafe building by using suitable engineering techniques;
(116) “Row house/terrace house” means houses of similar nature joined together and attached to each other by a common wall/side walls;
(117) “Rules” means the rules made under the relevant Act;
(118) “Scheme” means any scheme/project prepared and approved by the Government under the relevant Act;
(119) Security Cabin means a non residential part of building used by the security staff and includes an enclosure constructed of non-load bearing partitions;
(120) “Semi-detached building” means a building detached on two or three sides;
(121) “Service station” means a place of service of automobiles for their normal operation. This includes dispensing of motor oil, the sale and service of motor tyres, batteries and other accessories and washing and lubricating of automobiles. It does not include body or engine repair work, painting or other major repairs and overhauling of automobiles;
(122) “Setback” or “Set back distance” means the horizontal distance measured from the edge of the plot to the line of the building at each floor level as the case may be; Refer Sketch No. 2 Chapter 28 (123) “Side” as applied to the plot means the boundary line joining the front and the rear boundaries at whatever shape or angle;
(124) “Sloping site” means a site or plot having a gradient of more than 1:10;
(125) “Staircase” means the part of the building containing the stairs and its landing built to enclose only the stairs for the purpose of providing protection from weather and not used for human habitation;
(126) “Stilts” means a portion within a building at any level with at least two fully open sides.
(a) Stilts area of building when used for parking–
(i) The floor height shall not exceed 2.85 meters in case the stilts extend the entire floor.
(ii) All stilted floors at any level should be accessible by adequate ramps and/or mechanical device;
(127) “Storey of a building” means the space between the surface of one floor and the surface of the floor vertically above or below;
(128) “Street” means any road, footpath, square, court-alley or passage, accessible whether permanently or temporarily to the public, whether a thoroughfare or not; and shall include every vacant space, notwithstanding that it may be private property and partly or wholly obstructed by any gate, post, chain, or other barrier, if houses, shops or other buildings abut thereon and if it is used by any person as a means of access to or from any public place or thoroughfare whether such persons be occupiers of such buildings or not, but shall not include any part of such space which the occupier of any such building has a right at all hours to prevent all other persons from using as aforesaid;
(129) “Structural Engineer” means any person with a minimum qualification shall be Graduate in Civil Engineering of recognized Indian or Foreign University or Corporate member of Civil engineering division of Institution of Engineers (India) and with 3 years experience in structural engineering practice with designing and field experience. The 3 years experience shall be relaxed to 2 years in case of Post Graduate degree of recognized Indian or foreign University in the branch of Structural Engineering. In case of Doctorate in Structural Engineering, the experience required would be one year;
The Structural Engineer shall be competent to prepare the structural design plans, calculations and details of all buildings and issuing certificate of supervision and completion of buildings.
(130) “Structure” means same as “Building”;
(131) “Structural Liability Certificate” means a certificate issued by Structural Engineer assuming responsibility for the structural design of the building and shall comply with the relevant BIS Codes;
(132) “Structural Stability Certificate” means a certificate issued by Structural Engineer stating that the building has been constructed as per his design and under his supervision and that the building is stable and fit for occupation and shall comply with the relevant BIS Codes;
(133) “Sub-division of land” means a development by which a plot is fragmented into smaller parts; Note: Easement to dominant lands and involuntary fragmentation by operation of law by any Government Scheme and rights of inheritance within a family and fragmentation/division as per the provisions of Goa, Daman & Diu Mundkars (Prevention from Eviction) Act, 1975 (Goa Act 1 of 1976) shall not come under the scope of this definition.
(134) “Technical officer” means a person appointed by the Government to render technical clearance to designated Corporation/Municipal Council/Village Panchayat for the implementation of these Regulations;
(135) “Temporary Structure” means a structure constructed with material, to last for a specific period and specific purpose, for a limited time after which the structure is to be dismantled;
(136) “Terrace” means a flat part of building on the roof open to sky which may be used as paved sit out/landscaped area;
(137) “Theatre” means a hall used or approved for the use of the public performance of cultural activities or exhibition of films;
(138) “Tower like structure” means structures shall be deemed to be tower-like structures when the height of the tower-like portion is at least twice the height of the broader base at ground level;
(139) “Traditional access” means a pathway used by person/persons through private or public property to gain access to his/their property, which has no other means of access and not more than 2.0 mts.;
(140) “Town Planner” means any person with minimum qualification of a Graduate or Post Graduate Degree/Diploma in Town & Country Planning from a recognized Indian or Foreign University and registered/elected as Associate Member of the Institute of Town Planners of India.
The Town Planner shall be competent to prepare all plans for Land Development/ /Township Plans/Sub-division Plans for land areas of 20,000 m2 and above, calculations and details therein and supervision;
(141) “Town Planning Officer” means an officer of Town and Country Planning Department, designated by Government for the purpose of Act/Rules/Regulation;
(142) “Travel Distance” means the distance to be travelled from any point in a building to a protected escape route, external escape route or final exit;
(143) “Urban Designer” means any person qualified with a Post Graduate Diploma or Master’s Degree in Urban Design or equivalent from a recognized Indian or foreign university.
Competence: The Urban Designer shall be competent to prepare the Township plans/Architectural plans/Land Development plans including sub-division plans, calculations and details of all buildings therein and supervision;
(144) “Verandah” means part of building on ground floor projecting/recessed upto 1.50 meter from the wall; (145) “Village Panchayat” means a Panchayat constituted or deemed to be constituted under the relevant Act; (146) “Village Panchayat Secretary” means the person appointed under the Goa Panchayat Raj Act, 1994 to be the Secretary of the Village Panchayat;
(147) “Watch and Ward premises” means the building or part of building used by the security staff for their shelter/rest;
(148) “Water Closet/Water Closet Compartment” means a water flushed plumbing fixture designed to receive human excrement directly connected to sewage system in the building, also used to designate the room or compartment in which the fixture is placed;
(149) “Zone” means the classification given to various areas depending on its land use, in the development plans prepared by the Planning and Development Authority or Town and Country Planning Department;
(150) “Zoning plan” or “Zoning map” means a part of Regional Plan giving more elaborate zoning details, right of way of roads, etc., duly approved and notified by the Government.
3. Procedure and Requirements for Securing Development Permission, sub-division Permission Lower, Building Permission & Completion Certificate/Occupancy Certificate.—
3.1. Development to be in conformity with relevant Acts, Rules and Regulations there under.— Every development shall conform to the provisions of relevant Acts, Rules and Regulations and appropriate Plan in force and no development shall be carried out without obtaining prior permission in the manner prescribed under these Regulations, from the Competent Authority.
3.2. Requirements for obtaining permission.-
Every applicant seeking development permission/sub-division permission/building permission shall be required to submit the following:—
An application in the format prescribed under the provisions of these Regulations.
APPENDIX A1-PDA - to PDA for Development Permission.
APPENDIX A1-TCP - to Town Planning Department for Technical Clearance. APPENDIX A2 - to Municipal Council for Building License/Permit.
APPENDIX A3 - to Village Panchayat for Building License/Permit.
A questionnaire prescribed under these Regulations at Appendix-B1.
3.2C1. Drawings.— Following drawings shall be submitted alongwith the application:
In case of building operations.—
(a) A Site Plan drawn to a scale of not less than 1.00 cm. to 5.00 m. (1:500) for plots having an area upto 4000 square meters and to a scale not less than 1.00 cm. to 10.00 m. (1:1000) for plots having an area more than 4000 square meters, showing therein:
(i) the boundaries and dimensions of the plot,
(ii) North direction,
(iii) all proposed as well as existing buildings or structures on, over or under the plot or projecting beyond the plot, if any,
(iv) the means of access from the street to the plot, and to the rear of the building, including its width,
(v) road widening line, if any,
(vi) all setbacks/open space to be left around the proposed building/buildings, (vii) distance between buildings on the same plot,
(viii) an Area Statement as per the specimen given in the Appendix-B1,
(ix) all natural features like drains, water bodies and trees. It shall also show the type and number of new trees to be planted,
(x) location of septic tank/soak pit as well as the drainage lines, inspection chambers, etc., and distance from the soak pit to the nearest well,
(xi) location of proposed as well as existing wells,
(xii) location of water sump, if any.
(b) A detailed plan, drawn to scale of 1.00 cm. to 1.00 m. (1:100) or 1.00 cm. to 0.5 m. (1:50), showing the following details:–
(i) Floor plans of all floors, indicating clearly the size and spacing of all framing members and sizes of rooms and the position of staircases, ramps and lift wells. In case of projects having units of repetitive nature, one-unit details shall be drawn to a scale of 1.00 cm. to 1.00 m. (1:100) or 1.00 cm. to 0.5 m. (1:50) and a block plan; elevation and section shall be submitted indicating all units at a scale of 1.00 cm. to 2.00 m. (1:200), giving overall dimensions. In case of building having a floor plate area of more than 500.0 m2 the building plans may be permitted at a scale of 1:200
(ii) Use of all spaces of the building.
(iii) Elevations from all streets, the minimum being one from the front.
(iv) Section/sections at least one being through the staircase.
(v) Roof plan, showing the drainage of rain water from the roof.
(vi) Drawing of septic/soak pit indicating its size and construction details, complying with the requirements of Health Act.
(c) A location plan, not to scale, but with written dimensions/distances, showing nearest prominent landmarks adequate for the Competent Authority to locate the site for inspection.
(d) A parking layout plan drawn to a scale 1.00 cm. to 5.00 m. (1:500), showing the size, exact locations, number of car parks provided as well as the direction of flow and circulation of vehicles. This requirement will not apply for a single family dwelling. For plots less than 2,000 m2 area the parking layout should be submitted in the scale of 1:250.
(e) Plans and sections of areas where cutting or filling, more than 1.50 meters height from the existing ground level, if involved.
(f) A contour plan at 1 m. intervals, in case of sloping sites prepared by a Chartered Surveyor.
(g) In conservation zone, following additional documents shall be submitted:—
(i) Detailed drawing of the relevant external elevation of the building alongwith the elevation of the adjacent buildings.
(ii) Colored post card size photographs of the existing buildings, if any, in the plot and the adjacent buildings on either side.
(iii) Colour scheme of the exterior elevations including the compound walls. 3.2C1. In case of Engineering, Mining, and Quarrying Operations.—
(a) A site plan drawn to scale of not less than 1.00 cm. to 10.00 m.(1:1000) showing therein the boundaries of the site, direction of the North, existing buildings or structures on, over or under the site or projecting beyond the site, all natural features like drains, water bodies and trees, the means of access with its width from the street to the site, and the exact nature of the operations the applicant intends to carry out on the site.
(b) A location plan, not to scale, but with written dimensions/distances, showing prominent landmarks adequate for the Competent Authority to locate the site for inspection.
(c) Plans and sections of areas where cutting or filling, more than 1.50 mts. height from the existing ground level is involved.
(d) A contour plan at 1 m. intervals, in case of sloping sites prepared by a Chartered Surveyor. (e) Permission from Forest Department to cut trees, if applicable. 3.2C2. In case of making of any material change in use of any building.—
(a) A Site Plan drawn to a scale of not less than 1 cm. to 5 m.(1:500) for plots having an area up to 4000m2 and to a scale not less than 1 cm. to 10 m. (1:1000) for plots having an area more than 4000m2, showing therein:
(i) the boundaries and dimensions of the plot,
(ii) North direction,
(iii) all proposed as well as existing buildings or structures on, over or under the plot or projecting beyond the plot, if any,
(iv) the means of access from the street to the plot, and to the rear of the building, including its width.
(b) A detailed plan of the portion of the building with existing uses where the material changes of use is proposed, indicating the exact nature of the change in use.
3.2C3. In case of township/sub-division of land.— In case of township/sub-division, first Provisional approval shall be obtained and then final approval shall be obtained after complying with all the conditions stipulated in the Provisional approval.
For Provisional approval:
(a) A site plan drawn to scale of not less than 1.00 cm. to 5.00 m. (1:500) (or 1:1000 in case of areas beyond 50,000 m2) showing therein
(i) the boundaries and dimensions of the plot,
(ii) direction of the North,
(iii) the means of access from the street to the plot,
(iv) the layout plan of the proposed internal roads, building footprints, open space/spaces and sub-divided plots duly numbered, dimensions and area of each of the sub-divided plots, dimensions and area of open spaces, width of the proposed roads as well as the area served by each road
(v) an Area Statement as per specimen given in Appendix-B1,
(vi) existing buildings or structures on, over or under the plot or projecting beyond the plot, if any,
(vii) all natural features like drains, water bodies and trees,
(viii) cross section of the proposed roads showing the width of drive way, footpath, shoulders and drains and details of materials to be used for construction of roads and drains,
(ix) location, size and cross section of cross drains proposed, if any,
(x) layout and construction details of service duct for infrastructure facilities.
(b) A location plan, not to scale, but with written dimensions/distances, showing prominent landmarks adequate for the Competent Authority to locate the site for inspection.
(c) Plans and sections of areas where cutting or filling, more than 1.50 meters height from the existing ground level is involved.
(d) A contour plan at 1 m. intervals, in case of sloping sites prepared by a Chartered Surveyor. For Final Approval:
(a) A site plan, as executed, drawn to scale of not less than 1.00 cm. to 5.00 m. (1:500) showing therein—
(i) the boundaries and dimensions of the plot,
(ii) direction of the North,
(iii) the means of access from the street to the plot
(iv) the layout plan showing internal roads, building footprints open space/spaces and sub-divided plots duly numbered, dimensions and area of each of the sub-divided plots, dimensions and area of open spaces, width of the roads as well as the area served by each road. All details shall be as executed on site,
(v) an Area Statement as per specimen given in Appendix-B1
(vi) existing buildings or structures on, over or under the site or projecting beyond the plot, if any,
(vii) all natural features like drains, water bodies and trees,
(viii) cross section of the executed roads showing the width of drive way, footpath, shoulders and drains and details of materials used for construction of roads and drains,
(ix) location, size and cross section of cross drains provided, if any,
(x) layout and construction details of service duct for infrastructure facilities.
(b) All NOC’s as stipulated in the Provisional approval.
Note: (i) All drawings shall indicate written dimensions in METRES in case of Site Plan and in CENTIMETRES in case of Detailed Plan.
(ii) All drawings shall be submitted in five sets or as required by the Competent Authority (Distribution- PDA/Town Planning Dept.-2 copies, Council/Village Panchayat-1 copy, Owner-2 copies.).
Following documents shall be submitted alongwith the application:- (a) The right of ownership or interest in the land sufficient to enable the applicant to carry out the intended development supported by the following documents (wherever applicable).
(i) Original Survey plan of the land from the Directorate of Land Survey/City Survey Office. For plots which are result of approved sub-division, a copy of the approved sub-division plan and/or reference number of the said approval from the Competent Authority including Technical Clearance,
(ii) Copy of Index of Land in Form-III/Form-I & XIV of Records of Rights or any forms of City Survey Register,
(iii) Copy of Sale/Gift/Lease/Mortgage deed and/or any other instrument or assignment: Provided that the Competent Authority may, if satisfied with other documents submitted, waive the production of any of these documents
(b) Affidavit from the owner in Appendix-B4, to state that the ownership title document is true and correct.
(c) Certificate from Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer in Appendix-B2, to state that the plans are drawn as per the relevant Acts, Rules, Regulations, Bye-laws and Plan, applicable to the area at the time of submission of the application.
(d) Structural Liability Certificate from Structural Engineer as per Appendix-B3.
(e) Copy of Conversion Sanad under Land Revenue Code if already obtained or alternatively Application for recommendation for Conversion in Appendix-A4, enclosing therein a plan of the area to be converted and location plan (4 copies each).
3.3. Size of Drawings.
All the drawings shall be on drawing sheets/ammonia prints of any of the sizes mentioned below:–
3.4 Standard colour notations to be made in plans.— Every plan, amended plan or completion plan shall be coloured with fixed colours as given in theTable I below
TABLE - I
||Site or Building Plans
||Work proposed to be demolished/removed
||Water supply work
|| Drainage and sewerage work
||Red broken line
||Cutting and Filling
||Red / Yellow
||Access to the building and its rear
3.5 Signing and authentication of plans/documents:
The owner shall be required to sign the following, giving the name in capital letters, temporary and permanent address and telephone No. if any:
(i) Application for permission.
(iii) Building plans/Development plans.
(iv) Structural design and drawings.
(b) Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer.—
The Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer shall be required to sign the following, giving their name, address, and registration number, allotted by the Registering Authority, as per below mentioned provisions:—
(i) Architect - Questionnaire and all buildings excluding bridges and sub-division plans as per competence;
(ii) Town Planner - Questionnaire and all township and sub-division plans as per competence;
(iii) Engineer - Questionnaire, all buildings, sub-division plans, Structural design/ /drawings as per competence;
(iv) Structural Engineer - Questionnaire, all buildings, sub-division plans, Structural design/drawings, structural liability and stability certificates as per competence;
(v) Landscape Architect - Questionnaire and all township and sub-division plans as per competence;
(vi) Urban Designer - Questionnaire and all township and sub-division plans as per competence. The Architect/Engineer/Town Planner/Landscape Architect/Urban Designer shall be registered with the Town and Country Planning Department, who shall be the Registering Authority, in the manner prescribed under these Regulations.
All copies of documents required to be submitted under 3.2D above, shall be duly authenticated by a Notary or Gazetted Officer of a State or Central Government.
3.6. Procedure to obtain the permission.—
3.6.1. Application for permission.
For the purpose of obtaining permission for development/building construction/sub-division of land, under these Regulations, the owner (including Government Department/Semi-Government or Local Authority), shall apply in the manner prescribed below:–
Category I – Areas under jurisdiction of PDA and Municipal Council/Village Panchayat: Step-1. To apply first to PDA for Development Permission as per Appendix-A1-PDA and for obtaining recommendation for conversion of land use under Land Revenue Code (if such recommendation has not been obtained previously) as per Appendix-A4, enclosing therein a minimum of five sets appropriate drawings and one set of documents as specified in Regulations 3.2 to 3.5 above.
Step-2. To apply thereafter to Municipal Council/Village Panchayat for Licence/Permit, as per Appendix-A2 or Appendix-A3, as applicable, enclosing therein the Development Permission Order from PDA as per Appendix-C1 and 3 sets of drawings obtained at Step 1 duly stamped and signed by PDA, and one set of documents specified at Regulation 3.2D.
Category II – Areas under jurisdiction of Town Planning Department and Municipal Council/Village Panchayat.
Step-1. To apply first to Town Planning Department for Technical Clearance as per Appendix-A1-TCP and for recommendation for conversion as per Appendix-A4, enclosing therein a minimum of five sets appropriate drawings and one set of documents as specified in Regulations 3.2 to 3.5 above.
Step-2. To apply thereafter to Municipal Council/Village Panchayat for licence/permit, as per Appendix-A2 or Appendix-A3, as applicable, enclosing therein the Technical Clearance Order as per Appendix-C2 and 3 sets of drawings obtained at Step-1 duly stamped and signed by the Town Planning Officer and one set of documents specified at Regulation 3.2D.
3.6.2. Special provisions.
In addition to the above procedure, special provisions will apply in case of specific areas as under:—
(a) In case the development falls within Coastal Regulatory Zone (CRZ) and Environment Protection Zone (EPZ), prior approval of Coastal Zone Management authority shall be required. - Refer ANNEXURE-I at 27.I.
(b) In case the development falls in declared Conservation/Preservation area, PDA/ /TCPD shall refer the proposal to the Conservation Committee for their opinion before granting/refusing Development Permission/Technical Clearance.
(c) In case of High Rise Buildings, No Objection Certificate from Director of Fire and Emergency Services shall be obtained by the owner before starting the work on site.
(d) NOC’s as applicable shall be obtained by the owner if the development falls within the jurisdiction of specified authorities/departments such as Railways, Airports, Military installations, etc.
(e) Structural Design for any building under the jurisdiction of these regulations structural design/retrofitting shall only be carried out by a Structural Engineer on Record (SER) or Structural Design Agency on Record (SDAR). Proof checking of various
designs/reports shall be carried out by competent authority as per Table-1 wherever applicable. Generally, the structural design of foundations, elements of masonry, timber, plain concrete, reinforced concrete, pre-stressed concrete and structural steel shall conform to the provisions of part VI Structural Design Section –
1 Loads, Section –
2 Foundation, Section –
3 Wood, Section –
4 Masonry, Section –
5 Concrete & Section –
6 Steel of National Building Code of India 2005 (NBC), taking into consideration the Indian Standards as given below:—
For General Structural Safety:—
1. IS: 456:2000 Code of Practice for Plain and Reinforced Concrete.
2. IS: 800-1984 Code of Practice for General Construction in Steel.
3. IS: 801-1975 Code of Practice for Use of Cold Formal Light Gauge Steel.
Structural Members in General Building Construction:—
4. IS 875 (Part 2):1987 Design loads (other than earthquake) for buildings and structures Part 2 Imposed Loads.
5. IS 875 (Part 3):1987 Design loads (other than earthquake) for buildings and structures Part 3 Wind Loads.
6. IS 875 (Part 4):1987 Design loads (other than earthquake) for buildings and structures Part 4 Snow Loads.
7. IS 875 (Part 5):1987 Design loads (other than earthquake) for buildings and structures Part 5 special loads and load combination.
8. IS: 883:1966 “Code of Practice for Design of Structural Timber in Building.
9. IS: 1904:1987 “Code of Practice for Structural Safety of Buildings: Foundation”.
10. IS 1905:1987 “Code of Practice for Structural Safety of Buildings: Masonry Walls.
11. IS 2911 (Part 1): Section 1: 1979 “Code of Practice for Design and Construction of Pile Foundation Section 1 Part 1: Section 2 Based Cast-in-situ Piles
Part 1: Section 3 Driven Precast Concrete Piles Part 1: Section 4 Based precast Concrete Piles
Part 2: Timber Piles
Part 3: Under Reamed Piles
Part 4: Load Test on Piles.
For Cyclone/Wind Storm Protection:— 12. IS 875 (3)-1987 “Code of Practice for Design Loads (other than Earthquake) for Buildings and Structures
Part 3, Wind Loads”. 13. Guidelines (Based on IS 875 (3)-1987) for improving the Cyclonic Resistance of Low rise houses and other building. For Earthquake Protection:—
14. IS: 1893-2002 “Criteria for Earthquake Resistant Design of Structures (Fifth Revision)”.
15. IS: 13920-1993 “Ductile Detailing of Reinforced Concrete Structures subjected to Seismic Forces - Code of Practice”.
16. IS: 4326-1993 “Earthquake Resistant Design and Construction of Buildings - Code of Practice (Second Revision)”.
17. IS: 13828-1993 “Improving Earthquake Resistance of Low Strength Masonry Buildings - Guidelines”.
18. IS: 13827-1993 “Improving Earthquake Resistance of Earthen Buildings Guidelines”.
19. IS: 13935-1993 “Repair and Seismic Strengthening of Buildings Guidelines”. For Protection of Landslide Hazard:—
20. IS 14458 (Part 1): 1998 Guidelines for retaining wall for hill area: Part 1 Selection of type of wall.
21. IS 14458 (Part 2): 1997 Guidelines for retaining wall for hill area: Part 2 Design of retaining/breast walls.
22. IS 14458 (Part 3): 1998 Guidelines for retaining wall for hill area: Part 3 Construction of dry stone walls.
23. IS 14496 (Part 2): 1998 Guidelines for preparation of landslide – Hazard zonation maps in mountainous terrains: Part 2 Macro-zonation. Note: Whenever an Indian Standard including those referred in the National Building Code or the National Building Code is referred, the latest revision of the same shall be followed except specific criteria, if any, mentioned above against that code.
3.7. Grant or Refusal of permission/licence.—
(a) Grant or refusal of the permission/licence shall be governed by the relevant Acts, Rules and Regulations in force.
(b) The Municipal Council/Village Panchayat shall grant Building Licence only after necessary Development Permission/Technical Clearance is granted by PDA/Town Planning Department. No licence shall be granted without such Development Permission/Technical Clearance.
(c) Grant of permission/licence shall be given in the following format:—
(i) PDA Development Permission in APPENDIX-C1.
(ii) Technical Clearance in APPENDIX-C2.
(iii) Municipal Licence as per APPENDIX-C3.
(iv) Panchayat Licence as per APPENDIX-C4.
(d) Refusal of the permission/license shall be given in the following format:–
(i) Refusal of Development Permission by PDA–APPENDIX-C9.
(ii) Refusal of Licence by Municipal Council Village Panchayat–APPENDIX-C11.
3.8. Deviation during development and revocation of permission.—
(a) The holder of any development permission issued under these Regulations shall follow the approved plans and conditions laid down.
(b) In case deviation occurs which, in the opinion of the owner and his Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer, is within the framework of these Regulations, the holder may carry out such deviation and should apply and obtain revised approval, clearly showing such deviation in the plans, as soon as possible or at least at the time of applying for Occupancy Certificate. However, this will not apply to Conservation Zone, where no deviation shall be carried without prior approval of the Conservation Committee.
(c) The Competent Authority may, subject to the provisions of the respective Act, revoke any permission given under these Regulations, if it is found that subsequent deviations that have taken place during development violate any of these Regulations. The Competent Authority may also proceed against the holder of the permission in the manner laid down in the respective Act.
3.9. Duration of Sanction, Notification stages and Occupancy Certificate.—
(a) Permission for Development/Building permit granted under these Regulations shall, subject to the provisions of the Act, be valid initially for a period of three years, and renewable, on submission of a request letter, for a further period of three years at a time.
(b) Where the development permission/building permit is sought to be transferred (alongwith the property), the owner of such property should intimate to the Competent Authority in writing and obtain confirmation to that effect for the purposes of the Act.
(c) The applicant shall inform the Council/Village Panchayat in prescribed form APPENDIX-D1, about the commencement of the work for giving alignment of the building.
3.10. Revocations of development permission.—
The Planning and Development Authority (PDA)/Municipal Council/Village Panchayat may, subject to the provisions of the relevant Act, revoke any development permission/building licence, issued under the provisions of these Regulations, wherever there has been any false statements suppression or any misrepresentation of material facts in the application or plans on which the development permission/building licence was based or non-compliance of provisions.
3.11. Occupancy Certificate.
(a) No building hereafter erected, re-erected or altered materially, shall be occupied in whole or in part, until the issue of Completion Order by Planning and Development Authority (PDA) in whole or in part, as per APPENDIX-C5 or Completion Order by Town and Country Planning Department (TCPD) in whole or in part, as per APPENDIX-C6, as applicable, as well as an Occupancy Certificate by the Municipal Council in whole or in part, as per APPENDIX-C7 or by the Village Panchayat in whole or in part, as per APPENDIX-C8, after making such scrutiny, site inspection and affirming that such a building conforms in all respects the requirements of these Regulations and as per the approved plans and any conditions laid down by the PDA/Council/Village Panchayat on the Development Permission/Building Permit.
(b) Clearance from Directorate of Fire and Emergency Services before issue of Occupancy Certificate shall be required for High Rise Buildings.
(c) A Post Occupancy Audit: The Licencing Authority shall carry out Post Occupancy Audit on a random basis, from time to time for group housing/residential multi dwelling buildings and multistoried buildings but within five years of issue of Occupancy Certificate. The Audit will be checking only the following:
1. Availability of clear circulation space in the building required for movement and parking as shown in the approved plans.
2. Change of use of building & portions thereof, especially the diversion of parking areas shown in the approved plans for any other uses.
Note: On finding any change of use of building or part thereof other than parking, the Licencing Authority shall ensure that the Shop and Establishment lincence or any other trade licence issued in the parking areas is cancelled and the said area is restored for parking purpose only.
The Licencing Authority shall issue notices to the Owner/Developer to remove any misuse of areas of buildings ensure that the circulation space and the stilted parking areas as per the approved plans is made available on site for circulation and parking purposes only.
3.11.1. Application for occupancy certificate.— For the purpose of obtaining Occupancy Certificate under these Regulations, the owner (including Government Department/Semi-Government or Local Authority), shall apply in the manner prescribed below:—
(a) Category I – Areas under jurisdiction of PDA’s and Municipal Council/Village Panchayat. Step-1. To apply first to PDA for Completion Order as per APPENDIX-A5,enclosing therei
(i) Completion Certificate, from the Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer as per APPENDIX-B6 to the effect that the work has been duly supervised by him and is in conformity with the approved plans.
(ii) Structural Stability Certificate as per APPENDIX-B5, from the Structural Engineer to the effect that the structural work has been carried out as per his design and under his supervision and that the building is safe for occupancy. This certificate shall be accompanied by a complete set of structural drawings “as built” for record of PDA.
(iii) Revised drawings showing deviations, if any, carried out during the construction (if applicable). Step-2. To apply thereafter for Occupancy Certificate to Municipal Council or to the Village Panchayat as per APPENDIX-A6, enclosing therein the—
(i) Completion Order from PDA as per APPENDIX-C5 or from TCPD as per APPENDIX-C6, obtained at Step 1
(ii) Completion Certificate from the Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer as per APPENDIX-B6, to the effect that the work has been duly supervised by him and is in conformity with the approved plans.
(iii) Structural Stability Certificate as per APPENDIX-B5, from the Structural Engineer to the effect that the structural work has been carried out as per his design and under his supervision and that the building is safe for occupancy. This certificate shall be accompanied by a complete set of structural drawings “as built” for record of Council/Panchayat.
(iv) Revised drawings showing deviations, if any, carried out during the construction (if applicable).
(b) Category II – Areas under jurisdiction of Town Planning Department and Municipal Council/Village Panchayat. Step-1. To apply first to Town and Country Planning Department for Completion Order as per APPENDIX A5 enclosing therein—
(i) Completion Certificate from the Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer as per APPENDIX B6, to the effect that the work has been duly supervised by him and is in conformity with the approved plans.
(ii) Structural Stability Certificate as per APPENDIX B5, from the Structural Engineer to the effect that the structural work has been carried out as per his design and under his supervision and that the building is safe for occupancy. This certificate shall be accompanied by a complete set of structural drawings “as built” for record of Town Planning Department
(iii) Revised drawings showing deviations, if any, carried out during the construction (if applicable). Step-2. To apply thereafter to Municipal Council/Village Panchayat for Occupancy Certificate as per APPENDIX-A6, enclosing therein the—
(i) Completion Order from TCPD as per APPENDIX-C6, obtained at Step-1.
(ii) Completion Certificate as per APPENDIX-B6 from the Architect/Engineer/ /Structural Engineer/Town Planner/Landscape Architect/Urban Designer to the effect that the work has been duly supervised by him and is in conformity with the approved plans.
(iii) Structural Stability Certificate as per APPENDIX-B5, from the Structural Engineer to the effect that the structural work has been carried out as per his design and under his supervision and that the building is safe for occupancy. This certificate shall be accompanied by complete set of structural drawings “as built” for record of Council/Panchayat.
(iv) Revised drawings showing deviations, if any, carried out during the construction (if applicable).
3.12. Responsibilities of the Owner and Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer.
(a) It shall be the responsibility of the Owner/holder of a development permission/licence to ensure that the development he undertakes is properly supervised by the Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer who has signed the plans for the job and shall be responsible for the execution as per approved plans.
(b) Where the Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer disassociates with the development, he shall be responsible to intimate to the Competent Authority of such decision, in writing. The Competent Authority shall immediately require the Owner to appoint another Architect/ /Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer, who shall then become responsible for the project with effect from the date such appointment is intimated to the Competent Authority, in writing jointly by the Owner and the new appointee.
(c) If the Owner fails to appoint another Architect/Engineer/Structural Engineer/Town /Planner/Landscape Architect/Urban Designer, the Competent Authority shall suspend the permission granted until such time the appointment is made and any work carried out without such appointment shall be considered as not validly undertaken.
4. General Requirements for Development.—
4.1. Development to be in conformity with respective Acts/Rules/Regulations.—
(a) Every development shall conform to the provisions of relevant Acts, Rules and Regulations and appropriate Plan in force and no development shall be carried out without obtaining prior permission from the Competent Authority in the manner prescribed under these Regulations.
(b) Every building operation or sub-division of land shall be subject to the following general regulations, wherever applicable and no land shall be used as a site for development—
(i) If the site is found to be liable to liquefaction by the Goa State Disaster Management Authority under the earthquake intensity of the area, in such case it shall be ensured that the building site is away from such areas and a safe distance as advised by Goa State Disaster Management Authority is followed except where appropriate protection measures are taken.
(ii) If the Goa State Disaster Management Authority finds that the proposed development falls in the area liable to storm surge during cyclone, in such case it shall be ensured that the building site is away from such areas and a safe distance as advised by Goa State Disaster Management Authority is followed except where protection measures are adopted to prevent storm surge damage.
(iii) In hilly terrain, the site plan should include location of landslide prone areas, if any indicated in Goa Disaster Management Plan, on or near the site, in such case it shall be ensured that the building site is away from such areas and a safe distance as advised by Goa State Disaster Management Authority is followed except where protection measures are adopted to prevent landslides.
(iv) The site plan on a sloping site may also include proposals for diversion of the natural flow of water coming from uphill side of the building away from the foundation.
(c) Roof pattern in buildings.— All buildings in residential zone should have sloping roof, flat type roof may be permitted up to a maximum extent of 25% of covered area of the building.
4.2. Means of access to the building within the plot.—
(a) Every person who erects a building shall provide a means of access to such building a clear way of not less than 3.00 mts.
(b) Such pathway shall be kept open to sky and no projection or overhang shall be permitted over it except a canopy or a balcony or a weather board or a chajja erected at least 2.50 metres above the ground level.
(c) Steps, ottas or any raised platforms shall not be permitted in such pathway.
(d) Every such pathway shall be paved, drained and adequately lighted.
(e) Any person who undertakes construction work or a building shall not reduce the width of such pathway to building previously existing below the minimum requirements prescribed under these Regulations.
(f) In case of level differences, the pathway could be in form of steps or ramp from the road level to the entrances of the building. In case of steps, the tread of the step shall not be less than 30 cms. and riser shall not be more than 20 cms. In case of ramp the gradient shall be less than 1:6 for driveway and 1:12 for pathway. In case of steps, adequate parking shall be provided nearby.
(g) Every person who erects a building shall provide a means of access to the rear of such building within the property, a clear way of not less than 4.5 m. in width for non high-rise building and 6.0 m. in width for high rise buildings for entry of fire fighting vehicle. Such means of access is to be maintained free from any obstructions and at no time shall any portion of the building be allowed to project or overhang into the passage below the height of 4.5 m. If arch or covered gate is constructed, it shall have a clear headroom of not less than 5 meters. The requirement of access to the rear is not applicable to two storeys residential building (G+one) in a plot not exceeding 350 m² and 20 m. depth.
(h) The applicant shall indicate upon the site plan required to be furnished by him, the whole area of such means of access by distinguishing in colour and description.
(i) The person who undertakes development of a plot shall not do so as to deprive any other plot of land of its means of access or easement and shall not reduce such means of access to a width less than 3.0 mts. Such access could be through set back areas subject to the condition that no projection shall be permitted within this access. The area of such access shall not be deducted while computing the effective area of the plot.
(j) The applicant shall not at any time erect or cause to permit to be erected or re-erect any building/structure even temporarily, which in any way encroaches or diminishes the area so set apart for the purpose of public or traditional access.
4.3. Restriction on development within line of sight at the road intersections.—
No development including construction of buildings, compound walls, erection of hoarding, etc. shall be permitted within the line of sight, upto 4.5 mts. height from the level of adjoining roads. Any obstruction existing within the line of sight, natural or/and manmade, shall also have to be removed from line before applying for occupancy certificate.
Further, no development shall extend beyond the imaginary line drawn by joining two points on the adjacent edges of the right of ways of the roads at a distance from the point of intersection of the side of thecorner of the effective plot as given in the
(a) In Commercial zone of Municipal areas, the building may be allowed with the side setbacks less than those specified in Table-IV limited to a minimum 1.50 meters provided that no light and ventilation is taken from that side. However, in densely built up existing
4.4. Front, Side and Rear Setbacks:
4.4.1. Front setback.— Every building shall have minimum front setback as per the TABLE-III given below:–
note: Whenever commercial use is proposed in S1 S2 S3 S4, the front setback shall be minimum 5.00 meters if the plot is located on a road of 10 meters and below. In commercial zones, plots which are abutting roads of 10 meters and below shall have 5 meters front setback. 4.4.2. Side and Rear Setbacks.—
(a) In Commercial zone of Municipal areas, the building may be allowed with the side setbacks less than those specified in Table-IV limited to a minimum 1.50 meters provided that no light and ventilation is taken from that side. However, in densely built up existing
areas, where neighbouring building are already touching the boundaries, the building may be allowed to touch the boundary or keep 1.50 meters or less on one or both sides, provided that no light and ventilation is taken from that side.
4.5. Restrictions on development within setbacks.—
The setbacks, as required to be provided under these Regulations, shall be kept permanently open to sky and they shall not be used for stacking materials or loose articles for the purpose of trade or otherwise, nor they shall be used for putting up fixed or movable platforms or advertisement hoarding boards or neon sign boards or for such similar uses. However, plantations/orchards, septic tanks, pump, well, gardening will be permitted in the said setbacks provided no structure shall impede the access and circulation of vehicles.
4.6. Projections within the setbacks.
Following projections shall be allowed within the setbacks provided that there is no obstruction/interference with line of sight or street furniture, fixtures, lighting, access, etc.
(a) Within Front setback—
(i) An un-storeyed porch/canopy/cantilevered stair landing projection, provided that a minimum setback of 2.00 meters is left between the R/W of the road/street and the extreme edge of the canopy, there is a clear distance of 2.50 meters between the ground and the bottom of the porch/canopy/stair landing, and no columns are located within the setback.
(ii) Balconies/verandah, floor projections which are cantilevered and there is a clear distance of 2.50 meters from the bottom of such projections and ground and 2.00 meters setback is left between the R/W of the road/street and such projection.
(b) Within Side and Rear setbacks.— Cantilevered weather board, sun shades, chajjas, balconies, canopies or stair landing projections, provided that they are at a minimum height of 2.50 meters from the ground, and not more than 1.5 m. in depth and not more 1/3rd of the side setback. The minimum height shall be 4.50 meters along the side giving access to the rear. (c) Security cabin of not more than a size of 6.00 square meters of 2.50 meters height provided it does not interfere with line of sight in a corner plot or road junction. Provided the main gate is partially recessed by at least 1.00 meters.
4.7. Further restrictions/relaxations.
(a) For original survey plots, having an area up to 250 sq. meters and frontage upto 13.00 meters, construction may be permitted with side setbacks of 1.50 meters allowing normal light and ventilation, provided the construction is limited to ground and one upper floor only and that no projection shall be permitted except of weather board, sun shades, roof projection or any architectural features not exceeding 30.00 cms.
(b) When the construction is permitted to touch the boundary under clause 4.4.2
(b) in Municipal areas, the said setback shall be provided with a permanent wall/screen or any architectural feature, extending to the boundary, on the face of the building abutting the street, to maintain the continuity of the streetscape. An opening to serve as an emergency access only, may be provided in this wall/screen at the ground floor. This shall be applicable to any plot, irrespective of its size.
4.8. Distance between two buildings.—
(a) The minimum distance between two buildings within the same plot shall not be less than three meters in case no ventilation or light is taken from facing sides.
(b) The minimum distance shall be half the mean height of the two buildings or three meters, whichever is more, in case light and ventilation is taken from facing sides and this
distance shall be measured at point where such light and ventilation is taken. No projections shall be permitted within the minimum distance. 4.9. Courtyard.— The sizes of the Courtyards provided in the development shall conform to the following provisions:–
(a) If light and ventilation is taken to the habitable rooms from a courtyard, then the minimum area of the Courtyard shall be 10.00 m2 and the smallest side shall be determined, as per the Table-IV for side setbacks given at 4.4.2 above.
(b) If light and ventilation is taken to non habitable rooms from a courtyard, then the minimum area of the courtyard shall be 6.25 sq. mts. with the smallest side not less than 2.50 mts. for courtyard having height upto 11.00 mts. The minimum area of the courtyard shall be 9.00 sq. mts. with minimum side of 3.00 mts. for courtyard having height above 11.00mts.
4.10. Regulations regarding development on sloping sites.
(a) When submitting plans for development of a plot which has a gradient of 1:10 or more, the plan should indicate block levels at 5.00 m. centre to centre or alternatively contour plans at 1.00 m. intervals.
(b) Block levels/contour plans are also to be submitted in case plot area exceeds 1000 sq. mts. for building operations.
(c) Block levels/contour plans are also to be submitted in case plot area exceeds 10000 sq. mts. for sub-division of land.
(d) The levels/contours should be drawn with reference to a bench mark clearly indicated on the site plan.
(e) No development shall be permitted if the gradient exceeds 1:4.
(f) The Chartered Surveyor or Civil Engineer shall certify the contour plans and shall be responsible for the accuracy of the said plan.
4.11. Development of Landlocked areas:
Development of any land locked area i.e. area without access or with inadequate access shall be governed by the following regulations:-
(a) If the area is accessible by a traditional access, passing through a property of different owner or is proposed to be made accessible by an access having a width of 3 m. or less, development shall be limited to a ground floor and one upper floor structure with a maximum floor area of 200 m2 to be used for residential use only. Such access shall have to be marked on the site plan.
(b) If the area is proposed to be made accessible by an access having a width of more than 4.50 m. but less than 6 m. development shall be limited to a ground floor and one upper floor structure with a maximum floor area of 350 m2 to be used for residential use only. Such access shall have to be marked on the site plan.
(c) If any area is made accessible by an access through a property of different owner by his voluntary consent, the area used for such access shall not be deducted from the effective area of the plot in which it is provided, for the purpose of coverage and FAR calculations. Provided further that the width of such access is 3 m. or less and has concurrence of the Authority/Council/Panchayat.
(d) In case such an access is not voluntarily made available, then the Authority/ /Council/Panchayat, at the request of the owner of the landlocked property, shall acquire the area of such access based on the micro planning of the area. The width of such access shall not be more than 6.00 meters and shall not render the plot unfit for development. The cost of acquisition of the area alongwith 5% service charges shall be borne by the said owner. The minimum service charges shall be Rupees five thousand or as decided by the Authority from time to time. If due to such acquisition, the owner is not able to develop his property with full benefit of FAR due to other restrictions like coverage, setbacks, etc., the Authority/Council/Panchayat may relax such requirements on individual merit
4.12. Land Acquisition by the Competent Authority.—
(a) The land zoned as P (public, semi public and institutional) and the land zoned as R (parks, playgrounds, recreational) may be acquired by the Competent Authority, to the extent of minimum size of plot specified in the Regulations of the said zones, at the request of the institution for the purpose of allowable development in the said zone.
(b) The land required for development of common facilities/services, such as a crematorium, cemeteries etc., for the uses as permitted in specific zones, may be defined and acquired by the Competent Authority on request of the Institution or local body.
5. Group Housing:
Group of buildings in an effective area of plot more than 4000 m² but less than 20,000 m²:
(a) When a plot, having an area of more than 4000 m2 but less than 20000 m2, is used for construction of group of buildings, an open space, as per the provisions in sub-division regulations (12) shall have to be provided, in addition to the parking requirements. However, for calculating the coverage and FAR, the area of the entire plot, inclusive of the open space, shall be taken as effective plot area.
(b) All the buildings should be provided with a minimum pedestrian access of 3.00 m. and minimum setback of 1.50 mts. on either side of the access shall be applicable.
(c) All parking areas shall be accessible by an internal road having a minimum width of 6.00 meters. If such parking is provided within buildings, then the access to these buildings shall also be 6.00 meters and a setback of 1.00 meter from the road shall be necessary.
(d) A road of 6.00 m width shall be extended to the rear of the plot or adjoining plot, in case the same is without an access. The general regulations regarding the road setbacks would not be applicable.
(e) Commercial use will be permitted as per the provisions of Regulation 6.A.1.
(f) In case of plots exceeding 20,000 m² in area, the same shall have to be subdivided into plots of 20,000 m² or less by providing access roads, as per sub-division regulations and each such plot shall be subject to the above regulations 5 (a) to (d) above.
(g) No part of building shall be allowed to be projected over the road/access including balcony. Note: In case of high rise building the regulations applicable for fire safety shall be adhered to.
6. Zoning Regulations and use provisions.—
To regulate the development in terms of FAR, coverage, use of building, height of building, and other zoning regulations, and the use of the plot within the zone/use designated in—
(a) Regional plan of Goa.
(b) Development Plans (Notified).
(c) Development Plan of Withdrawn Notified Areas. (d) Part-Regional Plan/Zoning Plans/Town Planning Scheme or any other plan prepared for development control as the case may be.
6.1.1. The following Regulations shall be applicable in the respective zones.—
(a) Regional Plan for Goa – The Settlement zone area means which could be brought under development for various uses and the compatibility of the said uses/zones within the Settlement Zone are as given inTABLE-V below:—
(excluding areas as per Plans at ii, iii, iv above)
for provisions of Zoning Regulations
|Public Utilities and Services
*or as per the classification of settlements done in Regional Plan 2021. Any other provisions, the interpretation of which is not clear, the same shall be referred to the Chief Town Planner/Member Secretary, Town and Country Planning Board of Government of Goa and interpretation given by TCP Board shall be treated as final and shall form part of these Regulations.
(b) Development Plans (ODP/CDP - Notified) - for the notified Outline Development Plan, for the respective planning areas; these Regulations shall be applicable in toto.
(c) Development Plan of Withdrawn Notified Areas - These are the areas for which Outline Development Plan was prepared, since they were part of Planning and Development Authorities areas. As the planning areas were de-notified (reduced) and as per Government decision the Outline Development Plan prepared remained in force. Therefore, these Regulations applicable to the notified areas shall also be applicable for these areas as per the earlier notified Outline Development Plan.
(d) Part-Regional Plan/Zoning Plan/Town Planning Scheme – For the zoning plan/regional plan/town planning scheme and any other plans prepared and in force, the use provisions in those plan areas will be as per TABLE-VI below:
|Zoning Plan/Part Regional Plan/
/Town Planning Scheme
|Zones for provisions of Zoning Regulations
Provided, that if any person intends to develop land in Goa that is not specifically zoned or marked for specific use, or is according to the applicant wrongly designated, the relevant Competent Authority under the Act shall, after giving opportunity to the aggrieved person/persons to present their view point, refer the matter to the Government and the Government may, subject to the provisions of the relevant Act, Rules and Regulations, permit such development, subject to conditions as may be directed to be imposed.
6A. Regular Zones.—
6A.1. Land use zones.— In these regulations, the land use shall be as per TABLE-VII given below, for the zones marked in the Regional Plan/Outline Development Plan/Sub-Regional Plan/Zoning Plan/Town Planning Scheme.
||Rural Central Commercial
||Rural Local Commercial
|V Transport, Warehousing & Communication
|VI Parks, Playgrounds, Recreational
VIII Natural Reserve
Notes:– (1) In case of C1, C2, C3 and C4, residential use shall be permitted on upper floors and ground floor above stilts only and shall be restricted to only 5 % of the total floor area.
(2) IT/ITES shall be allowed in S1 to S4, C1 to C4, I 1 to I 3 and P zones and on all plots/premises fronting on roads having width more than 10 meter with a maximum FAR of 150.
(3) In IT Parks established by Department of Information Technology, Government of Goa, IT/ITES shall be allowed on all plots/premises fronting on roads having width more than 10 meter with a maximum FAR of 150.
(4) In Public/Semi Public/Institutional Use, Zone P building shall be allowed with FAR of 100 on all plots fronting roads having width less than 8 meter, on roads having width of more than 8 meter the FAR shall be 125. The maximum height of building in Zone P shall be 16 meters. Note:– In special cases with the approval of T&CP Board and approval of the Government the maximum FAR of 150 could be permitted on case to case basis. (5) Any changes/interpretation regarding land use in various zones given by the Town and Country Planning Board from time to time shall be read as part of these Regulations. 6A.2. Provisions governing the uses.—
6A.2.1. Uses prohibited: (Except those permitted with restrictions).—
(a) Zones S1, S2, S3, & S4: Wholesale trade, warehousing, all kind of industries, gas works, fabrication and assembly workshops, scrap yards, transport agencies, go-downs, automobile workshops
(b) Zones C1, C2, C3, & C4: Extensive heavy and noxious industries and gas works.
(c) Zones I-1, I-2 & I-3: ( a) I-1: Extensive, heavy and noxious industries.
( b) I-2: Noxious and hazardous industries.
( c) I-3: All uses other than industries with exception of those permitted with restrictions.
( d) Zone P: All kinds of industries, wholesale trade, warehousing, storage provided the land is not owned by the Government.
( e) Zone T: Theatres, Auditorium, Cultural and religious institutions, heavy, noxious & hazardous industries, sports stadia, crematoria, cemeteries, burial grounds and other uses permitted under other zones.
(f) Zone R: All uses permitted under other zones. ( g) Zone A1 & A2: All uses other than agriculture, horticulture, farming and allied operations.
( h) Zone F: All uses prohibited in the basic zone, since this is a superimposed zone. 6A.3. Uses permitted.— All uses which are not specifically prohibited or not covered in the category of uses with restrictions as per regulation above shall be permitted.
6A.3.1. Uses permitted with certain restrictions.
(a) Zone S1, S2, S3, & S4:
(i) Uses such as retail trade, banks, post offices, administrative offices, tailoring shops, laundry, hair cutting saloons, beauty saloons, IT/ITES, establishments, kindergarten/ /crèche abutting on main street and professional offices including IT/ITES shall be permitted only on the ground floor as auxiliary to the main use: Provided, the total covered area occupied for such uses, does not exceed 25% of permissible covered area if the property derives access from 6.00 m. road and the same does not exceed 50% of the permissible covered area if the property derives access from a road 8.0 m. wide or more. The front setback in both cases shall be 5.00 m. Further, if more than one building is proposed, then all the permissible area for commercial use as above, may be located either in one building or more than one buildings, as desired by the owner.
(ii) In addition to the above, use of personal residence to the extent of 10% of the carpet area of the residence could be allowed to be used as professional office including IT/ITES shall be allowed on all plots/premises fronting on roads having width more than 10 meter.
(iii) Rice and flour mill shall be permitted on ground floor only, with no floor above, not occupying an area in excess of 25 m2 and not employing more than 5 persons, is driven electrically and the motor capacity does not exceed 15 H.P.
(iv) Bakeries on ground floor, not occupying an area in excess of 75 M2 and not employing more than 9 persons, if the power requirement does not exceed 4KW, where only electrical equipment is used and additional heating load upto 12KW is permitted.
(v) In case of group housing the commercial use may be allowed in one or more buildings on upper floors restricted to 10% of floor area allowable commercial area. (b) Zone S1, S2, S3, S4 & C1, C2, C3, C4:
Nursing Homes/Hospitals or Doctor’s Clinic with in patient wards, cultural, educational and religious institutions as main use and their administrative offices in the entire building:
Provided that the plots have an area of more than 300 m2 with a frontage of 15.00 m.: and.
Provided further that the plots should be accessible by a road having a minimum width of 8.00 m. and minimum front setback of 5.00 m. is maintained.
(c) Zone S1, S2, S3, S4 & C1, C2, C3, C4:
Bus terminals, parking yards, cinemas, burial grounds, helipads, hotel/boarding houses, hospitals, swimming pools, gymnasiums, sports complexes: Provided that the plots have an area of more than 500 m² with frontage of 20.00 m,: Provided further that the plots shall be accessible by a road having a minimum width of 8.00 m. and a minimum front setback of 5.00 m. is maintained.
(d) Zone C1, C2, C3, C4:
Service workshops, service industries, and light industries, only as auxiliary to main use. Residential use of building only as auxiliary to the main use, upto the extent of 5% of the permissible floor area ratio (FAR).
(e) Zone I-1, I-2, I-3:
Residences for staff, administrative office, canteens, medical centers, banks, convenience shopping, only as auxiliary to the main use, upto the extent of 15% of the permissible floor area ratio (FAR).
(f) Zone P:
Canteen, banks, convenience shopping and Staff residences, only as auxiliary to the main use, to the maximum extent of 25% of permissible Floor Area Ratio (F.A.R.), provided the land does not belong to Government.
(g) Zone T:
Boarding houses, restaurants, professional offices, residences for watch and ward and utility services, retail trade, only as auxiliary to the main use, to the maximum extent of 25% of permissible Floor Area Ratio (FAR).
(h) Zone R:
Restaurants, public utilities incidental to main use, room for watch and ward, only as auxiliary to the main use, to the maximum extent of 5% of the effective area of the plot, PROVIDED that the structures are single storied only.
(i) Zone A1 & A2:
Roads and sub-division of lands for agricultural purposes only subject to specific restrictions in the regulations for sub-division of land (PART V). Uses ancillary to agriculture such as irrigation, land reclamation, pump and other electrical installations, bio-gas plants, farm houses, poultry, dairy.
Note: (applicable to all zones)
(1) The development charges will be as applicable to the Zone or to the use whichever is higher.
(2) Development charges shall be applicable for the mezzanine floors also.
6A.4. Regulations applicable to various zones.—
The minimum width of access, the permissible coverage, F.A.R., and the maximum height, shall be regulated by the standards given in the TABLE-VIII below:—
|ZONE Min. width of
Please see Notes: Item No. 9 below.
|TRAFFIC & TRANSPORTATION:
|PUBLIC (INSTITUTIONAL & GOVERNMENT)
|RESIDENTIAL (ODP/Zoning Plan)
Notes: (1) C-1* zones shall be restricted to Central Business District (CBD) areas of Municipal Council/Corporation areas of Panaji, Margao, Mormugao, Mapusa and Ponda only. ODP’s shall demarcate such areas in the plans.
(2) Wherever commercial use is proposed in Zones S1, S2, S3, & S4, the minimum front setback stipulated shall be 5.00 m.
(3) In Industrial Zones, the maximum height shall be relaxed as per the processing requirements.
(4) Farm houses within A1 and A2 zones shall be permitted, provided these lands are not classified as “Rice” (Paddy field) in Survey Records and “Forest” under Forest Act.
(5) In zones where the coverage is specified as 40%, the same may be relaxed to 50% if the construction is restricted to ground and one upper floor only.
(6) Wherein basement is not provided 50% of the covered area in buildings falling in zones C1 and C2 have to be compulsorily reserved for parking on stilts.
(7) In case prescribed parking area is provided on the plot itself, Compulsion of Stilt/Basement should not be insisted upon.
(8) Wherever construction of basement is possible beyond the ground floor coverage, for parking purpose, additional basement area extending beyond the ground floor coverage may be permitted, which shall not be considered in coverage calculation.
(9) In case of areas falling within CRZ shall be strictly governed as per CRZ Regulations in force.
(10) In the Settlement Zone in Regional Plan, the normal uses permitted are Residential and its complimentary uses, Commercial and its complimentary uses, Recreational, Public utilities and Services only. Any other uses may be permitted on special grounds by the Government on merit of each case.
(11) In case of special commercial the clear space of the 5 mts. shall be left all around the building. In case of a building with dead wall on one side a clear way of 5 mts. shall be kept and the clear height of 4.5 mts.
(12) In all buildings only one stilt floor either on the ground floor or on the first floor shall be counted free for FAR purpose.
(13) All the areas outside the ODP (Outline Development Plan) shall conform to the classification of settlements as approved in the finally notified Regional Plan for Goa 2021.
(14) In IT Parks established by Department of Information Technology, Government of Goa, IT/ITES shall be allowed on all plots/premises abutting on roads of more than 10 meter with a maximum FAR of 150.
(15) In Zone P building shall be allowed with FAR of 100 on all plots fronting roads having width less than 8 meter, however on roads having width of more than 8 meter the FAR shall be 125. The maximum height of building in Zone P shall be 16 meters.
Note: In special cases with the concurrence of the Town and Country Planning Board and approval of the Government the maximum FAR of 150 could be permitted on case to case basis.
6A.5. Calculations of Building Height.—
Height of the Building” means the vertical distance measured from the top of the plinth of the building not exceeding 0.90 meters from the adjoining road level to the top of the finished level of the top most roof slab in case of flat roofs and to the eaves level of the top most roof slab in case of sloping roofs. Calculation of building heights in different geographical conditions are detailed hereunder:—
(a) In case of flat land, height of the building shall be measured vertically from top of the plinth level to the top most part of the slab of top most floor in case of flat roof.
(i) If the building is provided with the stilts at the ground level, the height shall be measured from top of the stilt floor.
(ii) If the building has partly stilt and partly covered, then it shall be treated as building with varying heights and shall be measured from top of the stilt where stilt is provided and adjoining grounds/roads level where ground floor is covered, provided further that, if stilt area exceeds 75% of plinth area of such building, total building may be treated as on stilts.
(b) In case of pitched/sloping roofs, the height of the building shall be measured up to the point where external surface of the outer wall intersects the finished surface of sloping roof.
(c) Architectural features serving no other function except that of decoration shall be excluded for the purpose of measuring building heights. The height of the building shall be taken upto the terrace level for the purpose of fire safety requirements. Elevated water tanks, stair cabins, lift cabins and other features serving no other purpose except that of decorations and/or services such as water supply, air-conditioning, dish antennae, tower for cellular telephone service, solar heaters etc., shall be excluded while determining the total height of the building, provided that the additional height referred herein does not exceed 7.50 meters above top most level.
(d) In case of buildings on different levels (slopes upto 25%), the building shall be treated as having different plinths, provided that, if the lower part of the building is provided with stilts to maintain the floor level, then the top of such stilts shall be treated as plinth level.
(e) In case of plot/building on slope having only one access from lower portion of the plot, the average level of the highest level and lowest level of the plot shall be considered as the plinth height for the purpose of calculating building height.
(f) In case of plot building having only one access/road from higher part of the slope, such road level shall be treated as adjoining ground level for the purpose of calculating height of such building.
(g) In case of plot building having two or more access/road, then the owner shall have the right to have buildings with varying heights measured at each level from the adjoining road/ground level, provided such building does not fall under the categories of (e), (f) and (g) above. Note:– (1) In case of sloping site, the height of the plinth should not exceed 1.50 meters.
(2) In case of building on stilts or buildings with basements, the height of the buildings shall be measured from the top of the stilts/basement.
6B. SPECIAL ZONES:
6B.1. Conservation Zone (F)—
6B.1.1. General Regulations.—
(a) All cases dealing with any development/ /re-development/repairs/demolition falling within Conservation Zone, designated as such, in any Plan in force, shall be referred to the Conservation Committee by the concerned Planning and Development Authorities/Town and Country Planning Dept. The decision of the Conservation Committee shall be binding on the Planning and Development Authorities/Town and Country Planning Dept.
(b) Prior permission for the demolition of any such structure, repairs of facades/of compound walls, change in colour or any other changes in the external appearance of a building or structure, shall be obtained from the Planning and Development Authorities/Town and Country Planning Dept. who shall grant/refuse permission after reference to the Conservation Committee.
(c) A Completion Order shall be necessary from the PDA/TCPD, who shall grant/refuse the Completion Order after reference to the Conservation Committee.
6B.1.2. Uses Permitted (ZONE-F).—
(a) The existing uses have to be preserved in all its respects and which is in harmony with the surrounding buildings/areas. Maintenance to the existing buildings and alterations to the facades, which have no aesthetical value or are in a totally dilapidated and weak condition, may be allowed, provided these are matching with the adjoining structure
(b) (i) Uses prescribed in the respective use zone will be permitted subject to the regulation mentioned below. (ii) The existing use found compatible may be allowed to continue.
In settlement areas, shops dealing with household needs and a provision store may be allowed, provided they occupy less than 25% of front facades. However where traditional trades like goldsmiths, crafts, etc., are being followed the same may be allowed to continue, provided they do not constitute any nuisance to the neighbourhood.
6B.1.3. Uses Prohibited (ZONE-F).—
All other uses, not specified under uses permitted in the respective zone, are prohibited. Further no commercial activities will be permitted in settlement zone except the uses permitted above. 6B.1.4. Preservation Area.— (a) In preservation area no new development shall be permitted, except repair work for maintenance of the existing structure and uses therein. The repair works shall be carried out only after obtaining written permission from the Competent Authority.
(b) No demolition of any structure or/development of any kind shall be carried out without the prior permission of the Competent Authority.
6B.1.5. Relaxations.— Relaxation shall be granted where the existing building/front part of the building/front façade is being maintained for conservation reasons. The Conservation Committee shall have power to relax the following regulations in conservation areas upto the maximum limits given below, based on the physical verification and environmental considerations. Setbacks:
(a) Front setback may be relaxed in case where it is desirable to maintain the streetscape and old facades are to be retained. However in case of buildings located at intersections and junctions, the desirable minimum setback upto 3.00 meters will be applicable.
(b) Side setbacks - Where existing building have setback less than permissible, relaxation may be allowed, based on existing conditions, subject to a minimum of 1.50 meters. However side setbacks may be relaxed if the building is taken upto the boundary, provided blank walls are not visible from the road. For plots with a frontage upto 10.00 meters side setbacks of minimum 1.50 meters shall be permitted, provided that the F.A.R. is restricted to 100.
(c) Rear setback - Minimum rear setback of 3.00 meters shall be permitted for structures upto Ground + one (7.60 mts.). In case of additional floors in step formation within the stipulated F.A.R., an angle of 63 1/3 degrees from the rear boundary shall be maintained.
6B.1.6. Other regulations.—
(a) Access to rear: The height of the access to the rear may be relaxed upto 3.0 mts. and width to the extent of 2.5 mts. wherever required from aesthetic consideration.
(b) Size of chowk/internal courtyard: In case of building with width of 10 mts. or less the internal courtyard for light and ventilation may be permitted of minimum size of 2.0 mts. x 2.5 mts. for single storeyed structures and 2.5 x 3.0 mts. for two storeyed structures.
(c) Shop openings: Where shops are permitted, their external openings shall be rectangular or arched. In both cases, no rolling shutters shall be used for such openings instead shutters shall be hinged/folding type.
(d) Roof form: A sloping roof with Mangalore type tiles roof with an angle of 20 degrees to 30 degrees shall be provided. However, a portion of flat roof not exceeding 25% of area may be allowed.
(e) R.C.C. chajjas, weather protection boards: Straight R.C.C., chajjas should be avoided as far as possible and sloping chajjas provided instead. They shall be covered with tiles.
(f) Cantilever projection: Cantilevered floor projections on upper floors shall not be permitted with the exception of balconies, of open type with light railing.
(g) Overhead water tanks: Overhead water tanks should be as far as possible be located at the rear and be less obstructive. Alternatively they may be provided within a sloping roof.
(h) Land use restrictions: In settlement areas no commercial, service industrial or other industrial activities shall be permitted. However commercial activities in the form of shops dealing only in household needs like provisions, groceries, laundries, etc., and also professional offices may be permitted to the extent of ¼ (one quarter) of the frontage and 1/10 (one tenth) of the coverage. Also where traditional trades like goldsmiths, crafts, etc., are being practiced in the area, the same may be permitted to continue.
(i) Repairs: Major repairs and internal modifications may be permitted maintaining the existing coverage and F.A.R. even if the same exceeds the permissible limit.
(j) Stepped formation: Where a completely new development is being proposed or extra floors are being added to the existing building, then each upper floor shall be setback along its front by a minimum of 2.50 m. from the immediate floor below. This rule may be relaxed if it is necessary to maintain the height of the existing building line along a street.
6B.1.7. Procedure for obtaining permission for renovations/repairs/re-construction/new development Conservation Zone.—
(a) Application for development shall be submitted to the Competent Authority as per the normal procedure stipulated in these Regulations.
(b) The Competent Authority shall, before granting Development Permission/Technical Clearance, refer the proposal to the Conservation Committee and obtain its opinion. Development permission/Technical clearance shall be granted only if the proposal has been consented to by the Conservation Committee.
(c) All applications for development in Conservation Committee shall be accompanied by the following drawings/documents in addition to the ones prescribed in general regulations:-
(i) Detailed drawings of the proposed external elevations of the building and type of compound wall – 2 copies.
(ii) Coloured postcard size photographs of the existing building, if any on the plot and the adjacent buildings on either side – 2 sets.
(iii) Colour scheme of the exterior elevations including compound walls.
The design of buildings/structures in the Conservation area shall be prepared keeping in mind the total built up surroundings of the area and the immediate neighbouring buildings, so as to maintain the character of the area.
Following guidelines may be followed:—
(a) The existing skyline and roofing patterns/formation shall be generally followed, in order to maintain conformity with the precincts/adjacent buildings.
(b) The existing landform, alongwith any vegetation or landscape features, which lend character to certain area, should not be drastically or materially altered.
(c) External elevation features, including motifs, eaves boards, balustrades, pillars and cornices and compound walls could be discretely used, so as to integrate the new development/redevelopment with the existing façade and streetscape in general.
Regulations applicable to Conservation areas Panaji Conservation Areas
|Area of plot
||Maximum permissible coverage
||Maximum permissible FAR
||Maximum height in meters
|Commercial Zone Plot below 300 m2
Plot between 301 to
|An additional floor could be allowed in special cases in stepped formation not exceed-ing a total
height of 15.00 meters
|Plot above 1001 m2 Settlement Zone
|Plot below 300 m2
||An additional floor could be allowed in special cases in stepped forma- tion not exceeding a total height of
|Plot above 301 m2
|Plot below 500 m2
|Plot above 501 to m2
Note: In cases of existing 100% coverage, additional FAR totalling to max of 200 FAR could be considered and granted by the Conservation Committee on case to case basis in Commercial Conservation Zone in Panaji. Regulations applicable to Conservation Areas Margao Conservation Areas
|Type of Area
||Area of plot
||Maximum Maximum permissible permissible
||Maximum height in
||G+2 upper floors (9 m to eaves, 10.50 overall)
||As in Central Commercial Zone
||Building may be fully utilized for commercial use
||G+1 upper floor (8 m to eaves,
|As in Settlement Zone
||Building may be fully utilized for commercial use.
||G+1 upper floors (7.60 m to eaves)
||As in Settlement Zone
||Building may be utilized for residential use.
No other uses shall be permitted.
||G+2 upper floors
||As in Settlement Zone
||Building may be utilized for educational religious, social service or
(a) Central commercial areas are along Rua Abade Faria from Gomantak Niketan Hall to ABC Club branch road. In cases of existing 100% coverage, additional FAR totalling to max 100 FAR could be considered and granted by the Conservation Committee on case to case basis in Commercial Conservation Zone in Margao.
( b) Local commercial area is the Old Market area from traffic circle to the garden in front of the Judicial Court Bldg. (Old Gaol).
( c) Institutional area is the area of the Holy Spirit Church bounded by roads on all four sides but excluding the Church square.
( d) All the other areas are settlements.
6B. 2. Archaeological sites:
( A) Any development of Protected Monuments and within areas up to minimum 300.00 meters from the Protected Monuments or as notified under Ancient Monuments and Archaeological Sites and Remains Act, 1958 (Central Act No. 24 of 1958), as amended from time to time, shall require N.O.C. from The Director General, Archaeological Survey of India, New Delhi or any Authority constituted under the Central Act. An application has to be made with all documents as prescribed by the Authority for obtaining the NOC which is a pre-requisite before for making an application for development permission/licence under these regulations.
(A) LIST OF PROTECTED MONUMENTS OF ASI, GOA CIRCLE, GOA: As notified from time to time under the Central Act
(B) Any development of Protected Monuments and within areas up to 100 mts. from the Protected Monuments as notified under Goa, Daman & Diu Ancient Monuments and Archaeological Sites and Remains Act, 1978 (Goa Act 1 of 1979) or as amended from time to time shall require N.O.C. from the Director of Archives and Archaeology, Panaji, Goa or any Authority constituted under the State Act. An application has to be made with all documents as prescribed by the authority for obtaining the NOC which is a pre-requisite before making an application for development permission/licence under these regulations.
List of protected monuments under the Director of Archives and Archaeology, Panaji, Goa: As notified from time to time under the State Act
|Name of Monument/Site
||Sub divison/ /Chalta No.
||Ownership of the Monument/ /Site
|1. Ruins of Bhramapuri
|2. Chapel of St. Xavier
|3. Chapel of Our Lady of Monte
|4. Convent of St. Monica and Chapel
|5. Ruins of College of St. Populo
|6. Church of St. Peter
|7. Casa do Polvora
|8. Fort Nanora
|9. Site of the Temple of Saptakoteshwar
|10. Chapel of St. Jeronimus
|11. British Cemetery at Dona Paula
4Ch No. 1,2,3Ch No.
|PTS No. 182PTS No. 11PTS No. 189
|12. The Site of Fortress of St. Estevam
|13. Site where the ancient image of Buddha was discovered at Colvale
|14. Fortress of Colvale
|15. Reis Magos Fort
||1 & 2
|16. Church of Reis Magos
||B,6,7 & 8
|17. Chapora Fort
|18. The Fortress of Khorjuve
|1 to 21
|19. Caves at Narora
|20Temple of Saptakoteshwar
||1 to 39
|21Site of Gujir
||75 & 76
|22Fort of Sanquelim
||41 & 44
|24The Cave of Sidhanath at Tar Surla
|25The Mosque and Tank at Tar Surla
|26Site of Ruins of Manguesh temple
||1 & 2
|27Site of Ruins of Shantadurga Temple
|28Site – Ruins of Ramnath Temple
|29Ruins including Tank of the Temple of Mahalasa
||38 & 39
|30Gate of Rachol Fortress
|31Caves of Aquem
|32Frontispices of Sancoale Church
|33The Fort of Marmagoa
||PTS No. 7
||Ch No. 13
|34The Site of Kaivailya Math at Consua
|35Shri Chandranath Temple
|36Site of Rock Carvings of Kazur
|37Cabo de Rama Fort
|38Caves at Rivona
|39Site of Rock Carving at Pansaimal
|Including all sub- divisions
|40The Cave at Shigao
|41The Site of Narayandev at Vichundre
||2,4,8 & 10
|42Caves at Khandepar
|43Cave at Ishwarbhat
|44Cave at Mangueshi
|45Shri Naguesh Temple
||1 & 2
|46Shri Kamakshi Temple
|47Shri Sapatakoteshwar Temple
|48Shri Mahadev Temple
|49Ruins of Jaina Basti
||1,2,3 & 4
|50Fort of Alorna
|51Fort of Terekhol
(C) List of Buildings and Sites of Historic and Aesthetic Importance in State of Goa to be notified under these regulations Note: Surveyed and listed by the Conservation Study Committee constituted by Government vide an order No. 4/64/82-LAWD dated 21-1-1984, the preservation of which would be desirable and listed for Conservation as Annexure VIII c in the Draft Regional Plan for Goa 2021 notified u/s 15 of the Goa Town & Country Planning Act, 1974 and further as listed and graded for conservation/preservation as Heritage building/site by the Competent Authority.
I. BARDEZ TALUKA Churches and Temples:
1. St. Thomas Church, Aldona
2. St. Micheal’s Church, Anjuna
3. St. Anthony’s Church, Vagator
4. Temple at Arpora
5. St. Cajetan’s Church, Assagao
6. St. Clare’s Church, Assonora
7. Church of Our Lady of Miracles, Badem
8. St. Cajetan’s Church, Bastora
9. St. Alex’s Church, Calangute
10. St. Sebastian’s Church, Calvim
11. St. Rita of Cassia Church, Camorlim
12. Our Lady of Hope Church, Candolim
13. St. Francis of Assisi Church, Colvale
14. Ram Mandir, Colvale
15. Our Lady of Fight Church, Cunchelim
16. St. Diogo’s Church, Guirim
17. St. Jerome Church, Mapusa
18. Hanuman Temple, Mapusa
19. Our Lady of Immaculate Conception Church, Moira 20. Bom Jesus Church, Nachinola
21. Holy Spirit Church, Nagoa
22. Our Lady of Remedios, Nerul
23. Shantadurga Temple, Reis Magos
24. Our Lady of Sea, Oxel
25. St. Anne’s Church, Parra
26. Our Lady of Penha de Franca Church, Penha de Franca
27. St. John the Baptist Church, Pilerne
28. Our Lady of Mae de Deus Church, Pompurba
29. Reis Magos Church, Reis Magos 30. Maruti Mandir, Reis Magos
31. Our Lady of Victory Church, Revora
32. Hanuman Temple, Revora
33. Our Lady the Mother of God Church, Saligao
34. Saviour of the World Church, Salvador da Mundo
35. St. Lawrence Church, Sinquerim
36. St. Anthony’s Church, Siolim
37. Our Lady of Consolation of the Persecuted Church, Tropa, Siolim
38. Kalika Temple, Siolim
39. Jai Bhavani Temple, Siolim
40. Our Lady of Succour Church, Socorro
41. St. Anne’s Church, Bodiem, Tivim
42. St. Christopher’s Church, Tivim
43. St. Elizabeth’s Church, Ucassiam
1. Mr. Auspico Rodrigues, Aldona
2. Mr. Fernando Rebelo, Anjuna
3. Mr. Joe Albuquerque, Anjuna
4. Mr. Joao Xavier Pinto, Anjuna
5. Mr. Sertorio Frias, Arpora
6. Mr. Alexio Gomes, Calangute
7. Mr. Miguel Mascarenhas, Baga, Calangute
8. Dr. Alexio Proenca, Calangute
9. Mr. Matias Lemos, Candolim 10. Dr. Gustavo Monteiro, Candolim 11. Dr. Jose Frias Costa, Candolim 12. Mr. Pedrinho Gonsalves, Guirim 13. Mr. Mario Frias Pinto, Socorro
Chapels: 1. Our Lady of Good Success, Candolim 2. Our Lady of Candelaria, Pilerne
Sites, Forts and Monuments:
1. Fortress of Corjuem, Aldona
2. Fort of Chapora, Anjuna
3. Site of Colvale Fort, Colvale
4. Spring at Pompurba, Pomburpa
5. Spring at Cunchelim, Mapusa
6. Ranechem Juem, Revora
7. Aguada Fort, Sinquerim
8. Reis Magos Fort, Reis Magos
1. Asilo, Candolim
2. Asilo, Mapusa
3. Administracao das Communidades of Bardez, Mapusa
4. St. Mary’s High School, Mapusa
5. Civil Court, Mapusa
II. BICHOLIM TALUKA
emples and Churches:
1. Saptakoteshwar Temple, Naroa
2. Chamundeshwar Temple, Vargoan, Pilgaon
3. Kalikadevi Temple, Cansarpal
1. Desai of Lamgaon, Lamgaon
III. CANACONA TALUKA
Temples and Churches:
1. Mallikarjuna Temple, Gaundongrem Houses: 1. MMP Boruskar, Borus, Poinguinim
1. Fort of Cabo da Rama, Cabo da Rama
IV. MORMUGAO TALUKA
Temples and Churches:
1. St. Anne’s Church,Vasco da Gama
2. St. Thomas Church, Cansaulim
3. St. Francis Xavier Church, Chicalim
4. St. Jacinto Church, St. Jacinto
1. Mr. Walfrido Antao, Arossim
2. Mr. Bosset Barros Pereira, Cansaulim
3. Dr. Tristao Braganza de Cunha, Cuelim
4. Mr. Barbuno de Menezes, Cuelim
5. Mr. Marcal Barreto, Velsao
6. Mr. Benicio Rebelo, Velsao
7. Dr. Blasio de Souza, Velsao
8. Mr. Eleuterio De Souza, Velsao
9. Mr. Fransico Maria De Souza, Velsao
1. Three Magi, Velsao
2. Ruins of Church of Our Lady of Health,Cortalim
1. Fort of Mormugao
2. Old Shantadurga Temple, Quelossim
V. PERNEM TALUKA
Churches and Temples:
1. Shantadurga Temple, Dhargal
1. Rau Raje Deshprabhu, Pernem
VI. PONDA TALUKA
Churches and temples
1. Kapileshwari Temple, Kapileshwari, Ponda
1. Savai Sadashiv Basaling Raje Vader (Saunda), Bandora
1. Kodar Caves, Kodar
2. Cundaim Caves, Cundaim
VII. QUEPEM TALUKA
Churches and Temples:
1. Chandranath Temple, Paroda
VIII. SALCETE TALUKA Churches and Temples
1. Holy Spirit Church, Margao
2. Our Lady of Grace Church, Margao
3. Regina Martirum Church, Assolna
4. St. John the Baptist Church, Benaulim
5. Our Lady of Remedios Church, Betalbatim
6. Immaculate Conception Church, Betul
7. Our Lady of Candelaria Church, Ambora, Caurlim
8. Our Lady of Succour Church, Carmona
9. Holy Cross Church, Cavelossim
10. Our Lady of Bethlehem Church, Chandor
11. Chandraath Temple, Chandor
12. Our Lady of Hope Church, Chinchinim
13. Our Lady of Merces Church, Chandor
14. Our Lady of Health Church, Cuncolim
15. St. Alex Church, Curtorim
16. St. Rita de Cassia Church, Maina, Curtorim
17. St Joseph’s Church, Dramapur
18. St. Jose de Areal Church, St. Jose de Areal
19. Saviour of the World Church, Loutolim
20. St. Fransico Xavier Church, Macazana
21. Mother of God Church, Majorda
22. Our Lady of Good Success Church, Nagoa
23. Our Lady of Rosary Church, Navelim
24. Mother of Poor Church, Nuvem
25. St. Micheal Church, Orlim
26. Our Lady of Conception Church, Paroda
27. Our Lady of Glory Church, Rachol
28. Our Lady of Snows Church, Rachol
29. Our Lady of Snows Church, Raia
30. Our Lady of Assumption Church, Sarzora
31. Our Lady of Pilar Church, Seraulim
32. Our Lady of Lourdes Church, Utorda
33. Our Lady of Glory Church, Varca
34. St. Roque Church, Tollecanto, Velim
35. St. Francis Xavier Church, Velim
36. St. Anthony’s Church, Veroda
37. Holy Cross Church, Verna
38. Shri Mahalasa Temple, Verna
1. Dr. Eurico de Silva, Margao
2. Aires de Costa, Margao
3. Orlean Mirnada, Margao
4. Kashinath Damodar Naik, Margao
5. Dr. Tito Vaz, Assolna
6. Correia Afonso, Benaulim
7. Armando Lima Pereira, Benaulim
8. Eucher Pereira, Benaulim
9. Joaquim Pereira, Benaulim
10. Antonio Rosario Rodrigues, Benaulim
11. Prof. Teotonia Aremao, Betalbatim
12. Zacarias Antao, Betalbatim
13. Prof. Julia Godinho Gonsalves, Calata
14. Menezez Braganza, Chandor
15. Late Vicente Paula Fernandes, Chandor
16. Dr. Alvaro Loyola Furtado, Chinchinim
17. Dr. Jose Silva Pereira, Colva
18. Olga Costa, Curtorim
19. Santo Menezes, Curtorim
20. Dr. Adelia Costa, Loutolim
21. Mario de Miranda, Loutolim
22. Trifonio Jaques, Majorda
23. Cosme Cabral, Nagoa
24. Fransico Gama, Nagoa
25. Solar dos Jose Paulo da Costa Morgado, Utorda
26. Filip Abranches, Verna
27. Cosme Araujo, Verna
28. Grisolio da Gama, Verna
29. Caetano Salvador Vaz, Carmona
1. Holy Spirit, Margao
2. Mae de Deus, Loutolim
3. Our Lady of Angustias, Sernabatim
Monuments and Sites:
1. Christ the King, Assolna
2. Monument in front of the Church at Chandor
3. Spring at Camorlim
4. Temple and Fort, Chandor
5. Mahalasa Tank, Verna
6. Nupur Spring, Verna
1. Hospicio Hospital, Margao
2.Nursing School, Margao
3. New Municipality, Margao
4. General Post Office, Margao
5. St. Pius Convent, Orlim
6. Seminario, Rachol
Churches and Temple
1. Damodar Temple, Zambaulim
X. SATARI TALUKA
Churches and Temples:
1. Vithal Mandir, Sanquelim Houses:
1. House of Ranes, Sanquelim
1. Old Fort Nanuz
2. Pissurlem Caves, Pissurlem
Churches and Temples:
1. Mary Immaculate Conception Church, Panaji
2. Nossa Senhora de Porto Seguro Church, St. Inez
3. Maruti Temple, Fontainhas, Panaji
4. St. Lourenco Martyr Church, Agasaim
5. Apostle St. Mattews Church, Azossim
6. St. Simon Church, Batim
7. Our Lady of Guadalupe Church, Batim
8. Shri Sateri Temple, Batim
9. St. John the Baptist Church, Carambolim
10. Lord Brahma Temple, Carambolim
11. St. Barbara Church, Chimbel
12. Shri Ram Temple, Chimbel
13. Our Lady of Grace Church, Chorao
14. St. Bartolomeo Church, Chorao
15. St. John Facundo Church, Corlim
16. St. Anne’s Church, Talaulim, Curca
17. Our Lady of Rosary Church, Curca
18. Holy Spirit Church, Divar
19. St. Mathais Church, Divar
20. Our Lady of Piedade Church, Divar
21. Santo Cristo Church, Divar
22. St. Andre Church, Goa Velha
23. Nossa Senhora de Amparo Church, Mandur
24. Our Lady of Merces Church, Merces
25. St. John the Evangelist Church, Neura
26. St. Monica Convent and Church, Old Goa
27. Basilica of Bom Jesus, Old Goa
28. St. Francis Assisi Church and Convent, Old Goa
29. St. Cajetan Church, Old Goa
30. Se Cathedral, Old Goa
31. Our Lady of Rosary Church, Old Goa
32. Our Lady of Ajuda Church, Ribandar
33. St. Cruz Church, Santa Cruz, Calapur
34. St. Stephen’s Church, St. Estevam
35. S Pedro Church, S Pedro
36. Church of Siridao, Siridao
37. St. Miguel Arcanjo Church, Taleigao
1. Mr. Valadares, Altinho, Panaji
2. Mr. Pascoal Menezes, Altinho, Panaji
3. Mr. Veira Vehlo, Portais, Panaji
4. Mr. Mario Rebeiro Santana, Fontainhas
5. Mr. Lima Fernandes, Fontainhas, Panaji
6. Mr. Cristovam Nazareth, Fontainhas, Panaji
7. Mr. Diogo Fonseca, Fontainhas, Panaji
8. Mr. Rodrigues, Portais, Panaji
9. Mr. Ivo Andrade, Fontainhas, Panaji
10. Mr. Victor Dias, Old Mint House, Panaji
11. Residence of Superintendent of Post Offices, Panaji
12. Hotel Republica, Panaji
13. Mr. Paulo Mesquita, Campal, Panaji
14. Prof. Leao Fernandes, Campal, Panaji
15. Mr. Camilo Palha, Campal, Agasaim
16. Mr. Eistein Cota Memezes, Agasaim
17. Mr. Lima Ferandes, Chorao
18. Mr. Abel Periera e Silvera, Divar
19. Mr. Teofilo Pinto, St. Cruz
20. Mr. Dempos, St. Cruz
21. Mr. Maximo Menezes, Goa Velha
22. Fr. Conceicao Rosa, St. Estevam
23. Mr. Aries Abilio Noronha, Neura
24. Mr. Romolo Noronha, Neura
25. Conde de Brucellos, Ribandar
26. Mr. Alberto Colaco, Ribandar
27. Mr. Jose Maria Ataide and Mr. Numenio Souza, Ribandar
Sites, Forts and Monuments:
1. British Cemetery, Dona Paula
2. Ruins of Seminary, Chorao
3. Curca Spring, Curca
4. Spring at Fontainhas, Panaji
5. Boca de Vaca Spring, Panaji
6. Statue of Abade Faria, Panaji 7. Statue of Dr. Frans
co Luis Gomes, Campal, Panaji 8. Azad Maidan, Panaji
9. Arch of Viceroy, Old Goa 10. Siridao Bridge, Siridao
11. Monument of Christ the King, St. Estevam
12. Gazebo, Dona Paula
13. Four Pillars, Panaji
14. Pergola, Miramar, Panaji
1. Secretariat, Panaji
2. Fazenda Building, Panaji
3. High Court, Panaji
4. Civil and Criminal Court, Panaji
5. Custom House, Panaji
6. Communidade of Tiswadi, Panaji
7. Army Headquarters, Panaji
8. Cabo Raj Niwas, Dona Paula
9. Lyceum Building Complex, Panaji (Including flight of steps)
6B.3. Coastal Regulation Zone under Environment Protection Act, 1986:
All development in these zones shall be governed by the CRZ regulations published under Environment Protection Act, 1986 or as amended from time to time. See Annexure-I at 27.I.
7. Mining, quarrying and brick kiln operations.—
The following regulations, shall govern the mining, quarrying and brick kiln operations:-
(a) No mining, quarrying or brick kiln operations, where no blasting is involved, shall be permitted within a distance of 50.00 meters from the boundary or any public road, railway line, canal or any building.
b) No mining, quarrying or brick kiln operations, which involve blasting, shall be permitted within a distance of 200 m. from the boundary or any public road, railway line, canal, or any habitable building except non habitable structures related to quarry operations.
( c) The mining, quarrying and brick kiln operations shall be permitted for a stipulated period of not exceeding three development permission terms.
( d) The operations shall not be permitted substantially below the average ground level, if the operations are for the extraction of stones, earth or murrum, the feasibility report of Geotech Consultant on such operations shall be mandatory.
( e) The operations shall neither endanger the foundations of neighbouring building/structures nor disturb the slope stability of existing hills, slopes or embankments.
( f) At the expiry of the period permitted, the land should be brought back to its original condition, which existed prior to the development, after ensuring proper soil conservation measures as per the report of Geotech Consultant on the operation.
( g) The operations will in no case be permitted within 500 mts. of the High Tide Line in coastal areas.
( h) The site plan submitted in quadruplicate should also furnish the contours at an interval of 5 mts. prepared by a Chartered Surveyor alongwith the report of Geotech Consultant on the operation.
( i) The activities indicated in Regulation 7 above, shall mandatorily obtain NOC/ /approvals of Goa State Pollution Control Board, prior to the application to the local body for licence/NOC.
( j) The Competent Authority under the provisions of appropriate Act, Rules and Regulations to give licence/permission for the activity shall have the power to stop the ongoing works if it is found to be detrimental to the environment, public health and safety of the surrounding area.
8. Fuel filling stations, service stations and filling-cum-service stations.—
These will be governed by provisions specified by Indian Road Congress norms and further to the provisions contained in these Regulations. Provided further that the norms of IRC shall prevail in case of any conflicting provisions.
The installations of filling stations, service stations and filling-cum-service stations, shall be governed by the following regulations:-
(A) Fuel Filling Station:
( a) Location:
( i) A distance of minimum 45.00 meters shall be necessary between the filling station and the tangent point of the intersection of the minor roads.
( ii) A distance of minimum 90.00 meters shall be necessary between the filling station and the tangent point of intersection of the major roads. Note: All roads with right of way of 20.00 meters and more shall be considered as major roads for the purpose of these regulations. (b) Space requirements: ( i) The minimum effective size of plot for the location of filling station shall be 600.00 square meters, with minimum frontage of 30 m, provided that this requirement may be relaxed if it is located in Zones C1, C2, C3, C4, where the minimum size of the plot shall be 500.00 square meters with the minimum frontage of 25.00 meters. ( ii) Except in hilly terrain, the plot shall be on a level ground.
( c) Parking requirements:
Every filling station shall provide for one car parking space for every 600.00 square meters of plot area or part thereof, subject to a minimum of two car parking spaces. ( d) Other requirements: ( i) The pump island should have a minimum front set back of 6.00 meters from the effective plot boundary and 10.00 meters side set back on either side. The distance between the pump island and any built up area above ground within the plot should be a minimum of 6.00 meters. ( ii) The decision of the Competent Authority regarding the location and setting of the filling station shall be final. The exit and entrance drive way kerbs, the location of the filling kiosks shall be designed as directed by the Competent Authority.
( B) Filling-cum-Service station:
( a) Location requireme
These shall be as per filling station.
( b) Space requirements:
The minimum size of plot shall be 1000.00 square meters with the minimum frontage of 30.00 meters.
(c) Parking requirements:
The minimum parking to be provided shall be four car parks for a plot area of 1000.00 square meters or part thereof and additional one car park for every additional 200.00 square meters of plot area or part thereof.
( C) Service Station:
( a) Location requirements:
These shall be as per filling station.
( b) Space Requirements:
The minimum size of plot shall be 500.00 square meters, with minimum frontage of 25.00 meters.
( c) Parking requirements:
These shall be as per the filling-cum-service station.
(D) Wayside facility with Filling-cum-Service Station:
( a) Location requirements:
These shall be as per filling station.
( b) Space Requirements:
The minimum effective area of plot shall be 8,000.00 square meters, with minmum frontage of 50.00 meters.Parking requirements:These shall be as per the filling-cum-service station, in addition any other activity shall be as per the relevant type of use and the minimum parking requirements thereof.
( E) The Fire Safety Measures shall be as per Petroleum Rules, 1976 as amended or substituted from time to time for (A), (B), (C) and (D) above.
9. Special Development/Structures.
9.1. Theatres and Stadia:
All buildings for Cinemas, Theatres including Motion Picture Houses, Exhibition Halls and other Public Assembly Buildings which come under Group-D-Classification of Building based on occupancy as per National Building Code of India shall conform with Fire & Life Safety as per Fire Protection (Part IV) Fire & Life Safety of National Building Code of India, 2005 as amended from time to time and shall conform to IS 4878-1986 for construction of Cinema Buildings (First Revision)(Reaffirmed in 1991) and Goa Cinematography Rules.
Existing In existing crematorium a buffer/safety zone of 30.00 meters between cremation platform and for cemeteries/graveyard, a buffer/safety zone of 15.00 meters between grave yard and the nearest settlement area. Proposed Any proposal for development of crematorium shall provide, within the plot area itself, a buffer/safety zone of 30.00 meters between cremation platform and the nearest settlement area. For grave yards/cemeteries shall provide, within the plot area itself, a buffer/safety zone of 15.00 meters between grave yard and the nearest settlement area.
Note: The buffer/safety zone in the existing crematoriums may be relaxed up to 15.00 meters in case the various constraints and needs of the area, provided that such relaxation is specially requested, and may be placed before the Board by the Chief Town Planner with his comments and thereafter the Board may consider the relaxation on case to case basis.
9.3. Structures for Non-Conventional Energy Sources:
Any structures proposed for installation of any non-conventional energy, shall be exempted from coverage, FAR, height, use, etc.
Note:Special Buildings not covered:Any building/structures which are not specifically defined or covered under these Regulations shall be treated as Special Buildings. Such buildings/structures shall be dealt with as per the provisions contained in the National Building Code of India
(a) Off street parking spaces for vehicles shall be provided in case of every new building proposed to be constructed or when new additions are made to the existing building, as specified in TABLE-IX, depending on the use of the building.
||Type of use
||Minimum Parking Requirement
|| a) Five & Four star hotels .
b) Other hotels and motels
One space for two rooms
One space for four rooms
||Cinemas, theatres, dances halls, public assembly halls
|One space for 20 m2 of floor area or part there of
||Retail business market including restaurants, office buildings, professional offices and banks, hospitals and nursing homes.
||one space for 50 m2 of floor area or part thereof.
||Wholesale warehousing whole sale market and market yards
||Parking area of 50 m2 for every 100 m2 of floor area or part thereof
||Schools and Colleges
||Parking area of 25 m2 for every 100 m2 of floor area or part thereof.
||Parking area of 50 m2 for every 200 m2 of floor area or part thereof.
||Parking area of 50 m2 for every 50 seats or part thereof.
|| Retail markets
||Parking area of 25 m2 for every 100 m2 of floor area or part thereof.
( b) One off street parking space shall have the minimum area of 12.50 m2 (2.50 m x 5.00 m) and all parking spaces shall be provided with adequate vehicular circulation and maneuvering space from the street. Wherever areas of parking are as specified in the Table IX, these areas should not be converted into open spaces; the minimum being the one specified above and shall not include circulation space.
( c) The parking layout plan to be submitted with the application shall fulfill the following conditions:-
( a) The minimum width of the access to the street shall be 3.00 m and which shall be a no parking zone.
( b) The car parking area shall have two independent accesses leading to the street, if its capacity exceeds 19 parking spaces. However only one such access may be permitted if its minimum width is 5.00 meters and which shall be a no parking zone.
( d) Developments providing for off street parking in excess of the minimum requirements may be considered favorably by the Competent Authority for relaxation of other requirements.
( e) The requirement of stilt parking on the ground floor, full or part, may be exempted, provided the builder/developer provides a separate structure only for parking within the same plot. The said structure shall be allowed free of FAR but shall be counted in the coverage and shall follow all other regulations in force.
( f) In case parking spaces are provided in the basement, at least two ramps of adequate width and slope shall be provided, located preferably at opposite end.
11. Compound wall and gates.—
11.1. Permission for construction of compound wall and gates may be sought separately or alongwith the application for permission for construction/building operation/development within a plot. Detailed drawings of compound wall and gates shall be submitted alongwith the application for development permission drawn to a scale of 1 cm to 1 m.
11.2. Maximum height of a compound wall along the boundary other than that abutting on a street may be permitted up to a maximum height of 1.80 mts. and along the boundary abutting on a street up to a height of 1.50 mts. only and may be of closed type up to a height of 90 cms. only. However, no compound wall shall be permitted in front of commercial establishments existing/proposed in the building, unless separate entry and exit points are provided.
11.3. Compound wall, at street junctions shall be so located, as not to disturb the minimum sight distances as prescribed in these regulations and along the intersections of streets no compound wall shall be raised to a height of more than 1.00 mts. from the crown of the road for a length of 9.0 mts. From the intersection corner of the plot, on both sides of the plot. 11.4. In case of Government/Semi Government Blocks etc., which require special security requirements, mills, factories, industrial units, storage depots and warehouses, the compound wall may be allowed to be raised to a height not exceeding 3.0 mts. from the crown of the road, provided that no obstruction to the line of sight for traffic is caused.
11.5. All gates of compound wall shall open inward only, unless the gate is recessed into the plot to a depth, which will not cause the gate to protrude beyond the compound wall line.
11.6. The entry or exit, to the plot situated at the intersection of the roads having a width of 10.00 mts. or more, shall be located at least 15.00 mts. away from the tangent point of such intersection. If the length of any side of such a plot is less than what is prescribed above, then the entry or exit shall be provided at the farthest end of the plot from the intersection.
11.7. No barbed wire fence or cactus hedge shall be permitted along the boundaries abutting on a public road.
11.8. A sheet metal fence along the boundaries of a plot abutting a street or streets shall not be erected until the design thereof has been approved by the Licensing Authority.
11.9. No compound wall shall obstruct the right of way of the roads as prescribed in the designated plan/map and shall not block the traditional access passing through the property.
12. Sub-division regulations.—
The sub-division of land shall conform to the provisions given below regarding roads, surface and storm water drainage, sloping sites, open spaces, size of plots and their frontage and means of access. These regulations shall be applicable to new sub-divisions in all zones, except in zones A1 & A2, which shall be governed under ‘Other Regulations’ at 12.7(d).
Provided that sub-division regulations regarding minimum size of plot, Frontage etc. shall not apply to the original plots having independent surveys No./chalta No. for the purpose of permitting any development within the plot in terms of zoning and land use provisions. Also appropriate provisions shall be made for garbage, sewerage, water supply, electric supply, telephone lines, cable television, etc. and other essential services as required in the Regulations.
12.1 Regulations regarding roads:
(a) All road right of ways shall have the carriage widths and other widths specified in the following TABLE-X:
|Right of way (road width) in meters 6
|Carriage width in mts. 3.50
|Shoulder/Footpath width in mts. 1.10 on
|Width of road side drain in mts. .30 on
|.40 + .40
||..40 + .40
||.50 + .50
(b) No roads shall have a gradient of more than 1:8 along its longitudinal section.
( c) All roads within the layout or sub-division shall be of water bound macadam with asphalt topping and shall follow the relevant P. W. D. specifications.
( d) All road corners should be worked out in a smooth curve of 3.00 m. radius for roads up to 10.00 m. R/W and that of 5.00 m. radius for roads above 10.00 m. R/W width (Refer Sketch No. 3 at Chapter 28).
( e) In case of road inter-sections involving roads of different R/W, the corners should be worked out as per the specifications prescribed for the road having wider R/W.
( f) All the cul-de-sac head provided shall have the minimum size of 12.00 meter X 12.00 meter shall touch the plot boundary to provide access to the adjacent properties. However, a 3.00 meter road serving a single plot may not be provided with a cul-de-sac head.
( g) All sub-division roads shall be treated as public roads and shall be transferred to the local authority by a gift deed before obtaining final approval.
12.2 Regulations regarding surface and storm water drainage:
( a) All drains should have adequate slope to facilitate surface water drainage effectively.
( b) All drains should be constructed, lined, cemented and finished as per PWD specifications.
( c) All drains shall have minimum sizes as specified in Table X and should be constructed on one side for roads up to 6.0 m. R/W and on both sides for wider roads. ( d) Cross drains and culverts shall be provided as per site conditions wherever required and shall be either of pipes of minimum diameter of 300 mm. embedded in Plain Cement Concrete or RCC slab drain supported on laterite masonry with PCC lining at the bottom. ( e) All surface drains, storm water drains, cross drains and culverts should be clearly indicated in the sub-division plans indicating the route of flow of water along the proposed drains and its ultimate discharge on to public drains, public nallah or natural water courses.
( f) The open space/spaces left shall be provided with lined drains to drain out water in satisfactory manner as approved by the sanctioning authority. ( g) The sub-division plans should show the cross section and other construction details of the road drains, cross drains, culverts etc.
12.3Regulations regarding sloping sites:
( a) When submitting plans of sub-division of land or layout of private street proposals in a plot which has a gradient of 1:10 or more, the plan should indicate block levels at 5.00 m. centre to centre or alternatively contour plans at 1.00 m. intervals prepared by a Chartered Surveyor.
( b) The levels/contours should be drawn with reference to a bench mark clearly indicated on the site plan.
( c) Such block levels/contour plans prepared by a Chartered Surveyor are obligatory in case the site exceeds 10,000 m2 in area.
( d) No part of the plot which is having an inclination of more than 25% slope shall be permitted for development as useable/saleable plots.
12.4 Regulations regarding open spaces:
( a) When a plot is to be sub-divided, certain areas shall be set apart as usable open space in the proportion given as detailed in TABLE- XI below. Further such open space provided in any sub-division of land shall not be further subdivided under these regulations
|Area to be sub-divided
||Open space to be provided
|S1, S2, S3, S4
|4000 m2 and above
15%, out of which 10% is to be developed as recreational open space and 5% as general pool parking which is open to sky and shall not be built upon.
|P 4000 m2 and above
I1, I2, I3, 10,000 m2
|15%, out of which 10% is to be developed as recreational open space and 5% as general pool parking which is open to sky and shall not be built upon.
15%, out of which 7.5% is to be developed as recreational open space and 7.50% as general pool parking which is open to sky and shall not
be built upon.
|T 20,000 m2 15%, out of which 10% is to be developed as recreational open space and 5% and above as general pool parking which is open to sky and
shall not be built upon.
( b) The open spaces can be provided in more than one parcel. However the area of each such parcel shall not be less than 500 square meters and the minimum length of any side shall not be less than 15 meters. (In case of odd shaped/irregular shaped plots the length may be relaxed to 13.00 meters).
( c) All open spaces shall have a means of access as though it is an independent plot.
( d) The open spaces shall be used for recreational and community purposes of the occupants of the sub-divided plots and/or for installations of public utilities, provided such installations do not cover more than 5% of each of the open space, a minimum 3.00 meter setback from any edge of the plot is kept and the maximum height of any construction is restricted to 6.00 m only. In case of water tower, the height restriction will not be applicable.
(e) The open spaces shall be deemed to be zoned as zone “R” and shall be governed by the following provisions:-
( i) The open spaces shall be transferred to the local authority by a gift deed by the owner/developer before obtaining final approval, unless the entire subdivided area is enclosed by a compound wall. If the open spaces are transferred to the local authority, the same shall be developed and maintained by the Local Authority for the purpose mentioned at sub-clause (d) above.
( ii) In case of Group Housing wherein open spaces are required to be kept, then, such open spaces shall be jointly held by the owners of the premises/ /Co-operative Housing Society. The owners of the premises or Co-operative Housing Society shall be deemed to have an undivided share in such open spaces proportionate to the area of their premises. Its use however shall remain unchanged as stipulated at sub-clause (d) above.
While enclosing the area by a compound wall, adequate provision shall be made to ensure that access is not obstructed to any adjoining contiguous land locked property.
( f) In commercial zones, if bye-lanes of width not less than 7.50 m. are provided adjoining public roads, to be used for parking, the area of such bye-lanes may be computed in the open space up to 50% of the total requirements of open space.
( g) In case of partial development of a plot, 15% open space should be set apart of only that part of the plot undertaken for development provided that this part of the plot as well as the remaining part is not less than 4000 m² in area.
( h) General pool parking provided in the regulations at Table XI shall be only of open to sky type and shall not be built upon.
12.5 General requirements regarding development of plots, open spaces and roads:
( a) All plots should be properly developed to make them suitable for construction and so as to prevent water logging.
( b) The roads and open spaces should be developed so as to prevent water logging and flooding.
( c) Every sub-divided plot as well as all open spaces should have an independent motorable means of access from a public road.
( d) All plots and open spaces shall be clearly demarcated with boundary stones fixed at all corners.
12.6 Regulations regarding minimum size of the plot, frontage, means of access and right of way of roads:
All sub-divided plots shall have minimum sizes, frontage, means of access and widths of roads hall be as given in the Table XIII, Table XIV and Table XV respectively.
( a) Minimum area of plot and minimum length of side of plot:
|Min. size of the plot ZONE
||Min. area of the plot in sq. mts
||Min. length of the side of plot sq. mts.
|S1, S2, S3, S4
|C1, C2, C3, C4
|A1 & A2
(b) (i) Existing plots with the independent survey numbers or already approved plots as on the date of adoption of these Regulations shall be exempted from the above limits.
( ii) The length of any side of the plot may be relaxed to 10.00 meters in case of sub-division of an approved plot, provided the areas of further sub-divided plots are not less than 200 m2.
( c) Accessibility to the plot to be sub-divided.
|Effective area of the plot to be
||Minimum width of Road/Right of
||I-1,I-2,I-3 & T
||way other zones
|Up to 7500.00 m²
|7501.00 m² to 20,000 m²
|20,001 m² and above
(1) In case of existing plots having an area up to 5000 m2 and is abutting on a public road of 3.00 m only, development may be permitted by relaxing the minimum road/right of way requirement, provided the length of the road/right of way to the plot does not exceed 100.00 m from the main road.
( d) Minimum width of roads within the sub-division of land:
|Maximum area served
||R/W if the road is looped
||R/W if the road ends in cul-de-sac
|Up to 2500 m2
|2501 m2 up to 5000.00 m²
|5001.00 m² to 20,000.00 m²
Above 20,000.00 m²
Notes: ( 1) In settlement zones, 3.00 m. road serving only one plot of 500.00 m² or less shall be permitted. No cul-de-sac head shall be required to be provided.
(2) In Industrial and Transport zones, the minimum width of the road shall be 10.00 m. if the road is looped and 15.00 m. if the road ends in cul-de-sac head.
(3) In commercial zones, the minimum width of road shall be 8.00 m. if the road is looped and 10.00 m. if the road ends in cul-de-sac head. 12.7 Other Regulations:
( a) If the effective plot to be sub-divided is more than 5 ha. and less than 50 ha. in the settlement zones, an area of 5% of the total plot area should be reserved for the provision of amenities and utilities such as schools, community centers, commercial centers, etc., and the same shall be regulated as follows:-
( i) The owner shall indicate on the plans, areas earmarked for each of the amenities such as Educational Institution, Community Centre, Commercial Centre, etc.
( ii) The ownership of such reserved areas shall continue to remain with the owner of the property until these are transferred by him to any other person for its development only for the purpose for which it is earmarked.
( iii) The use earmarked for each of the reserved area shall remain unchanged.
( iv) In addition to above, the development will be subject to other special conditions as the Authority may decide to impose in connection with the drainage, garbage and waste disposal, water supply and other requirements, amenities, common facilities, etc.
( b) In I-1, I-2, I-3 & T zones and for the effective plot area between 2 ha. to 5 ha., 5% of the total area should be reserved for parking of vehicles, fuel/POL dispensing units, garbage disposal and scrap yards.
( c) For areas above 5 ha. an area of 7.5% of the total area is to be reserved for parking of vehicles, fuel/POL dispensing units, garbage disposal and scarp yards, retail trade, Post office, Bank and other ancillary commercial activities and an additional 10% of the area may be reserved for the industrial housing.
12.8 Amalgamation of sub-divided plots:
In case where sub-divided plots are amalgamated, the FAR permissible shall be reduced by 20% of the permissible FAR in respective zone.
13. Building By-Laws.—
13.1. Minimum Ceiling Height of Rooms:
( a) Every habitable room in any building shall be in every part at least 2.80 meters in height from the floor to the finished underside of roof slab or ceiling, provided that in case of sloped roof the height at any point shall not be less than 2.10 meters.
( b) Wherever the height of a room in any building is more than 5.00 m, the FAR of such a room shall be calculated at twice its area. However this shall not apply to institutional/religious buildings, theatres/auditoriums/atrium/foyer, industrial buildings and alike where such requirements are for operational reasons.
( c) Height of the room for Information Technology/ITES Industry building, notwithstanding anything contained in these regulations any telematic equipment storage erection facility can have a height as required for effective functioning of that system. 13.2. Minimum size of Rooms:
( a) No habitable room shall have a carpet area of less than 10.00 square meters except in the case of hostels attached to the recognized educational/ cultural/sports institutions/associations for which the minimum area of a habitable room may be 8.00 square meters.
( b) The relaxation in minimum size of habitable rooms to 8.00 square meters may also be permitted in case of housing projects for economically weaker section category under taken by the Government, Semi Government, Public/Local Authorities.
( c) The minimum width of a habitable room shall be 2.50 mts. Further 25% of the area of the room may be 2.20 meters wide if any one wall forming this portion opens directly to external air through an opening formed in that wall.
( d) Non-habitable rooms like store room/laundry room/prayer room, which do not meet the minimum requirements of light and ventilation, shall be permitted with minimum sizes of carpet area of 3.00 m2 and maximum size of carpet area of 5.00 m2.
( e) Non-habitable rooms of sizes exceeding 5.00 m2 and all other rooms which are not mentioned in these Regulations shall also be of sizes prescribed for habitable rooms in these Regulations and shall have light and ventilation as per habitable room.
13.3. Lighting and Ventilation of Rooms:
( a) Every habitable room shall have for the admission of light and air, one or more apertures, such as windows, fan-lights, etc., opening directly to external air or into balcony or verandah and of aggregate area inclusive of frames of not less than 1/10th of the carpet area, excluding doors, except in case of hospital wards, dormitories and schools when such apertures are to be not less than 1/6th of the floor area.
Note: No portion of a room shall be assumed to be lighted if it is more than 7.50 meters away from the external façade. However, this rule on 7.50 meters shall not be applicable in case of cultural and institutional buildings and buildings of commercial offices, banks etc. In such cases 1/6th of the floor area shall be kept for the window openings inclusive of frames and exclusive of doors.
( b) Cross ventilation shall be provided in at least one habitable room of a dwelling, either by means of window or ventilator in opposite or adjacent walls.
13.4. Bath Room and Water Closet: Compartment:
( a) Every bathroom or water closet compartment shall—
( i) Be so situated that at least one of its walls shall be open to external air or open verandah/open balcony not more than 2.00 meters in width or interior open air space as prescribed in these Regulations.
( ii) In case of bathroom inclusive of water closet compartment the floor area shall not less be than 3.00 m2 for which the smallest side shall not be less than 1.25 meters.
( iii) In case of a bathroom exclusive of water closet compartment the floor area shall not be less than 1.50 m2 and the smallest side shall not be less than 1.00 meters.
( iv) In case of separate water closet compartment the floor area shall not be less than 1.25 m2 and the smallest side not less than 1.00 meter.
( v) Have a window or a ventilator open to external air, of a superficial area of not less than 0.80 m2 for bathrooms, not less than 0.50 m2 for the water closet if separate and not less than 1.00 m2 for bathroom inclusive of water closet.
( vi) Have a ceiling height of not less than 2.20 meters.
( vii) In case of cultural and educational institutions, cinema and hotels buildings, water closet compartments and bathrooms may be allowed without any of their sides directly abutting to an external air provided they are placed within the room, one side of which shall open to external air with a total opening of at least 1/10th of the floor area of the room and provided the ceiling height of such a room is not less than 2.50 meters and the partition height of the water closet compartment and the partition height of the water closet compartment as bathrooms are not more than 2.20 meters from the floor level.
( b) Every bathroom or water closet compartment shall—
( i) not be directly over or under any room other than another bathroom or water closet compartment, washing place, terrace or bathroom unless it has water tight floor;
( ii) be closed by walls or partitions of bricks or stones or other similar materials. The surface of every such wall or partition shall be finished with a smooth impervious surface up to the height of 1 meter above the floor level or by glazed tiles or any other suitable materials to a height of one meter above the floor level of such room;
( iii) have an impermeable floor having a suitable drainage towards the building sewer.
( c) No room containing a water closet compartment shall be used for any purpose other than a lavatory and no such room shall open directly into any kitchen or cooking space. Every room containing water closet shall have a door completely closing the entrance to the water closet;
Note: (1) In the case of hotels, bathrooms and water closet compartments may abut on to and obtain ventilation from an internal passage having width of not less than 1.80 meters. Provided that the bathrooms and water closet compartments have an exhaust ventilation through a duct whose smaller side shall not be less than 0.80 meters, and the other side not less than 1.50 meters, and provided such duct is ventilated at the top and bottom and the duct is accessible from the ground floor level except where mechanical ventilation is used. ( 2) RCC slab or loft over a bath and WCC may be permitted above the height of 2.20 meters.
( d) Minimum number of bathrooms, water closet compartments and urinals to be provided for various types of buildings shall be:-
( i) For a single dwelling unit, one bathroom and one WCC either independent or combined;
( ii) For shops, one WCC and one urinal for every 6 shops or part thereof and one additional WCC for ladies.
( iii) For go-downs, service repair garages, workshops, petrol pumps with or without service station, one WCC and one urinal for each building.
( iv) For cinemas, theatres, public assembly halls, 1 WCC for 100 seats or part thereof, 2 urinals for 75 seats or part thereof at each sitting level. In each sanitary block at least 2 washbasins shall be provided. The above facilities shall be suitably apportioned between males and females.
( v) For schools, colleges and other institutional buildings 1 WCC for 100 students or part thereof and 2 urinals for 150 students or part thereof; besides wash basins. ( vi) For markets, business buildings, office buildings, banks, restaurants, etc. 1 WCC and 1 urinal for every 100.00 square meters of floor area or part thereof.
( vii) For residential hotels, lodging houses, etc., 1 WCC and 1 bathroom for every 50.00 square meters of floor area or part thereof besides wash basins. ( viii) For hospitals, nursing homes, one WCC and one bathroom for every 50.00 square meters of floor area or part thereof; besides wash basin.
( ix) For industrial premises, one WCC for every 150.00 square meters of floor area or part thereof; besides wash basin.
a) A kitchen shall have a carpet area of not less than 7.00 m2 and shall not be less than 2.00 meters in width;
( b) Every room to be used as a kitchen shall have—
( i) a height of not less than 2.80 meters except for the portion to accommodate floor trap/toilet drop of the upper floor provided that in case of sloping roof, the height at any point shall not be less than 2.50 meters;
( ii) Window opening of at least 1/10th of the carpet area; and
( iii) An impermeable floor.
( c) Every dwelling unit shall be provided with a kitchen, either as a separate room as above or as part of any other room, having a designated minimum area of 3 m2, which shall be over and above the area of the habitable room in which it is contained and having provision for light and ventilation adjacent to this area without having any separating partition.
( a) The minimum carpet area of a shop shall be 6.00 m2 and the least dimension of 2.00 mts.
( b) Shops having carpet area between 6.00 m2 and 9.99 m2 shall not be permitted with any mezzanine. The minimum frontage/width shall be 2.00 mts.
( c) Shops having area of 10.00 m2 and above the minimum width shall be 2.50 mts.
( d) All shops shall have full opening on its front for the purpose of ventilation.
(e) Shops having depth of more than 7.50 meters shall be provided additional ventilation from other side, as required for a habitable room.
13.7. Minimum accommodation to be provided: In case of dwelling units, the minimum accommodation to be provided shall be one living room, one kitchen and one WCC except in case of Economically Weaker Section Housing by Government/Semi-Government/Public/Local Authorities where requirements of WCC may be relaxed and institutional common toilets may be provided.
13.8. Lofts, Mezzanines, Basements and Attics:
( a) Lofts may be allowed provided the total area of such lofts shall not be more than 20% of the floor area of the room in which such lofts are provided except in case of bathrooms and water closets where lofts may be permitted over the whole of bathrooms/Water closets. The clear height at which loft may be allowed to be constructed shall be 2.20 meters from the floor level of the room in which it is contained.
( b) Mezzanine floor may be permitted in a room or a hall provided that—
( i) it is so constructed that the minimum requirements of ventilation for the room as per these Regulations are maintained;
( ii) such mezzanine is not enclosed but is kept open with only a parapet or railing of not more than 1.00 meter in height on the sides overlooking the main room;
( iii) such mezzanine floor is not divided into smaller compartments unless adequate light and ventilation is provided as prescribed in case of habitable rooms;
( iv) such mezzanine floor or any part of it shall not be used as a kitchen;
( v) The mezzanine floor should not have an area more than 1/3 of the entire floor area;
( c) Attic floor may be allowed provided that— ( i) the total area of such floor does not exceed half of the area of the room in which it is contained and the total floor of the attic floor does not exceed half of the total area of the topmost floor of the building.
( ii) It is used for the purpose of storage only and in case it is permitted for habitable purpose, then the minimum ceiling height allowed will be 2.50 meters;
( iii) The clear width of stair leading to the attic floor shall not be less than 0.90 mtrs; and ( iv) Adequate light and ventilation shall be provided for the attic floor.
( d) Basement— The general requirements for basement shall be as per Annexure-VI - 27.VI.
13.9. Height of Plinth:
A minimum height of plinth shall be 45 cms. from the top surface of the means of access or pathway near the entrance of the building in case of residential buildings. In case of other buildings this may be relaxed by the Competent Authority, provided that the ground floor of a building may be permitted on pillars or stilts instead of a solid plinth.
The sanitary block, pump room, air conditioning plant room etc., may be allowed with minimum plinth of 45 cms. and that a motor garage for parking vehicles only without any plinth.
13.10. Staircase, corridors and Passages:
a) Staircase— Every staircase flight shall have a minimum width of 90 cms. clear of handrail, pardi, etc., for residential units. No step shall have a riser of more than 17.5 cms. and a tread of less than 27 cms. The minimum depth of landing shall be the same as the width of the staircase flight. A clear space of 2.2 meters should be made available as headroom within the staircase. In case of subsidiary service or spiral staircase, clear width shall not be less than 70 cms. The minimum width of the staircase flight clear of handrails etc. shall be governed by the following tables in relation to areas served by such staircase. No electrical shafts/AC ducts or gas pipe etc. shall pass through the staircase. Lift shall not open in staircase landing. Beams/columns and other building features shall not reduce the head room/width of the staircase.
( i) Residential units/buildings
|Clear width of staircase flight
||No. of dwellings served by the staircase
||Upto 4 dwellings
||Upto 8 dwellings
||Upto 12 dwellings
||Upto 16 dwellings
||Above 16 dwellings
|Clear width of staircase flight
||Floor area served by the staircase
||Up to 300 sq. mtrs.
||Up to 600 sq. mtrs.
||Up to 900 sq. mtrs.
||Up to 1200 sq. mtrs.
||Above 1200 sq. mtrs.
( iii) Industrial/Hazardous building–The regulations applicable to Industries or Hazardous buildings shall be as specified in the National Building Code 2005 or as amended by time to time.
( iv) Public utility buildings and institutional buildings
|Clear width of staircase flight
||Floor area served by the staircase
||Upto 1200 sq. mtrs.
||Upto 1200 to 1800 sq. mtrs.
||Above 1800 sq. mtrs.
(b) Other requirements:
( i) No room other than those ground floor level shall be more than 22.50 meters away from a staircase;
(ii) No flight shall consist of more than 14 risers without landing;
( iii) Every high rise building or building having floor plate area of 500 sq. mts. on each floor shall be provided, with a fire escape, an independent external staircase directly accessible from every dwelling unit in case of residential buildings and every habitable room in case of other buildings. The construction of fire-escape staircase shall be as prescribed in the section 4.6.2 in Part IV Fire & Life Safety National Building Code of India 2005 or as amended from time to time and of approved fire resistant materials;
( iv) The light and ventilation for the staircase shall be provided from an external air, by providing openings of not less than 1/10th of the area of the staircase and such openings shall be provided at each landing stage.
(c) Corridor or Passage: No corridor or passage shall have a clear width of less than 0.90 mtrs. in case of residential buildings, 1.20 mtrs. in case of commercial buildings and 1.50 mtrs. incase of public utility and institutional buildings. Provisions Exit corridors and passageways shall be of width not less than the aggregate require width of exit doorways, leading from them in the direction of travel to the exterior. Where staircase discharge through corridors and passageway, the height of the corridors and passageways shall not be less than 2.40 meters. All means of exit including staircases, lifts lobbies and corridors shall be adequately ventilated. Every exit doorway shall open into an enclosed stairway or a horizontal exit of a corridor or passageway providing continuous and protected means of egress. No exit doorway shall be less than 1.00 meter width except in assembly buildings where door width shall not be less than 2.00 meters. Doorways shall not be less than 2.00 meter in height. Exit doorways shall open out outwards that is away from the room, but shall not obstruct the travel along any exit. No door, when opened, shall reduce the required width of passage, width of staircase or landing to less than 0.90 meter; overhead or sliding doors shall not be installed. Note: In case of buildings where there is a central corridor, the doors of the rooms shall open inwards to permit flow of traffic in the corridor. Exit door shall not open immediately upon a flight of stair; a landing equal to at least the width of the door shall be provided in the stairway at each doorway; the level of landing shall be same as that of the floor which it serves.
Exit doorways shall be openable from the side they serve without the use of key. Mirrors shall not be placed in exitway or exit doors to avoid confusion regarding the direction of exit. 13.11. Lifts: ( a) If the vertical travel distance of the building exceeds 12 meters from the ground floor at least one lift shall be provided in the building. ( b) If the vertical travel distance of the building exceeds from the ground floor exceeds 18 mts, at least two lifts shall be provided in the building.
( c) The other general requirements for lift shall be as per provisions of National Building Code 2005 Part IV Fire & Life Safety section 4.15. Provisions Wherever applicable, fire lifts shall be provided with a minimum capacity of for 8 passengers and fully automated with emergency switch on ground level. In general, buildings 15 meters in height and above shall be provided with fire lifts. In case of fire, only fireman shall operate the fire lift. In normal course, it may be used by other persons. Each fire lift shall be equipped with suitable inter communication equipment for communicating with the control room on the ground floor of the building. The number and location of the fire lifts in a building shall be decided after taking into consideration various factors like building population, floor areas compartmentations etc.
14. Building Services.—
14.1. Water Supply and Sanitary Installation:
14.1.2 Water Supply:
( a) All premises intended for human habitation, occupancy or use group shall be provided with the supply of pure and wholesome water, neither connected with polluted or unsafe water supply nor subject to the hazards of back flow or back siphonage;
( b) No connection from any source of public water supply to any water supply installation in any new construction/re-construction/alteration as specified in these rules shall be sanctioned by the P.W.D. (Water Supply) Division without prior sanction of construction licence/occupancy certificate by the Competent Authority.
( c) Application for the supply of water supply connection may however, be entertained without insisting on production of a No Objection Certificate from Competent Authority as prescribed at (b) above, provided that the applicant fulfils all the formalities as required by the PWD–Water Supply Division and tenders an undertaking to the effect that connection so granted shall in no way give any legitimacy to any such construction or structure, which if unauthorized or illegal shall continue to be so even after such connection is released.
( d) The design of the pipe system shall be such that there is no possibility of back-flow towards the source of supply from any cistern or appliance whether by siphonage or otherwise and reflux or non-return valves shall not be relied upon to prevent such back flow.
( e) Where a supply of wholesome water is required as an alternative or standby to a supply of less satisfactory water or is required to be mixed with the latter, it
shall be delivered only into a cistern and by pipe or fitting discharging into an air gap at a height above the top edge of the cistern equal to twice its nominal bore and in no case less than 15 centimeters. In all appliances or taps used in water closets a definite air cap shall be maintained.
( f) The bottom of the water service-pipe at all points, shall be at least 30 centimeters above the top of the sewer-line at its highest point, if laid closer than 30 meters horizontally from the building sewer.
( g) No pipe, carrying wholesome water, shall be laid or fixed so as to pass into or through any pipe or fitting, secure outlet or drain or any manhole, connected therewith nor through any ash pit, manure pit, fouled, soiled or porous material or any material of such nature that is likely to cause deterioration of the pipe. Provided that where the laying of such pipe is unavoidable, the piping shall be properly, protected from contact with such soil, material or surrounding matter by being carried through an exterior cast-iron tube or by some other suitable protective covering as approved by Panchayat or P.W.D. (Water Supply) Division. Provided further that any existing piping or fitting laid or fixed which does not comply with the above requirements, shall be removed immediately by the owner and re-laid by him in conformity with the above requirements and to the satisfaction of the P.W.D. (Water Supply) Division.
( h) All pipes including all bends, junctions, tees and elbows and all fittings used in connection with, or forming part of the sanitary installations of a building shall be made of such material and be of such weight and pattern be fixed, joined and painted in such a manner as per specifications laid down by P.W.D.
( i) The planning design and installation of water supply system shall conform to Part IX–Plumbing Services, Section I-Water Supply of National Building Code of India, 2005 unless otherwise specified in these rules.
( j) The per capita requirement of water supply for various occupancies shall be determined as specified in TABLE-XIX below. The overhead tanks shall have adequate capacity of storage for flushing as well as domestic storage.
||Type of occupancy
||Per Capita requirements - Consumption per head per day in liters
||a) Day schools
||b) Boarding schools
||a) No. of beds not exceeding 100
||b) No. of beds exceeding 100
||c) Medical quarters and hostels
||a) Assembly (per seat of accommodation) other than restaurants
||b) Assembly (per seat of accommodation) for restaurants
|| Government or Semi-Public
||Mercantile business (Commercial)
||a) Restaurants (per seat)
||b) Hotels with lodging accommodation (per bed)
|| c) Other business buildings
(k) A tank or cistern for storage of water shall be water tight properly covered over and shall be constructed of reinforced concrete; G.I. steel, stone masonry or brick work in cement mortar and shall be rendered inside with cement mortar.
( l) In the case of underground storage tanks, the design of the tank shall be such as to provide for the drainage of the tank when necessary and water shall not be allowed to collect round about the tank.
(m) The tank shall be provided with, an overflow pipe, tap or other apparatus, the invert of which shall not be less than 5 centimeters higher than the bottom of the tank.
( n) The tank shall be provided with a draw off which shall- ( i) be so located and fitted as to prevent entry of animals and insects;
( ii) not be connected to a drain or sewer;
( iii) have an open end to permit the overflow pipe to serve as a warning pipe.
( o) All water mains, communication pipes, service and distribution pipes used for water for domestic purposes shall be thoroughly and efficiently disinfected before being taken into use and also after every major repair.
(p) Overhead water tanks and sumps should be provided with mosquito proof lids and their vents shall be covered with mosquito proof nylon mesh. All the structures created for water supply i.e. over head tanks/loft over head tanks and sumps has to abide by the provisions of the design and specifications as laid down in Goa Public Health Act, 1985 (Goa Act 25 of 1985) for prevention of Vector Borne Diseases.
( q) The extent of water to be stored for the fire fighting purpose in the case of multi-storeyed buildings shall be in accordance with Part IV, Fire Prevention and Fire Protection of National Building Code of India, 2005 or as amended from time to time.
(a) Wells intended to supply water for human consumption or for domestic purpose shall be–
(i) Not less than 15 meters away from any ash pit, refuse pit, soak pit, earth closet or privy and shall be located on a site upward from the earth closet or privy;
(ii) so situated that contamination by the movement of sub-soil of other water is unlikely;
(iii) of a minimum internal diameter of not less than 1.00 meter;
(iv) of permanent and sound quality construction throughout.
(b) Wells without internal lining shall be permitted only in fields and gardens for purpose of irrigation.
(c) The parapet wall on the head of all wells shall be raised to height not less than 1 meter above the level of the adjoining ground to form a parapet or kerb with a minimum thickness of 20.00 centimeters and shall be surrounded with a paving constructed of impervious material which shall extend for a distance of not less than 1.00 meter in every direction from the parapet framing the well head and the surface of such a paving shall be sloped outward from the well. All such structures created has to abide by the provisions of the design and specifications as laid down in Goa Public Health Act, 1985 (Goa Act 25 of 1985) for prevention of Vector Borne Diseases
(d) The interior surface of the well or lining of the well shall be rendered impervious to a depth of 3.00 meters measured from the level of the ground immediately adjoining the well head.
(e) A well from which water is drawn by means of a bucket or other similar means shall be provided with a stand for the bucket raised not less than 15.00 centimeters above the level of the paving.
14.1.4 Drainage and Sanitation:
( a) No person shall install or carry out any water-borne sanitary installation or drainage installation or any work in connection with any existing or new building or any other premises without obtaining the previous sanction of the Competent Authority.
( b) Every sanitary/drainage installation from any existing building shall be connected to a public sewer wherever available. All the structures created for Drainage and Sanitary installation i.e. inspection chambers and septic tank has to abide by the provisions of the design and specifications as laid down in Goa Public Health Act, 1985 (Goa Act 25 of 1985) for prevention of Vector Borne Diseases.
( c) No connection to any public sewer line from any new construction/ /reconstruction/alteration as specified in these rules shall be sanctioned by the PWD-Sewerage Division prior to the sanction of building permit/Occupancy Certificate by the Competent Authority.
( d) Wherever public sewer is not available, the sanitary installation shall be connected to septic tank/soak pit and the drainage of waste water to a soak pit or any other waste water recycling/treatment unit of adequate size, to be located within the plot in such manner that it is away from any existing well or water body.
( e) The drainage from the water closet compartment shall be connected to the septic tank through a system of pipes and inspection chambers, laid to a slope sufficient enough to ensure smooth flow.
( f) The drainage of waste water from the bathrooms, kitchen and any other source shall be connected to the soak pit or any other waste water recycling/ treatment unit through a system of pipes and inspection chambers, laid to a slope sufficient enough to ensure smooth flow.
(g) The size of septic tank and soak pit should be proportionate to the number of users. Following design criteria are recommended by the Directorate of Health Services for the Septic Tank:-
( i) Capacity-A capacity of 20 to 30 gallons (2.5cft to 5cft) per person is recommended for household septic tanks. The minimum capacity should be 500 gallons. Septic tanks are not recommended for large communities. ( ii) Length/Breadth-The length shall usually be twice the breadth.
( iii) Depth-It should vary from 1.50 mts to 2.00 mts.
( iv) Liquid depth-The recommended liquid depth is only 1.20 mts
( v) Air space-There should be a minimum air space of 30 cm. between the level of liquid in the tank and the under surface of the cover.
( vi) There should be an inlet and outlet pipe which would be submerged.
(vii) Cover-The septic tank shall be covered by a concrete slab of suitable thickness and provided with a manhole.
(h) The planning, design and installation of all drainage of waste water and sanitary installation shall conform to Part IX, Plumbing Services, Section 2, Drainage and sanitation, of National Building Code of India, 2005, as amended from time to time, unless otherwise specified in these rules.
(i) Every room to be used as Kitchen shall have facility for the washing of kitchen utensils, the exit pipe of which shall lead directly to, or through a sink, to a grated and trapped connection to the waste disposal pipe-Provided that this facility may not be installed, if separately provided in a pantry.
( j) Sinks: Sink shall be so located that at least one of its sides shall be against an external wall or in a window recess or in a position to ensure suitable plumbing. Sinks shall be constructed of glazed stoneware, enameled, stainless steel, fire clay or other equally suitable material. Sinks shall be of such shape as will facilitate their maintenance in a state of cleanliness. No woodwork shall be used for covering any such sink. The bottom of the sink shall slope towards the outlet.
14.2. Electric Supply:
( a) No connection from any source of public electric supply to any electric supply installation in any new construction/re-construction/alteration as specified in these rules shall be sanctioned by the Electricity Department without or prior to the sanction of construction licence/completion certificate by the Competent Authority.
( b) In buildings where multiple connections are likely to come up, the owner/ promoter of the building shall assure a built-up premises of 2 x 2 sq. meters, nearest to the public road in the ground floor. Buildings having 1000 m2 of floor area or above have to compulsorily provide built-up room of size 2 mts. x 3 mts. with fire barriers on the ground floor nearest to the public road to put transformer and distribution board or as may be permitted by Electricity Department.
(c) Whenever underground system exists, any person or persons intending to construct multi-storied building or buildings, having a carpet area of 1000 m2 or more, shall require to enter into an agreement with the Government, wherein he will give an undertaking that he or she or they will provide on the ground floor, an outhouse facing the public road, built-up premises of area of 21 m2 (7mts. x 3mts.), for setting up departmental indoor sub-station and control switch gear or as may be permitted by Electricity Department.
The said premises shall be placed at the disposal of the Electricity Department and the Department shall reserve the right to extend supply to any consumer by laying underground/overhead electric lines from the said indoor sub-station.
(d) Any building or structure whether permanent or temporary shall maintain clearances from the electric lines as specified in the TABLE-XX below.
|Detail of clearance
||Distance in meters
| a) For high voltage lines upto and including 33000 volts.
|b) For extra high voltage lines
||3.70 plus 0.30 for every additional 33000 volts or part thereof.
|a) for high voltage lines upto and including 11000 volts
|b) for high voltage lines above 11000 volts and upto and including 33000
|c) for extra high voltage
||2.00 plus 0.30 for every 33000 volts or part thereof
14.3. Other Services: Solar water heating/Solar energy capturing system in buildings: The Ministry of Non-Conventional Energy is encouraging use of solar water heating/ /solar energy capturing system in buildings. This should be considered while designing the buildings keeping in view the saving in normal electricity consumption or for heating of water.
Schemes covering Government subsidy for such installation should also be considered. Note: The Government may decide to give incentives in form of a rebate in infrastructure tax to be assessed and collected on the building in addition to the subsidy on such installation under the Schemes of Ministry of Non-Conventional Energy.
(a) No new building in the following categories in which there is a system of installation for supplying hot water/Solar energy capturing system, shall be built, unless the system or the installation is also having an auxiliary solar assisted water heating system:—
(i) Hospitals and Nursing homes with ten or more beds.
(ii) Hotels, lodges and guest houses with twenty or more beds with twenty or more beds.
(iii) Hostels/Dormitories/arracks of Schools, Colleges, Training centers and others. (iv) Group Housing having 50 and more units.
(v) Functional buildings of railway stations and airports like waiting rooms, retiring rooms, rest rooms, Inspection bungalows and catering units.
(vi) Community centre/Hall, Banquet halls, and buildings of public assembly and similar use.
( b) Installation of solar water heating system/Solar energy capturing system:—
( i) New buildings – All building plans shall indicate on roof top, adequate space for installation of the solar water heating system, Solar energy capturing system and water supply to the same as per requirements.
( ii) Existing buildings-Installation of solar assisted water heating systems/ /Solar energy capturing system in the existing buildings shall be mandatory in case the use is proposed to be changed to the above said categories.
( iii) Industrial buildings - Installation of solar assisted water heating systems/ /Solar energy capturing system in the buildings is mandatory.
14.3.2 Rain Water Harvesting:
Roof Top Rain Water Harvesting for storage and reuse purpose shall be mandatory for all Public Buildings with built up area of more than 1,000m2, Institutional Building Complexes with total built up area of more than 1,000m2 and in Private Buildings of more than 20 dwelling units and the water available from such storage facility is used for secondary uses such as flushing of WC, gardening/landscaping car washing etc., through a separate parallel line in the plot/premises. The payment of subsidy on reimbursement basis to the owners of the building on the expenditure incurred for cost of structures constructed for roof top rainwater harvesting structures shall be done by the Water Resource Department, Government of Goa as per their Notified Policy for Roof Top Rain Water Harvesting Scheme which excludes Rain Water Harvesting for recharging purposes. However, Rain Water Harvesting for recharging of ground water specially deep aquifers shall be permitted in areas identified and designated for the purpose in the State of Goa by the Water Resource Department, Government of Goa. The details of the structures and their design shall be as per the provisions indicated in Annexure-V (27.V).
15. Fire & life safety requirements.—
15.1. General Provisions: Buildings shall be planned, designed and constructed to ensure adequate fire safety of the buildings, property and inhabitants and this shall be carried out in accordance with Part IV Fire & Life Safety of National Building Code of India 2005 except for clause 3.4.5 of Part IV Fire & Life Safety of National Building Code of India 2005 dealing with FAR values and any other provisions of the fire safety made in these Regulations. Fire fighting requirement arrangement and installations required in the building shall also confirm to the provisions of Part IV Fire & Life Safety of National Building Code of India 2005.
15.2. Requirement for Fire Dept Clearance:
15.2.1 For all buildings, above 15.00 meters in height, which are of low occupancy in the following categories, the NOC from Director, Directorate of Fire & Emergency Services shall be obtained by the Owners/Developer before starting the work on site. The NOC from Director, Directorate of Fire & Emergency Services shall also be obtained by the Owners/Developer for occupancy of building.
• Institutional, Assembly and Educational buildings of more than two storeys and built up area exceeding 1000 sq. mts.
• Business building, where plot area exceeds 500.00 sq. mts.
• Hotel building • Hospital building/Nursing home building
• Underground complexes
• Meeting/Banquet hall building
• Industrial Building for storage of hazardous goods 15.2.2 Following records and documents shall be required by the Directorate of Fire Services Clearance (NOC):- ( a) An application along with details as required addressed to the Director, Directorate of Fire and Emergency Services, St. Inez, Panaji, Goa requesting for issue of No Objection Certificate. Applicant’s address for correspondence shall be indicated clearly. ( b) Documents to establish the right over the property.
( c) Three sets of blue prints of the Site Plan, Elevations, Section and all floor plans indicating the fire prevention and fire protection provisions that are proposed to be incorporated in the building shall be submitted in triplicate duly signed by the owner and Architect/Engineer.
( d) On submission of plans, initial No Objection Certificate shall be issued for the site clearance and compliance of Fire prevention and fire protection measures as required under rules. An undertaking shall be given by the owner/ applicant on a Rs. 50/- stamp paper for abiding with the fire prevention and fire protection measures issued as required in the initial No Objection Certificate or as amended from time to time.
(e) As per Govt. Notification No. 3/7/85-HD(G), Vol. II dated 07-03-2001, Licence Fee of Rs. 5/- per sq. mtr. of built up area and area Rs. 100/- or as amended from time to time for issue/yearly renewal of No Objection Certificate shall be levied.
( f) No Objection Certificate is to be renewed yearly from date of issue after conducting inspection of the building.
15.3. Exit Requirements:
Every building meant for human occupancy shall be provided with exits sufficient to permit safe escape of occupant, in case of fire or other emergency as per section 4.2 and its sub-sections up to section 4.17 of Part IV, Fire & Life Safety of National Building Code, 2005 as amended from time to time.
15.3.1 In every building for multi-family dwelling and all places of assembly, exit shall comply with the minimum requirements of these Regulations, except those not accessible to the general public use.
( a) All exits shall be free of obstructions.
(b) No building shall be altered so as to reduce the numbers and sizes of exits, to less than required.
(c) Exits shall be clearly visible and the routes to reach the exits shall be clearly marked and signed posted to guide the population living in that floor.
( d) Where necessary, adequate and reliable illumination shall be provided for exit.
( e) Fire fighting equipment shall be suitably located and clearly marked.
( f) Alarm devices shall be installed to ensure prompt evacuation of the population concerned.
( g) All exits shall provide continuous means of egress to the exterior of the building or to an exterior.
(h) Exits shall be so arranged that they may be reached without passing through another occupied unit.
( i) Fire Check Doors of Fire Resistance of one hour duration shall be provided at appropriate places along with the Escape route to prevent spread of Fire and Smoke particularly at entrance and stairs. 15.3.2 Arrangement of exits:
Exits shall be so located that the travel distance of the floor shall not exceed the values given in TABLE-XI
|| Group of Occupancy
||Travel distance in mts.
15.3.3 Number of Exits:
(a) The location, width and number of exits shall be in accordance with the travel distance, capacity for exits and the population of building based on occupant load. ( b) There shall not be less than 2 exits serving every floor for buildings above 15 mtrs. in height and at least one of them shall be internal enclosed stairways.
15.3.4 Capacity of Exits:
( a) The unit of exit width used to measure capacity of any exit shall be 50 cm. A clear width of 25 cm. shall be counted as an additional half unit. Clear width less than 25 cm. shall not be counted for exit width; and
( b) The occupants per unit exits width shall be as given in TABLE-XII.
||Occupants per unit Exit width Group of Occupancy
||No. of Occupants doors
15.4. Occupant load: The occupant load of buildings shall be worked out as given in TABLE-XIII.
|| Group of Occupancy
||Gross area in sq. mtr/person
||a) With fixed or loose seats and dance floors
||b) Without seating facilities including dining rooms
||a) Street floor and sales basement
||b) Upper sale floors
||Business and Industrial
• The gross area shall mean plinth area or covered area.
• Occupant land in dormitory portions or homes for the aged, orphanages, insane asylums, etc. where sleeping accommodation is provided shall be calculated at not less than 7.3 sq. m. gross area/person.
• The gross area shall include, in addition to the main assembly room or space any occupied connecting room or space in the same storey or in the storeys above or below where entrance is common to such room and spaces and they are available for use by the occupants of the assembly place. No deduction shall be made in the gross area for corridors, closets or other sub-divisions. The areas shall include all space serving the particular assembly occupancy.
15.5. Other Exit Requirements:—
( i) Every exit doorway shall open into an enclosed stairway, a horizontal exit or a corridor or passage way providing continuous and protected means of egress.
( ii) No exit doorway shall be less than 75 cm. in width in case of residential buildings, and 100 cm. in case of other buildings. Doorway shall be not less than 200 cm. in height.
( iii) Exit doorways shall open outwards, i.e. away from the room but shall not obstruct the travel along any exit. No door, when open, shall reduce the required width of stairway or landing to less than 90 cm. Overhead on sliding doors shall not be installed.
(iv) Exit doors shall not open immediately upon a flight of stairs; a landing equal to at least the width of the door shall be provided in the stairway at each doorway; level of landing shall be same as that of floor, which it serves.
(v) Exit door way shall open from the side which they serve without using the key.
( vi) No exit doorways shall be less than 150 cm. in case of hospital, ward block and educational buildings. Doorways shall not be less than 200 cm. in height for residential and 2.20 meters for institutional buildings.
( b) Revolving doors—
( i) Revolving doors shall not be used as required exits except in residential business and commercial occupancies, but shall not constitute more than ½ the total required door width. ( ii) When revolving doors are considered as required exit way the following assumptions shall be made:
(1) Each revolving door shall be credited one half a unit exit width.
(2) Revolving doors shall not be located at the foot of a stairway. Any stairway served by a receiving door shall discharge through a lobby or foyer.
( c) Staircase— ( i) Interior stairs shall be constructed of non-combustible materials throughout.
( ii) Interior staircase shall be constructed as a self-contained unit with at least one side adjacent to an external wall. The staircase shall be completely enclosed in the case of multi storied buildings above 7 mts. in height.
( iii) A staircase shall not be arranged round a lift shaft unless the latter is entirely enclosed by a material of fire resistance rating.
( iv) Hence combustible construction shall not be permitted.
( v) The minimum width of an internal staircase shall be 75 cm. in case of residential buildings, 100 cm. in case of commercial (mercantile) buildings, and 125 cm. in case of public and semi public buildings.
( vi) The minimum width of treads without nosing shall be 25 cm. for an internal staircase of a residential building. In case of other buildings the min. tread shall be 30 cm. the tread shall be constructed and maintained in a manner to prevent slipping.
( vii) The maximum height of this area shall be 19 cm. in case or residential buildings and 15 cm. in case of other buildings. They shall be limited to 12 per flight.
( viii) Handrails shall be providing with min. height of 75 cm. in case of residential buildings and 100 cm. in case of other buildings and shall be firmly supported.
(ix) No windings should be provided in a public building except in the case of emergency exits.
d) Fire escapes or external stairs—
( i) Fire escapes shall not be taken into account in calculating the evacuation time of building.
( ii) All fire escapes shall be directly connected to the ground.
( iii) Entrance to fire escape shall be separate and remote from the internal staircase.
( iv) The route to fire escape shall be free of obstruction at all times, except a doorway leading to the fire escape which shall have the required fire resistance.
( v) Fire escape shall be constructed of non-combustible materials.
( vi) Fire escape stairs shall have straight flight not less than 75 wide width 20 cm. Tread and rises not more than 19 cm. The No. of risers shall be limited to 16 per flight.
( vii) Handrails shall be of a height not less than 100 cm.
( e) Spiral stairs (fire escape)— The use of spiral staircase shall be limited to low occupant load and to a building of height 9 m., unless they are connected to platforms such as balconies and terraces to provide for a pause during escape. A spiral fire escape shall be not less than 150 cm. in diameter and shall be designed to give adequate headroom.
( f) Ramps— Ramps with a slope of not more than 1:10 may be substituted and shall comply with all the applicable requirements of required stairways as to enclosures, capacity and limiting dimensions. Larger slopes shall be provided for special use but in no case greater than 1 in 8. For all slopes exceeding 1:10 and wherever the use is such as to involve danger of slipping, the ramp shall be surfaced with approved non-slipping materials. 15.6 Fixed Fire Fighting Installations: These shall be provided in all buildings depending upon the occupancy, use and height and shall be in accordance with the provisions of section 5 and its sub- -sections upto section 5.3 of Part IV – Fire & Life Safety of National Building Code 2005 as amended from time to time.
16. Facilities for disabled/disabled friendly Public Buildings.—
All public buildings and public areas (excluding domestic building/domestic areas) are to be designed for ambulant disabled, non-ambulant disabled and handicapped persons. The design and the facilities of such building shall be designed as per the provisions provided in ANNEXURE-IV at 27.IV.
17. Control on erection of hoardings along on roads/on roof of Buildings.—
17.1. Every person/persons who desire to erect an advertisement sign/hoarding shall necessarily obtain permission from concerned Corporation/Municipal Council/ /Village Panchayat. Application for such permission shall be subject to these Regulations along with the NOC from the plot owner/building owner where such hoarding is to be erected.
17.2. Every hoarding shall be designed so as to withstand the wind, dead, seismic and other loads.
17.3. Sizes of hoardings along various roads shall be governed by the following TABLEXXIV.
|Road (Right of Way) in meters
||Maximum Vertical size of hoarding in meters
||Maximum Horizontal size of hoarding
||Set back from the R/W line in meters
|More than 50 mts.
|From 20 to 50
|From 10 to 20
17.4. No hoarding shall be erected beyond the height of 10.00 mts. above the ground. The lower side or the bottom of the hoarding shall be at a height of not less than 3.00 mts. from the highest point on the surface of ground below.
17.5. No hoarding shall be permitted on roads less than 10.00 meters.—
17.6. No hoarding shall be permitted, within a distance of 100 mts. from the intersection of the roads, this distance being measured from the intersection obtained by joining two points on the adjacent edges of the Right of way of the roads.
No hoarding shall be erected on road on a curve/bend of less than 135 degrees up to 100 meters stretch of road on either side of the bend.
17.7 Any hoarding, containing the words “STOP”, “LOOK”, “DANGER” or other similar words that might mislead or confuse the traveller or which is likely to be confused with an authorized traffic sign or signal shall not be permitted, unless specifically authorized by concerned authorities.
17.8 Hoarding on roof –
(a) The size of hoarding on roof shall be 1.00 mts. x 2.50 mts. subject to maximum of 2.50 mts. x 10.00 mts.
(b) No hoarding on roof shall project beyond the existing building line of the building on which it is erected.
17.9. The applicant shall be required to obtain other permissions that may be required from relevant authorities, as may be applicable.
17.10 The minimum distance between clusters of hoardings shall be 200.00 meters however the minimum distance between two hoardings shall not be less than 5.00 meters and not more than five hoardings shall be permitted in a cluster. Note : In Corporation/Municipal areas a separate set of guide lines for hoardings on buildings, roads, waterfronts, traffic intersections needs to be developed in consultation with the Conservation Committee constituted under these regulations.
18. Landscaping of open spaces/tree plantation along roads and in developed plots.—
18.1 The development in any plot of land shall be such as to preserve, as far as practicable, existing trees. Where trees are required to be felled, two trees shall be planted for every tree felled.
18.2 Every plot of land shall have at least one tree for every 100 m2 or part thereof, of the plot area. Where the number of existing trees in the plot is less than the above prescribed standards, additional trees shall be planted.
18.3 For plots taken up for development exceeding 4000 m2 in area, the sub-division regulations provide for reservation of 15% area of the plot as open space. The landscaping of this open space along with avenue plantation along all the subdivision roads will be taken up by the developer and hand over to the local authority the open space and the roads for maintenance.
18.4 For plots taken up for development below 4000 m2 in area sub-division regulations do not provide reservation of any open space. However avenue plantation along the sub-division roads will be taken up by the developer and hand over to the local authority the open space and the roads for maintenance.
18.5 For individual plots in a sub-division or otherwise when taken for development, a minimum of 15% of the plot area is reserved for landscaping with plantation of trees/palms/shrubs/ground covers/lawn/creepers/climbers etc. after meeting the requirements of building coverage, parking areas, area for vehicular circulation/ /pedestrian access, services like septic tank with soak pit water sump, garbage /bins/compost pits transformer on poles rain water harvesting tanks/ trenches/ reservoirs etc.
19. Disaster management.— The Ministry of Urban Development and Poverty Alleviation has decided that those States which are prone to occurrence of earthquakes and cyclones and specially fall under Seismic Zones III, IV and V, should make suitable amendments/modifications/ /additions for improving safety aspects of buildings. Goa is considered to fall in Seismic Zone II and III. Accordingly, buildings to be constructed in future should incorporate the provisions of Indian Standards and Guidelines for quake resistant technologies, as far as possible no buildings structures shall be permitted in flood prone areas, landslide prone areas or other non developable areas as identified in the State Disaster Management Plan and any other Plans prepared by the Goa State Disaster Management Authority under its Act.
20. Registration of Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer.—
20.1. Every Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/ /Urban Designer to be able to sign plans and documents related to the development permission/building permission shall be required to be registered with the Registering Authority under the provisions of these Regulations.
20.2. All Architects/Engineers/Town Planners presently authorized to sign shall also be required to register again with the Registering Authority for the purpose of these Regulations.
20.3. The qualifications for registration for Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer shall be as given in the respective definition.
20.4. The Town and Country Planning Department shall be the Registering Authority and shall register Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/Urban Designer for the purpose of these Regulations. The application for registration shall be as per Appendix-A7. Registration shall be valid for the period of five years and shall be renewable after every five years.
20.5. A registration shall be liable to be revoked temporarily or permanently if the registered person is found guilty of negligence or default in discharge of his responsibilities and duties or of any breach of any of these Regulations:
Provided that he shall be given a show Cause Notice and afforded reasonable opportunity of being heard by the Registering authority for the purpose of these Regulations.
20.6. Every Architect/Engineer/Structural Engineer/Town Planner/Landscape Architect/ /Urban Designer seeking registration, shall submit the application to the Chief Town Planner, TCPD, Government of Goa, who, after scrutiny and on payment of prescribed processing fees shall register and allot a registration number.
A Registration Certificate shall also be issued to the applicant as per Appendix-A8.
20.7. The registration granted may be renewed on making an application as per prescribed format in Appendix-A7 to the Chief Town Planner and paying the prescribed fees.
20.8. The processing fees to be charged for registration as well as renewal, shall be fixed by the Government.
20.9. In case of Notary Architect or Engineer empanelled, registered and empowered by the Chief Town Planner, T&CP deptt., Panaji, Goa to issue deemed NOC from planning point of view/technical clearance on behalf of Town and Country Planning Department in plots up to 500 sq. meters in Non PDA Areas in State of Goa and endorse the plans to the Local Bodies (Municipal Councils or Village Panchayats, as the case may be) for issue of Building license shall be as per 27. Annexure X.
21. Miscellaneous provisions.—
21.1. Continuance of Non-Conforming Use:
In order to allow the continuance of non-conforming use, following regulations read with section 42 of the Goa Town and Country Planning Act, 1974 (Goa Act 21 of 1975) shall apply:-
( a) Every person seeking to continue the non-conforming land use shall make an application to PDA/TCPD/Local Authority in the form prescribed under these regulations as per Appendix-A1-PDA/TCP.
( b) The PDA/TCPD/Local Authority may, on receipt of such an application, and subject to the provisions of the Act, permit the continuance of the nonconforming use for such time and such extent, provided that such continuance will not cause any inconvenience or nuisance to the surrounding area.
( c) The PDA/TCPD/Local Authority shall charge a fee at the annual rate to per sq. mt. as may be prescribed from time to time for continuation of non-confirming uses.
21.2. Validity of Regulations/Approvals/Renewals:
In cases, where development permissions for sub-division of land or construction of buildings have already been approved by a Competent Authority and development has been completed or part completed in pursuance of such approval, final approval or Completion Order or Occupancy Certificate shall be granted based on the regulations on which the approval was granted, even though a subsequent change is brought about because of new regulations, up to a period of six years.
22. Relaxations and saving provisions.—
22.1. Relaxation for Housing Development for Economically Weaker Section: In case of development for Economically Weaker section, for sub-division as well as building construction, by the Local Authorities, State or Central Govt. Departments, Housing Board, Planning and Development Authorities or any Private Developer, the Competent Authority may, for reasons to be recorded in writing, relax the regulations to the extent that the minimum size of the plot may be relaxed to 60 m2 and maximum coverage may be relaxed up to 60%.
22.2. Relaxation for additions/alterations to existing non-high rise buildings: In case of applications for additions/alterations to non high rise buildings only, if on considering the merits of the case, it becomes evident that the applicant may face hardships in complying with the Regulations, as the applicant has already completed/part completed the development prior to the coming into force of these
Regulations, the Competent Authority may, for reasons to be recorded in writing, relax or waive any of the above Regulations except those regarding F.A.R. and projections within setback lines.
22.3. Relaxation in case of existing Coverage 60% and above: Relaxation as regards coverage in case the plot is already built upon or having an existing structure before coming into force of these regulations, and the area covered by such existing building/buildings having 60% or above coverage, the coverage of the proposed building (or the composite coverage of the proposed and existing building) may be relaxed up to 10%, over and above the coverage permitted.
22.4. Relaxation in case of Industrial and Public Utility Buildings: In case of Industrial buildings or Public utility buildings where there are specific requirements due to processing or operational needs or for installation of plant and machinery, the Competent Authority may, for reasons to be recorded in writing, relax or waive the regulations regarding maximum height and minimum setback.
22.5. Compounding of deviations: Any minor deviations which have occurred due to site conditions may be regularized by the authority competent to issue approval/NOC; provided the said deviations does not affect the FAR/Coverage and height of the building beyond 5% of the permissible limits. Such excess area shall be charged at double the cost of construction or value of such excess FAR prevalent at the time of regularization and shall be compounded by the Competent Authority.
23. Development undertaken on behalf of the Government.—
All Government Departments and Government Undertakings, for construction of buildings/land development including sub-division of land shall inform the Competent Authority in writing of the intention to carry out any development and submit all documents and plans as required under Regulation 3.2 and obtain building licence from local bodies.
24. Development undertaken in GIDC estates.—
As per Notification No. 15/14/92-IND published in Extraordinary Official Gazette dt. 22-02-2001, provisions of any law related to local authorities providing for control and erection of buildings has ceased to apply to Industrial Estates.
Permission for development in notified GIDC estates shall be obtained from respective GIDC authorities and shall be governed by these regulations and the GIDC shall follow these regulations while granting permission in Industrial Estates existing as well as proposed Industrial Estates.
25. (A) Transfer of Development Rights (TDR).—
In certain circumstances, the development potential of a plot of land may be separated from the land itself and may be made available to the owner of the land in the form of Transferable of Development Rights (TDR).
These rights may be made available by the Government and be subject to the Regulations made at the appropriate time.
The said TDR regulations will be restricted to the following circumstances and purposes:-
( a) In case of private property which is reserved for recreational purposes under zone R in any Plan in force and is transferred to Government/Local Authority/PDA without any monetary compensation, the FAR applicable to the neighboring zone shall be allowed to be sold for the development of properties of other developable zones in the specially designated areas.
( b) In case of private property which is affected by the road widening as per any Plan in force and the affected area is transferred to Government/Local Authority/PDA without any monetary compensation, than the FAR of the said affected area shall be allowed to be sold for the development of properties of other developable zones in the specially designated areas as under:-
( i) in case the FAR of the said affected area cannot be used fully utilized within the plot, then the unutilized FAR shall be allowed to be sold for the development of properties of other developable zones in the specially designated areas.
( ii) in case the FAR of the said affected area is elected not to be used, within the plot, then the said FAR shall be allowed to be sold for the development of properties of other developable zones in the specially designated areas, provided an undertaking is given towards the permanent surrender of the use of such FAR within the plot.
(c) In case of Conservation zones where full development rights cannot be utilized due to the restrictions as per Plan in force, then the unconsumed FAR shall be allowed to be sold for the development of properties of other developable zones in the specially designated receivable areas in the plans.
(B) Land Pooling, Accommodation, Reservation and Readjustment/Resettlement Scheme.—
Due to deficiency in urban amenities, utilities, services and facilities as well as paucity of land and increasing rates of land that needs to be acquired it is necessary to introduce concepts of innovative land assembly technique wherein the participation of the land owner is sought for the purpose of implementation of the planning proposals. Similarly there is a need felt for relocation of certain undesirable activities which find themselves located within the main city limits due to the growth of cities. In order to streamline the planning process and decongest the traffic, such uses can be located along the periphery of the city. Activities like warehouses, godowns, petrol pumps, service workshops, repair garages, garbage treatment plants, crematoriums, cemetery, burial grounds and scrap yards could be covered. Accommodation Reservation allows the land owners to develop the sites reserved for an amenity in a plan using full Floor Area Ratio on the plot subject to agreeing to entrust and hand over such amenity to the local body free of all encumbrances and accept the full Floor Area Ratio as compensation in lieu thereof.
Land Pooling and Readjustment Scheme, allows pooling of land, by different owners, formulation and approval of a planned layout showing the original aswell as the final plots, with participation of the owners and redistribution and paying compensation for the land used for public purposes and transferred to the local body.