UDCPR 2020 / Chapter 11, Acquisition and development of reserved sites in development plans
11.1 Manner of Development of Reserved Site in Development Plan (Accommodation Reservation Principle)
UDCPR 2020 as amended to 30.01.2025
The use of lands situated within the limits of Planning Authority which have been reserved for certain purpose in the Development Plan, shall be regulated in regard to type and manner of development / redevelopment according to the provisions mentioned in following Table No.11-A. When owner is allowed to develop a reservation, he should have exclusive ownership/ title of the land without any restriction under any other Act or Regulations in force. Table No.11-A - Manner of Development
Reservation Person / Authority Principle For Development through
who may acquire/ Accommodation Reservation subject to
develop which development is permissible
1 2 3
1) Recreational -
1.1) Open reservations Planning Authority / Planning Authority may acquire the land
like Garden, Play Appropriate and develop the same for the purpose. If the
Ground, Children PG, Authority / Owner Land under reservation is owned by any
Open Space, Recreation Government agency / Authority, in such
Ground, Recreational cases the Planning Authority may allow
Centre, Park etc. such Government agency/ Authority to
Develop full reservation for the said purpose subject to condition as may be decided by the Authority and such Developed Amenity shall be open to the general Public. OR The Authority, after handing over of 70% of the land of the reservation to the planning authority by the owner (1) free of cost and free from all encumbrances,may allow him to develop remaining 30% of land as per adjoining use, subject to following terms / conditions :-
(1) Substituted vide Corrigendum / Addendum No.CR.121/21, dt.02nd December, 2021
i) The owner shall be entitled to develop remaining 30% land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.
ii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI as mentioned in Sr.No.(i) above), to be utilised as per TDR Regulations.
iii) The reservation shall be allowed to be developed in parts. However, it shall be ensured that Garden and Play Ground area to be handed over to Authority shall be minimum 1000 sq.m.
1.2) Stadium, Sport Planning Authority / Planning Authority / Appropriate Authority
Complex, etc. Appropriate shall acquire the land and develop the same
Authority for the purpose.
1.3) Swimming Tank / Planning Authority / The Planning Authority / Appropriate
Swimming Pool Appropriate Authority may acquire and develop the site
Authority / Owner for the same purpose.
OR The Planning Authority / Appropriate Authority after acquiring the land or after acquiring and developing the same, as the case may be, lease out as per the provisions of the Municipal Councils / Municipal Corporations / Authority Act, to the Registered Public Institution for developing and running or only for running the same. OR The Owner may be allowed to develop according to the designs; specifications and conditions prescribed by the Authority and run the same. 2 ) Public Utilities
a) Cremation Ground, Planning Authority / The Planning Authority / Appropriate b) Burial Ground, Appropriate Authority shall acquire the land and c) Slaughter House, Authority Authority/
develop the reservation for the same purpose.
d) Sewerage Treatment Plant,
e) Water Treatment Plant,
f) Water Tank
3 ) Commercial
3.1) Market and Planning Authority / The Planning Authority / Appropriate
Mandies - Appropriate Authority shall acquire the land and
a) Weekly Market Authority / Owner develop the reservation for the same
b) Vegetable Market purpose.
c) Open Market. OR
d) Hawkers Market i) The Authority may allow the owner to
develop the reservation, subject to 3.2) Shopping centres handing over to the Planning Authority
a) Shopping Centre, an independent plot along with
b) Commercial constructed amenity of total area,
Complex, mentioned in Note - 1 below this table &
c) District Commercial as per norms prescribed by the Authority.
Centre, ii) The owner shall be entitled to develop
c) Municipal Market remaining land for the uses permissible
d) Fish Market in adjoining zone with full permissible
e) District Commercial FSI of the entire Plot and permissible
(C-2) etc. TDR potential of the entire Plot.
iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.
iv) Reservation may be allowed to be developed in parts.
4) Health Facility
a) Health Centre Planning Authority / The Planning Authority / Appropriate b) Hospital Appropriate Authority may acquire and develop the c) Dispensary Authority / Owner reservation site for the same purpose. d) Maternity Home OR e) Veterinary The owner may be allowed to develop
entire reservation for the intended purpose Hospital / Clinic only.
f) Urban Health OR Centre
i) The Authority may allow the owner to
g) Rural Hospital and develop the reservation, subject to like handing over to the Planning Authorityan independent plot along with constructed amenity of total area, mentioned in
Note -1 below this table & as per norms prescribed by the Authority.
ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.
iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.
iv) Reservation may be allowed to be developed in parts.
5) Transportation
5.1) Depots and Stands Planning Authority / The Planning Authority / Appropriate a) Bus Stand Appropriate Authority may acquire and develop the b) Bus Depot etc. Authority / Owner reservation site for the same purpose. c) Metro Car Shed OR d) MRTS Station The owner may be allowed to develop
entire reservation for the intended purpose. OR
i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of total area, mentioned in Note-1 below this table& as per norms prescribed by the Authority. The Authority shall ensure that constructed amenity to be handed over is of proper size and utilisable for the said use.
ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.
iii) The Authority if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.
iv) In case of Bus Stand/ Bus Depot, atleast 40% of the area shall be kept for parking/ movement of buses.
v) Reservation may be allowed to be developed in parts.
5.2) Roads Proposed Planning Authority / The Planning Authority / Appropriate
Appropriate Authority shall acquire the land and
Authority / Owner develop the reservation for the same
purpose. OR The Authority may allow the owner to develop the new Development Plan road,
along with the construction of road as per the specifications given by the Authority. After handing over the said constructed road along with the land under proposed road to the Authority, the owner shall be entitled for TDR and Amenity TDR. The cost incurred for construction of road shall be calculated on the basis of District Schedule of Rates of Public Works Department.
5.3) Parking Planning Authority / The Planning Authority / Appropriate
Appropriate Authority may acquire and develop the site
Authority / Owner for the same purpose.
OR The Planning Authority / Appropriate Authority after acquiring the land or after acquiring and developing the same, as the case may be, lease out as per the provisions of the Municipal Corporations Act, to the Registered Public Institution for developing and running or only for running the same. OR The owner may be allowed to develop entire reservation for public parking and he shall maintain it for public parking forever. Agreement to that effect shall be executed with the Authority by the owner. OR The Owner may be allowed to develop area of the reservation, subject to following :-
i) The owner shall develop parking space according to the designs, specifications and conditions prescribed by the Authority and handover the constructed parking area equal to the reservation area, to Authority.
ii) The operation and the maintenance of the facility will be decided by the Authority.
iii) Parking spaces may be in basement or on stilts or on first / second floor with separate entry & exit.
iv) After handing over the above said parking area to the Planning Authority, the owner shall be entitled to construct with full permissible FSI of the entire Plot and permissible TDR potential of
the entire Plot for other permissible user in that zone.
v) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as TDR Regulations.
(1)
vi) Reservation may be allowed to be developed in parts, if the area under such part reservation is 50% or more, out of total area of reservation.
5.4) Truck Terminus Planning Authority / The Planning Authority / Appropriate
or similar Appropriate Authority may acquire and develop the
Authority / Owner reservation site for the same purpose.
OR The owner may be allowed to develop entire reservation for the intended purpose. OR
i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of total area, mentioned in note-1 below this table &as per norms prescribed by the Authority.
ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.
iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.
iv) Reservation may be allowed to be developed in parts. 6 ) Educational
(a) Primary School Planning Authority / The Planning Authority / Appropriate
(b) High School Appropriate Authority may acquire and develop the site
(c) College Authority / for the same purpose.
Registered OR
Educational The Planning Authority / Appropriate
Institution Trust / Authority after acquiring land or after
Owner acquiring and constructing the building on
it, as the case may be, lease out the same as
(1) Inserted vide Corrigendum / Addendum No.CR.121/21, dt.02nd December, 2021
per the provisions of the Municipal Councils / Municipal Corporations / Authority Act, to the Registered Public Educational Institution trust for developing and running or only for running the same. OR The owner may be allowed to develop the reservation for the same purpose. The Registered Public Educational Institution trust on behalf of owner may also be allowed to develop subject to terms / conditions as prescribed by the Authority. OR
i) The Authority may allow the owner to develop the reservation, subject to handing over to the Authority an independent plot along with constructed amenity of total area, mentioned in Note- 1 below this table & as per norms prescribed by the Authority.
ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.
iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI) to be utilised as per TDR Regulations.
iv) Reservation may be allowed to be developed in parts. However, it shall be ensured that school or college of proper size is constructed. It shall be ensured that Primary School and High School area to be handed over to Authority shall be minimum 2000 sq.m.
(c) Educational Planning Authority / The Planning Authority / Appropriate
Complex Appropriate Authority may acquire and develop the site
Authority / Land for the same purpose.
Owner OR
The Planning Authority / Appropriate Authority after acquiring land or after acquiring and constructing the building on it, as the case may be, lease out the same as per the provisions of the Municipal Corporations Act, to the Registered Public Educational Institution Trust for developing
and running or only for running the same. OR The owner may be allowed to develop the reservation for the same purpose. The Registered Public Educational Institution trust on behalf of owner may also be allowed to develop subject to terms / conditions as prescribed by the Authority. OR If the area of the Educational Complex reservation is more than 1.00 Ha. then,
i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority
an independent plot alongwith
constructed amenity of total area, mentioned in Note-1 below this table & as per norms prescribed by the Authority.
ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.
iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.
iv) Reservation may be allowed to be developed in parts.
7) Residential
a) Public Housing / Planning Authority / Planning Authority / Appropriate Authority EWS / LIG Housing. Appropriate may acquire the reserved land and develop b) High Density Authority / Owner for the same purpose. Housing. OR c) Housing for i) The Authority may allow the owner to Dis-housed. develop the reservation, subject to d) Reservation similar handing over to the Planning Authority as above. an independent plot along with
constructed tenements of not more than 30 sq.m. carpet area each to the Authority, mentioned in Note-1 below this table & as per norms prescribed by the Authority.
ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.
iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.
iv) The Planning Authority / Appropriate Authority shall allot such tenement on priority to the persons dispossessed by implementation of Development Plan.
v) Reservation may be allowed to be developed in parts. OR The Authority may allow the owner to develop the reservation, subject to -
a) Handing over of 40% land to Authority in lieu of FSI / TDR, for laying out plots for EWS / LIG. The owner shall thereafter be entitled to develop remaining plot as per the uses permissible in residential zone with permissible FSI / TDR potential of entire plot on remaining plot without taking into account the area handed over to the Planning Authority.
b) The Planning Authority / Appropriate Authority shall prepare layout for EWS / LIG plots and allot such plots on priority to the persons dispossessed by implementation of Development Plan. The Planning Authority may construct EWS / LIG tenements on such land.
8) Assembly and Institutional
a) Town Hall, Planning Authority / The Planning Authority / Appropriate b) Drama Theatre, Appropriate Authority may acquire and develop the site c) Auditorium, Authority / Owner for the same purpose. d) Samaj Mandir, OR e) Community Hall, The Planning Authority / Appropriate
Authority after acquiring the land or after
f) Multipurpose Hall, acquiring and developing the same, as the
g) Library case may be, lease out as per the provisions
h) Town Centre, of the Authorities' Act to a Registered
i) Town Sub-Centre etc. Public Institution to develop and running or only for running the same. OR The owner may be allowed to develop entire reservation for the intended purpose only. OR
i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of total area, mentioned in Note-1 below this table & as per norms prescribed by the Authority.
ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.
iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.
iv) Reservation may be allowed to be developed in parts.
9) Public-Semi public
a) Govt. Offices Planning Authority / The Planning Authority / Appropriate b) Fire Brigade Station Appropriate Authority may acquire and develop the c) Reservations similar Authority / Owner reservation site for the same purpose. to above. OR
i) The Authority may allow the owner to develop the reservation, subject to handing over to the Planning Authority independent plot along with constructed amenity of total area, mentioned in
Note - 1 below Table & as per norms prescribed by the Authority.
ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.
iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), to be utilised as per TDR Regulations.
iv) Reservation may be allowed to be developed in parts.
10) Reservations of Planning Authority / The Planning Authority / Appropriate composite nature like Appropriate Authority may acquire and develop the site Vegetable Market & Authority / Owner for the same purpose. Shopping Centre, Town Explanation - For the reservation of Hall & Library, etc. composite nature, proposed in Development
Plan except Town Hall & Library, area of
each user shall be considered equal i.e. 50 - 50% and for Town Hall & Library, area of Library shall be 10% of area of Town Hall and such area shall be allowed to be developed as per the norms applicable for such reservation as mentioned in these regulations.
11) Reservations which Planning Authority / Planning Authority / Appropriate Authority are not included in Appropriate may acquire the reserved land and develop these regulations but Authority / Owner for the same purpose. are compatible to other OR similar type of The development permissions for such type reservation. of user under this Regulation may be
granted by the Authority in consultation with the Divisional Joint Director of Town Planning, subject to verification of compatibility of both the users and as per the norms applicable for such reservation as mentioned in these regulations.
12) For other buildable Planning Authority / The Planning Authority / Appropriate reservations shown in Appropriate Authority may acquire and develop the Development Plan Authority / Owner. reservation site for the same purpose. which are not covered OR above i) The Authority may allow the owner to
develop the reservation, subject to handing over to the Planning Authority an independent plot along with constructed amenity of total area, mentioned in Note - 1 below this table & as per norms prescribed by the Authority.
ii) The owner shall be entitled to develop remaining land for the uses permissible in adjoining zone with full permissible FSI of the entire Plot and permissible TDR potential of the entire Plot.
iii) The Authority, if required, shall allow the TDR for the unutilized FSI, if any (after deducting in-situ FSI), tobe utilised as per TDR Regulations.
iv) Reservation may be allowed to be developed in parts.
13) Reservations for the Planning Authority / Planning Authority / Appropriate Authority Appropriate Authority Appropriate may acquire the reserved land and develop other than Planning Authority / Owner for the same purpose. Authority OR
The Authority may allow the owner to Develop the reservation subject to condition that;
i) Wherever the reservation is to be developed by the Appropriate Authority other than Municipal Corporation, No
Objection Certificate from the
Appropriate Authority shall be obtained before granting development permission.
ii) The concerned Appropriate Authority (other than the State Government Department) shall deposit cost of construction for the built- up area to be handed over to it, as per Annual Statement of Rates with the Planning Authority. However, the Authority shall handover such constructed area to the State Government / concerned State Government Department free of cost.
General conditions / notes to allow development under above regulations :-
i) The percentage of land and construction of amenity to be surrendered to the Authority as per above mentioned regulations for various authorities, shall be as below :-
Sr. No. Reservation Type of Authority Percentage of Percentage of
of total land to be constructed
above surrendered amenity of the
Table free of cost & total land area to
free from be surrendered
encumbrances free of cost & free
from encumbrances
1 2 3 4 5
3 Commercial A, B, C Class Municipal 40 50
4 Health Facility Corporations and
Development Authorities 5 Transportation 7 Residential
8 Assembly & D Class Municipal 40 25
Institutional Corporations & A Class
Municipal Councils. 9 Public-Semi
public B & C Class Municipal 30 20
12 Other Buildable Councils and Nagar
Reservations Panchayats.
5.4 Truck Terminus A, B, C Class Municipal 40 10
or Similar Corporations and
Development Authorities.
D Class Municipal 30 7
Corporations & A Class Municipal Councils.
B & C Class Municipal 20 5
Councils and Nagar
Panchayats
5.1 Bus Stand A, B, C Class Municipal 50 20
Corporations and
Development Authorities
D Class Municipal 40 15
Corporations & A Class Municipal Councils
B & C Class Municipal 40 10
Councils and Nagar
Panchayats
6 Education A, B, C Class Municipal 40 50
Corporations and
Development Authorities
D Class Municipal 40 40
Corporations & A Class Municipal Councils
B & C Class Municipal 40 30
Councils and Nagar
Panchayats
ii) The owner shall be entitled for Amenity TDR against the construction of amenity, if any, as per TDR Regulation.
iii) The word 'Authority' means Municipal Commissioner of Municipal Corporation, Chief Officer of Municipal Council, Metropolitan Commissioner of Metropolitan Development Authority or Chief Executive Officer of the concerned Authority.
iv) If the area of reservation is not adequate to construct independent building as mentioned above OR When it is not possible to handover individual plot along with public amenity, then in such cases Authority may allow composite building on said land subject to condition that the built up area mentioned as above may be allowed to be handed over to the Planning Authority or Appropriate Authority, as the case may be, preferably on ground floor and subject to payment of premium (1) for the land required to be handed over to Authority at the rate of 40% of land rate in ASR, without considering the guidelines therein.If ground floor is utilised for parking, then such built up area shall be given on stilt / first floor with separate entry & exit from Public Street. In such cases, built-up area (along with proportionate undivided share in land) shall be handed over to the Planning Authority or Appropriate Authority, as the case may be.
v) In case of development of reservation of Bus Stand at Sr.No.5.1, the construction area for allied activities and uses permissible in Residential Zone may be allowed to be constructed up to FSI of 2.00 of the surrendered plot with the consent of owner. In such cases, the owner shall be entitled for amenity TDR to that extent. If the plot along with construction is handed over to MSRTC, the regulations applicable to the plot owned by MSRTC shall be applicable to the said plot.
(1) Inserted vide Corrigendum / Addendum No.CR.121/21, dt.02nd December, 2021
vi) If owner desires to construct area of amenity more than what is mentioned above table (1) upto maximum building potential as per Regulation No.6.1, Table 6-A or Regulation No.6.3, Table 6-G, as the case may be, with the consent of the authority, then he shall be entitled for amenity TDR to that extent.
vii) It shall be obligatory on the Authority to make registered agreement with the developer / owner at the time of granting the development permission subject to terms and conditions as it deem fit. Occupancy Certificate shall be issued only after compliance of all terms & conditions and getting possession of the constructed amenity.
viii) The area / built-up area to be handed over to the Planning Authority under these Regulations shall be earmarked on the sanctioned building plan clearly mentioning the same. After completion of construction, the said amenity shall be handed over by executing the deed of transfer in this respect and expenses thereon shall be borne by the owner. The occupation certificate to the construction belonging to owner shall be granted only after handing over said amenity to the Planning Authority. The constructed amenity shall be made available to the general public by the Authority within 3 month from possession.
ix) In cases, where permission for development under accommodation reservation principle is already granted as per earlier regulations, the same shall continue to be valid till completion of construction.
x) Provisions of Regulations of Inclusive Housing, Amenity Space, if any, shall not be applicable for development under this Regulation. Moreover Regulation of required recreational open space shall not be applicable for development of reservation other than Residential purpose as mentioned at Sr.No.7.
xi) Notwithstanding anything contained in these regulations, there shall be no cap for utilization of available in-situ FSI / and (1) Premium FSI and TDR potential of the entire plot on the remaining plot.
xii) Once sanction is granted under this regulation, the owner / developer shall have to complete the development and hand over the developed reservation to the Authority within the period as specified by Authority. Thereafter Authority may levy penalty for any delay.
xiii) The development permissions granted under the provisions of Accommodation Reservation provisions and full & final occupation certificate is issued, in such cases the portion / location designated for respective reservation is continued to be in said reservation and restof land on which residential / commercial development permission is granted is deemed to be converted into residential / commercial zone to the extent of that area.
xiv) Where appropriate authority for development of reservation is other than the planning authority, then such appropriate authority may be consulted for usefulness of the constructed amenity to be handed over, before granting the development permission.
xv) In case of Nagpur Municipal Corporation, for development of commercial reservation at Sr.No.3 of Table No.11-A, FSI permissible for development of reservation shall be as per Regulation No.10.3.1. In such case the construction area to be handed over to the authority shall be 1.5 times of the plot area to be handed over and the owner shall be entitled to utilise entire potential of reserved plot as per Regulation No.10.3.1.
xvi) This regulation shall not be applicable for development of amenity space to be provided as per Regulation No.3.5 and Regulation No.4.8.1.
(1)
xvii) The norms mentioned above in note (i) for B and C class Municipal Councils, shall be applicable to non-Municipal Town Development Plan also.
(1) Inserted vide Corrigendum / Addendum No.CR.121/21, dt.02nd December, 2021
To see how 11.1 and the rest of UDCPR apply to a particular plot, with the clause behind every figure, open Citiwise.
The text of the Unified Development Control and Promotion Regulations for Maharashtra State, as amended to 30.01.2025. The notification of the Urban Development Department, Government of Maharashtra, is the authoritative text.