11.

0 REQUIREMENT OF LAYOUT & SUB-DIVISION /

AMALGAMATION OF PLOTS

11.3 Phased Programme :-

11.3.1 – Development of infrastructure of layouts.

a) Construction of roads before the grant of commencement
certificate.
b) Provision of streetlights, SWD / Sewer line / Water mains
before grant of OCC.
c) B.C.C. to buildings after Layout Completion Certificate.

6
11.4 Amenity spaces for Public purpose :-
a) Layout / Sub-division provision of public amenities.
TABLE NO.7 : Extent of area for public amenities to be contributed in a layout
as % of total plot area

Sr.No. Categories % of Amenity spaces

i. Amenity Area from a plots with gross plot 10.00%
area 2,000 sq.mts. and more.

In addition to (i) above, additional area shall be insisted for followings -

ii. Changing Industrial user of plots to Additional 5.00%
Residential and /or commercial

(iii) Development in Cotton Textile mills* Additional 10.00%

* In case of cotton textile mills, out of 20% Amenity area, 12.50% of area shall
be made available to MCGM for provision of amenities and 7.5% shall be
made available to MHADA for housing of the cotton textile mill workers.
7
11.4 Amenity spaces for Public purpose :-
Formula:-

[(Gross Plot Area - Area under Area under

Amenity existing and / or Proposed Reservation / s and /
= -
space Road/s) x Percentage Factor as or Designation / s if
per Table No.7] any on the plot.*

• Area under proposed D.P.Road / sanctioned R.L. / Existing

Road affecting the plot shall not be considered for such
deduction.

8
9
10
11.4.1 Minimum dimension of Amenity Space
8.5 mts width Ratio – 2.5 times average width.

11.4.2 Access to Amenity Space

• Directly accessible from Public Street.
• In case of plot frontage
< 13.50 mts. Amenity space can be provided anywhere
having 6.0 mts. exclusive access.

11.4.3 Requirement of public road in a layout.

• Commissioner may declare any layout road as public road to
ensure proper connectivity for layout > 4000 sq.mts.
• Such roads to be deemed to be roads of the Development
plan & shall be handed over free of cost.
11
11.4.4 :- Ownership and use of Amenity space / Roads to be
handed over to M.C.G.M.
a) Amenity space / roads to be specifically marked on the
layout plan.
b) Amenity space / roads to be handed over to MCGM.
c) MCGM to designate appropriate public purpose for
Recreational open spaces, markets, welfare centers etc.
d) Deciding the use of amenity spaces, deficiencies in amenities
of the planning sector to be considered by using Radar
Diagrams.
e) Amenity space, roads or reservations / Designations not to
be deducted for calculating the net plot area and total
development rights permissible which is subject to handing
over reservation free of cost and free of encumbrances.

12
11.4 – AMENITY SPACES REQUIRED TO BE CONTRIBUTED FOR PUBLIC
PURPOSE

Road Road

13
 PART 4 :- LAND USE ZONING

13. LAND USE ZONING & USES PERMITTED

13.2 ZONE DEFINITIONS

Zone Permissible User

● R-C Residential-Commercial mixed use

Residential/Commercial Zone • Residential as predominant use
• Commercial users permitted as specified
● C-R Commercial-Residential mixed use
Commercial/Residential Zone • Commercial-Residential certain manufacturing
uses permitted
●I • Manufacturing primary activity
Industrial Zone • Warehousing
• Logistics
• All industrial activity to be non-polluting
• Conversion of land use permitted as specified
● NA Environmental sensitive zone
Natural Zone • No building construction activity permitted 14
13.3 Uses & Ancillary uses permitted in the zone

• Compatible uses in a zone to be allowed

• Prevent non-compatible uses
• Commissioner can add uses

15
 13.3.2 The conditions applicable for permitting various land uses and
occupancies
Sr. Uses and Conditions under which uses and occupancies will be permitted in land use
occupancies zones
No.
R-C C-R I N

3. Short term Ind. plot or Ind. plot OR Ind. plot OR

accommodation
Ind. Bldg.or Ind. Bldg.OR Ind. Bldg.OR
(i) 4 or 5 Star
Plot 2500 sq.mts. or Plot 2500 sq.mts. OR Plot 2500 sq.mts.
category hotels
OR
Road 18.30 mts. Road 18.30 mts.
Road 18.30 mts.
(iii) Motels, resorts, Ind. plot or Ind. plot OR Ind. plot OR
guest houses, circuit
Ind. Bldg.or Ind. Bldg.OR Ind. Bldg.OR
houses,
Sep.wing with Sep.wing with
Hostels and boarding
sep.access.or sep.access.OR
houses,, dharmshala
Sep.floor with sep.access Sep.floor with
sep.access

16
 13.3.2 The conditions applicable for permitting various
land uses and occupancies
Sr. Uses and occupancies Conditions under which uses and occupancies will
No. be permitted in land use zones
R-C C-R I N
4. A) Health Care facilities
without indoor bedding Gr.flr Separate Gr.flr Separate
facilities for patients like, access or access or
Dental , medical
practitioners Top of Podium Top of Podium
flr or flr or
pathological laboratory,
diagnostic clinics, eye Above stilt / Above stilt /
clinics,’ Parking flr Parking flr

veterinary clinics & clinics or or

& other medical allied 1st Floor 1st Floor
Facilities

17
 13.3.2 The conditions applicable for permitting various land uses and
occupancies
Sr. Uses and occupancies Conditions under which uses and occupancies will
No. be permitted in land use zones
R-C C-R I N
4. B) Health Care facilities Ind. plot or Ind. plot or
with indoor bedding facile- Ind. Bldg.or Ind. Bldg.or
ties for patient like Sep.wing with Sep.wing with
Maternity homes, sep.access.or sep.access.or
polyclinics,nursing homes,
eye hospitals & other Sep.floor with Sep.floor with
medical allied Facilities. sep.access and sep.access and
Min.width of Min.width of
street – plot street – plot
abuts 12.20 abuts 12.20 mts.
mts.
18
 13.3.1 Condition under which land uses permissible
Sr. Uses and occupancies Conditions under which uses and occupancies will
No. be permitted in land use zones

R-C C-R I N
8 Institutional Uses Ind. plot or Ind. plot or
Ind. Bldg.or Ind. Bldg. or
Sep.wing with Sep.wing with
sep.access.or sep.access. or
Sep.floor with Sep.floor with
sep.access and sep.access and
Min.width of Min.width of
street – plot street – plot abuts
abuts 12.20 mts. 12.20 mts.

19
 13.3.1 Condition under which land uses permissible
Sr. Uses and occupancies Conditions under which uses and occupancies will
No. be permitted in land use zones

R-C C-R I N
10 Offices and services Ind. plot or Ind. plot or
establishments Ind. Bldg. or Ind. Bldg. or
Sep.wing with Sep.wing with
sep.access. or sep.access. or
AND AND
Min.width of Min.width of
street – plot street – plot abuts
abuts 12.20 mts. 12.20 mts.

20
 13.3.1 Condition under which land uses permissible
Sr. Uses and occupancies Conditions under which uses and occupancies will be
No. permitted in land use zones
R-C C-R I N
13 Malls/shopping Ind. plot or Ind. plot or
enters/Department Ind. Bldg.or Ind. Bldg. or
al Stores and in-
AND AND
depended Market
Min.width of Min.width of
building along
street – plot street – plot
with their
abuts 18.30 mts. abuts 18.30
ancillary storage..
mts.

21
 13.3.1 Condition under which land uses permissible
Sr.N Uses and Conditions under which uses and occupancies will be
o. occupancies permitted in land use zones
R-C C-R I N

19 Community halls, Ind. plot or Ind. plot or

welfare centers,
Ind. Bldg. or Ind. Bldg. or
commercial halls,
exhibition halls Sep.wing with Sep.wing with
sep.access. or sep.access. or
Sep.floor with Sep.floor with
sep.access sep.access
AND AND
Min.width of street Min.width of
– plot abuts 12.20 street -plot abuts
mts. 12.20 mts.

22
13.3.2 - Exceptions:

RC/CR ZONES exceptions to apply -

• Existing authorized use to be continued & not to be
considered non-conforming.
• Land under existing industrial users to be permitted 13.3.3
excluding Cotton Textile Mills
• Redevelopment existing authorized non residential users to
be permitted on ground/1st or above stilts/parking floors in
separate wing.
• CR & I Zone entire non residential user, separate access not
required.

23
 13.3.3 Conversion of industrial use
• Open land
• Lands under industrial use (I-Zone) --------- R C or C R
• Excluding Cotton Textile Mills
Conditions
• NOC from Labour Commissioner
• Open land NOC not required
• <2000 m² - 5% BUA to be handed over to MCGM free of cost in form of flats
or
Commercial tenaments (BUA not to be counted in FSI)
• >2000 m² as per Table No.7 reg 11.4.
• 5% open land to be handed over to MCGM for Cotton Textile Mill Lands.
• Land to be handed over to MCGM shall be deemed reservations not to be
deducted for FSI computation.

24
13.3.3 Segregating distance
9.0 M from industrial plot for residential user
6.0 M from industrial plot for commercial user.

25
 Segregating distance

Note :- i) No residential use within 53.0 mts. if abutitng obnoxious industries.

ii) Distance measured from opposite edge of road/nalla/water course
• Part holding conversion to be permitted
• Other uses permitted in industrial zone becomes unbuildable
• Fuel-stations and service stations/motor garage
• Parking lots/parking garages
• Electric sub-stations
• Offices for public utility concerns or organizations
• Police stations, Government and Semi-Government offices, municipal sub-
offices, fire stations and posts and telegraph offices.
• Warehouses
• Community facilities

26
13.4 CIRCUMSTANCES UNDER WHICH EXISTING NON-CONFORMING USES WILL BE
ALLOWED TO CONTINUE.
a. Any lawful use of land or building process existing prior to
DCR 2034.

b. In case of existing building Collapse / pulled down, user

collapse to confirm these.

c. In case of redevelopment Authorised non-conforming

user to be permitted

d. In Industrial Zone Residential Authorised user

permitted in Independent
building.

e. Non Conforming Industries To be permitted in

conforming zone.
27
13.5 Permission to change the sanctioned use

• Internal changes permitted.

• Buildings construction with more FSI than permissible,

excess FSI to be permitted by charging 25% premium at
Ready Reckoner Rate for allowing change of user.

28
13.6 Uses permissible under flyovers
• Garden
• Electricity Distribution Stations
• Municipal chowkies, road depot, municipal store
• Police chowky, RTO vehicle chowky
• Pay and park facility/Bus stands/Taxi stands/auto-
rickshaw stand
• Welfare centers for street children/activities centers
for destitute
• Night Shelters
• Solid waste sorting centers
• Public toilets
29
13.7 Inclusionary Housing
Gross plot area > 2000 m² 10% of the development rights at
permissible base FSI

30
13.7 Inclusionary Housing

In case of redevelopment , case - I

31
13.7 Inclusionary Housing
In case of redevelopment , case - II

32
13.7 Inclusionary Housing
Gross plot area > 2000 m² 10% of the development rights at
permissible base FSI

10% to be used for PAP/LIG/Shops/Industrial Galas

BUA to be permitted over and above permissible FSI.

13.7.2 Location
Same plot or elsewhere
B = A x (RR-A / RR-B)

13.7.3 Area of Dwelling Units

27.88 m²

33
13.7.2 Same plot or elsewhere
B = A x (RR-A / RR-B)

34
13.7.4 To be handed over before part or full OCC for balance
development

13.7.5 Exemptions

SDCR No. 1
SDCR No. 2
SDCR No. 4

In case of redevelopment projects –

Permissible development rights
If permissible FSI is within 2500 m²………… NIL

35
13.7.6 Disposal of inclusionary housing units

If permissible FSI exceeds 2500 sq.mt. ..…. 10% area over & above
2500 sq.mt. to be provided

50% of units to PAPS

50% EWS/LIG on outright sale

14.0 Provisions for construction of transit camp

• Permitted on vacant lands for transit camps to be handed over

to SRA free of cost
• Owners not required to purchase TDR or premium FSI
• Tenements to be 27.88 sq. mt. (300 sq. ft.) min. carpet, owner
entitled for to avail DRC as TDR for BUA plus DRC as TDR for
proposed land component.
• If part land used as Transit camp land TDR & construction TDR
shall be proportionately reduced.
36
 PART 5 FLOOR SPACE INDEX (FSI)
15. FSI

15.1 Definition and Computation of FSI

Floor Space Index or FSI means the ratio of the total covered
area of all floor to the total
area of the gross plot viz:-

Floor Space Index (FSI) = Total covered area of all floors

Gross Plot Area

37
15.1 Computation of F.S.I

38
15.1.1 Following areas will not be considered as
covered area for computation of FSI
a) Terraces created due to step-backs and on top of the
building.
b) Refuge floor areas as per Regulation No.18.6.5 of these
Regulations.
c) Parking area as per the Regulation No.20 of these
Regulations. Any parking proposed in addition to the
required parking under these
Regulation shall be counted in FSI.
d) Service floors as per Regulation No. 18.6.4 of these
Regulations.
e) Fire check floor required under Regulation No.18.6.6 of
these Regulations.
39
15.1.1 -
Following areas will not be considered as covered area for
computation of FSI

40
15.1.1 - Following areas will not be considered as
covered area for computation of FSI

f) Roof over staircase and lift machine room on the

terraces.
g) Areas covered by porches & canopies at the entrances to the
building at the ground and podium level as per Regulation
No.18.8.4 of these Regulations.
h) Areas covered by the arcades adjacent to the streets, as
required or provided for as per Regulation No.SDCR 7 of Special
Development Control Regulation these Regulations.

41
15.1.2 Features that do not constitute covered area
Features that do not constitute covered area will not be
considered for computation of
FSI. An illustrative list of such features is given below:
a) Underground water tank/suction tank, pump room.
b) Waste Water Recycling Plant.
c) Sewerage Treatment Plant (STP) (Structures required for
effluent treatment plant as per requirement specified by
MPCB or relevant authority).
d) Industrial Effluent Treatment Plant.
e) Rain Water Harvesting Arrangement.
f) Non-Conventional Energy System.

42
 15.1.2 Features that do not constitute covered area
g) Electricity Distribution Station as per the requirements of
Regulation No.18.11 of these Regulations.
h) Garbage Shaft/Refuse Chute
i) Over Head Water Tank (provided that the distance between
the terrace floor slab and bottom of the over head tank shall
not exceed 1.50 M).
j) Independent structure of Elevated Water Tank.
k) Dust bins.
l) A rockery, well and well structures, plant nursery, fountain,
swimming pool (if open To sky and only beyond the required
marginal open spaces as required under these regulations or
on terrace floor), platform around a tree, tank, bench, gate,
slide, swing, ramp at entrances (Excluding ramps of parking
floors/area).

43
15.1.2 Features that do not constitute covered area
m) Space for water hydrants, electrical weather-proof installations &
water fittings.
n) Chimney
o) Chajja or weather shed not exceeding 75.00 cm in projection and
provided at the bottom of beam or lintel over an opening or window.
p) Covered areas required on topmost terrace for antenna/dish
antenna/communication tower used for Telecom (basic cellular or
satellite telephone) or ITE purposes, V-Sat, Routers, transponders or
similar IT related structure or equipment, not exceeding 20.00 sq.
mt. in area.
q) Cooling Tower/Chilling Plant only beyond the required marginal open
spaces as required under these Regulations or on terrace floor.
r) Advertisements and sky signs.
s) Compound wall
t) Architect features at the terrace level within permissible height.

44
15.2 FSI ZONING

45
 15.3 PREMIUM FSI
Calculation for Premium A

Amount for Premium A to be Gross Plot 70% of Ready Reckoner

Paid to M.C.G.M. = Area x Premium A FSI x Rate for Land*

Amount for Premium B to be Gross Plot 100% of Ready Reckoner

Paid to M.C.G.M. = Area x Premium B FSI x Rate for Land*

46
15.6 PROTECTED DEVELOPMENT

a) Existing BUA > Permissible BFSI

• To comply with minimum requirements

b) Proposal approved prior to 2034 Reg can avail

Development right --- by way of TDR/Premium
FSI without accounting for payments made earlier
concession/condonations.

47
15.7 PUBLIC CAR PARKING

• Independent plot
• Independent activity
• For public parking
• Operated by owner
• Volume ratio to be considered
• Max. volume ratio is 12.0
• To be permitted on roads not less than 18.30 mt.
• 10% commercial use

48
16. TDR – TRANSFER OF DEVELOPMENT RIGHTS

DR Development Rights for a Plot as TDR

= Plot Area x (Base FSI + Premium-A FSI*)
FSI Plot Area Base FSI Premium A Total TDR

3.5 1000 Sq.Mt. 2 0.5 1000x(2+0.5)= 2500

Sq. Mt.
5.0 1000 Sq.Mt. 2.5 0.5 1000X(2.5+0.5)=3000
Sq.Mt.

• Premium A is not to be paid

• to be handed over free of cost to M.C.G.M.

49
 16.1 TDR IN LIEU OF COMPENSATION
• u/s.125 & 126 of MRTP Act
• TDR
• Land reserved/designated
Sr. No. Instances Extent of TDR
1 Land reserved/designated for public Zonal Base FSI + Premium-A FSI
purpose & award u/s.11 of L.A. Act is not
declared.
2 Development Rights permissible on land
cannot be used on remaining land.

a. For A.O.S./Res/design./D.P.Road
b. Nalla/Nalla widening
c. R.L. under MMC Act
d. Private roads/layout roads required Base FSI to be the extent which cannot
u/regu. No.11.4 be utilized on remainder of plot
50
 16.1 TDR IN LIEU OF COMPENSATION

Sr. No. Instances Extent of TDR

3 Redevelopment of cessed buildings As per regulation of SDCR 1 to 3

URS/SRA
4 Heritage ZB FSI – FSI consumed as per SDCR
6.
5 BUA provided free of cost for BUA for rehabilitation
resettlement of occupier on MCGM’s
land reserved for public parking or
for contravening structures of TPS

6 BUA for transit tenements or Reg. 14 DR for BUA or tenements +

Affordable Housing schemes on proposed area of land component
private lands
51
 16.2 UTILISATION OF TDR
TDR r = TDRo x (RRLo/RRLr)

e.g. TDR generated at M-Ward

R.R.@ M Ward = 60000 m²
TDR to be utilized at S-Ward
R.R. @ S-Ward 30000 m²

2000 m² = 1000 x (60000/30000)

= 1000 x 2
= 2000 m²

52
17.1 - PART 6
DEVELOPMENT OF LAND DESIGNATED OR RESERVED FOR PUBLIC PURPOSES
a) Reservations which can be exclusively developed by MCGM by way of TDR as per
Table 17
e. g. Maternity Hospital

53
17. DEVELOPMENT OF LAND FOR PUBLIC PRUPOSES
17.1 DEVELOPMENT OF LAND DESIGNATED OR RESERVED
FOR PUBLIC PURPOSES
(i) X% BUA
(ii) Y% Land
(iii) Owner entitle to avail permissible FSI of entire reserved plot on (100-
Y% of land)
(iv) X & Y values as per Table 18
(iv) Semi-detached to the structures of other permissible development
proposed.
( c ) Operation & maintenance to an appropriate agency by prescribed
guidelines.
d) If development permission is already granted prior to DCR 2034 then
the same will be developed and treated as a reservations.
e) Construction for ingresses & egresses of passengers using Public Mass
Transit Facilities.

54
 17.2 DEVELOPMENT OF DESIGNATED LAND
Table 19
Sr. No. Circumstances Ownership Conditions of Development

1 Existing BUA is required to a) MCGM Designated plot may be

be expanded for the developed to permissible
b) Government and
existing intended purpose base FSI for the designated
other public
use
authorities

c) Trusts or private Designated plot may be

owners developed upto permissible
Base FSI for the designated
use and TDR and Premium
FSI may be deployed for
other uses permissible in
surrounding land use zone.

55
 17.2 DEVELOPMENT OF DESIGNATED LAND
Table 19
Sr. Circumstances Ownership Conditions of Development
No.
2 Existing BUA is a) MCGM Designated plot may be developed
adequate for the subject to maintaining the existing BUA
b) Government and other
existing use and does for designated public use. Additional
public authorities
not require expansion BUA available according to permissible
Base FSI may be used for other public
purposes.
c) Trusts or private Designated plot may be developed
owners subject to maintaining the existing BUA
for designated public use. Additional
BUA available according to permissible
Base FSI if any, may be used for other
permissible public use, permissible
under these regulations and TDR and
premium FSI may be deployed for other
uses permissible in the surrounding land
use zone.
56
 17.2 DEVELOPMENT OF DESIGNATED LAND
Table 19
Sr. Circumstances Ownership Conditions of Development
No.
3 The existing use has a) MCGM Designated plot may be developed
lost patronage or has upto permissible Base FSI for other
b) Government and
become obsolete relevant public purpose/amenities
other public authorities

c) Trusts or private Designated plot may be developed

owners upto permissible Base FSI for other
relevant public purpose/amenities as
specified by the Commissioner.
Additional BUA available according
to permissible Total FSI may used for
land uses permitted in the surrounding
land use zone.

57