UDCPR 2020 / Chapter 14, Special schemes
14.1.1.7 Planning Considerations
UDCPR 2020 as amended to 30.01.2025
i) Permissibility in respect of Zoning :-
a) Notwithstanding anything contained in any regulation for the time being in force, the project to be notified under this regulation may be permissible in any land-use zone/s of sanctioned Regional Plan / Development Plan, excepting areas mentioned in Regulation No.14.1.1.2(v).
b) For the areas falling in zones, other than residential, commercial and (1) U zone as per the sanctioned Regional Plan (1) or Development Plan, as the case may be, the Project Proponent/s shall have to pay a premium for permitting project in such zones at the rates prescribed below in Table No.14-A (1) This provision only applicable to new ITPs in Development Plan Areas. :-
Sr.No. Type of Zone Premium Charges
1 Afforestation Zone, Hill Top & Hill Slope Zone as 15 %
shown on Regional Plan / Development Plan.
2 Public / Semi-public Zone, Industrial Zone, T.H. & L.P. 8%
(1) th
Modified vide Notification u/s.37(1AA)(c) & 20(4) bearing No.CR.105/2022/(Part-2)/UD-13, dt.05 September, 2024
3 Agriculture / No Development Zone / G - 1 zone / Low 10 %
Density Residential Zone / Buffer Zone of ESZ
(1) Mangroves / CRZ whether shown on Regional Plan / Development Plan or not and other zones excepting at Sr.No.a & b above.
Explanation : Premium charges shall be calculated by considering the agriculture land rate of the said land as prescribed in Annual Statement of Rates (ASR) without applying the guidelines. If agriculture land rate is not mentioned in ASR, in such cases the Agricultural land rate for such land will be decided by referring the matter to the Inspector General of Registration. Thereafter the premium will be calculated by considering the land rate given by IGR in such cases. Out of total premium10% shall be paid at the time of Locational Clearance, 10% paid at the time of letter of Intent, 20% at the time of sanctioning of Master Layout Plan and remaining 60% shall be in four equal installments per year and subject to interest as per Prime Lending Rate. (PLR)
c) Restriction on development-No construction shall be permitted on the lands within the HFL (Blue line), land in Hill Top & Hill Slope Zone and on lands having slope equal to or more than 1 : 5 in the said Project, whether specifically marked as such on the Regional Plan / Development Plan or not. No development of any sort and activity involving cutting / levelling / filling shall be permissible on such sloping lands.
Provided that, it shall be permissible to use such lands for Plantation, Park, Garden purposes, access road to township development with minimum cutting and other users as otherwise permissible in respective Regional Plan / Development Plans and the FSI of such lands shall be permissible to the extent as prescribed in Regulation No.14.1.1.7(ii).
d) In the Buffer zone of notified ESZ and in ESZ‘s, only those development activities and FSI as permissible under MoEF notification of the ESZ (as amended from time to time) under Environment Protection Act, 1986 shall be permitted. All the development in this buffer zones shall be in accordance with MoEF notifications.
ii) Permissible Floor Space Index (FSI) :-
a) Notwithstanding anything contained in any regulation for the time being in force, if premium as mentioned in 14.1.1.7(i) (b) is paid by the project proponent then the basic permissible FSI for such project shall be 1.0 to be calculated on Gross Plot Area under Master Layout Plan without deducting any areas under the slopes within HFL, etc.
b) Further, (1)100% additional FSI shall be permissible on payment of premium at the rate of 10% of the weighted average land rate of the said land as prescribed in Annual Statement of Rates for the relevant year, without applying the guidelines therein. Such premium shall be paid at the time of Building permission.
(1) (Table Deleted)
(1) It is proposed to permit Incentive FSI at par with the Provisions of UDCPR-2020 for construction of Green Buildings / ECGC Building in the ITPs.
c) Over and above the FSI as prescribed above, an additional FSI in lieu of construction of tenements for social housing shall be permissible as prescribed in Regulation No.14.1.1.9, without charging premium.
d) It shall be permissible to utilise the maximum permissible built-up area as prescribed above, anywhere in the area under sanctioned Master Layout Plan.
(1) Ancillary FSI is permissible in ITP. In the result, free of FSI items in the said scheme, if any, other than mentioned in UDCPR shall stand deleted.)
(1) Modified vide Notification u/s.37(1AA)(c) & 20(4) bearing No.CR.105/2022/(Part-2)/UD-13, dt.05th September, 2024
iii) Mandatory Town-Level Amenities - Area and FSI Allocations :-
Master Layout Plan shall provide for town-level area and FSI allocation, to be kept at one or more places, as follows :-
a) Spaces for Recreation Table No.14-C
Sr. Particulars Minimum Area Required Conditions
No.
i Garden/s 5% of Master Layout Area. Out of this at least 1000 sq.m. area shall
and Park/s (out of this 50% area may be kept open for Town Plaza / Town
be allowed on Hill Top Hill Square, at one place and remaining area
Slope Zone, Buffer Zone of shall be kept open and may be allowed
ESZ and within HFL) to be proposed at suitable places. Major
public amenities / activities shall be cluster around this area.
ii Play 7.5% of Master Layout Maximum 10% of area under Play
Ground/s Area (may be allowed in Ground which may accommodate
Buffer Zone of ESZ having indoor games, stadiums and allied users slope less than 1:5) only.
Note - These spaces shall be exclusive of open spaces to be required at sector-level layouts. Notwithstanding anything contained (2) UDCPR, 10% open space shall be provided in sector level layout. Such open space shall be calculated by considering area of the sector excluding roads in Master Layout Plan and Town Level Amenity spaces excepting Economic Activities.)
b) Spaces for combined School/s (Primary School/s + High School/s) - Table No.14-D
Sr. Particulars Minimum Area Minimum Built-up Area required
No. Required
i For Master Layout area 5,000 sq.m. 5,000 sq.m.
of 40 Ha. ii For Master Layout area To be increased proportionately with increase in more than 40 ha. Master Layout area and be proposed at one or more locations, as per requirements.
Note –
1) The requirements prescribed above are by considering School to be run in double shift,
2) Requirement of plot area and built up area shall be exclusive of Play Ground spaces. Hence it is mandatory to show separate Play Ground adjoining to school building at the rate of 7 sq.m. / student.
c) Community Health Care Facilities :- Primary and Secondary Health Care Facilities like Dispensary, Maternity Home, Hospital etc. Table No.14-E
Sr. Particulars Minimum Area Minimum Built-up
No. Required Area required
i For Master Layout area of 40 ha. 1,000 sq. m. 1500 sq. m.
ii For Master Layout area more than To be increased proportionately with
40 ha. increase in Master Layout area and be
proposed at one or more locations, as per requirements.
(2) Substituted vide Corrigendum / Addendum No.CR.121/21, dt.02nd December, 2021
d) Community Market :-
Sr. Particulars Minimum Area Minimum Built-up Area
No. Required required
i General Market including Mutton and Fish Market
For Master Layout area upto & 1000 sq.m. As per requirement
inclusive of 200 ha. For Master Layout area more To be increased proportionately with increase than 200 ha. in Master Layout area and be proposed at one or more locations, as per requirements. ii Vegetable Market For Master Layout area upto & 1000 sq.m. As per requirement inclusive of 200 ha. For Master Layout area more To be increased proportionately with increase than 200 ha. in Master Layout area and be proposed at one or more locations, as per requirements.
Note - Users mentioned in (i) & (ii) above may be clubbed together for convenience purpose, without altering the requirements in plot area and built-up area.
e) Public Assembly Facilities :- Town Hall and / or Auditorium including Library Table No.14-G
Sr. Particulars Minimum Area Minimum Built-up Area
No. Required required
i For Master Layout area of (1) 40 (1) 4000 Sq.m. 5000 Sq.m.
Ha.
ii For Master Layout area 200 hect (1) 5000 Sq.m. (1)
5000 Sq.m. upto 200 Ha. iii For Master Layout area more than To be increased proportionately with increase 200 Ha. in Master Layout area and be proposed at one or more locations, as per requirements.
f) Economic Activities :- Economic activities including users such as Market, Multiplex, Mall, Information Technology & Information Technology enabled Services (IT & ITES) including SEZs, Essential Shopping, Recreational Centres, Trade & Commerce, Education, Hospitals, Non-polluting Industries, Service Industries, Entertainment, Tourism, Star Category Hotels, Convention Centres, Gymnasiums, Socio-economic activities such as workshop, hostel for Autistic persons, challenged persons and Senior Citizens except independent residential tenements as per requirements.
(1)
Sr. Particulars (1)
(Deleted) Minimum Built-up Area
No. required
i For Master Layout area of 40 ha. (1)
(Deleted) 80000 sq.m.
ii For Master Layout area more than To be increased proportionately with increase
40 ha. in Master Layout area and be proposed at one
or more locations, as per requirements.
(1) Modified vide Notification u/s.37(1AA)(c) & 20(4) bearing No.CR.105/2022/(Part-2)/UD-13, dt.05th September, 2024
Note :-
(1)
1) No dedicated plot shall be insisted for economic activities. Such activity may be allowed in the ITP area at sutable location/s and in composit building also. Economic activities component users may be clubbed together with activities mentioned in c and d above, subject to condition that, total built-up area should not be less than the summation of minimum required for all such users and other use restrictions as mentioned in UDCPR.
2) However, for the additional FSI availed by payming premium, additional built-up area for economic activities shall be provided @ 10%.
3) If any area as mentioned in 14.1.1.2 is excluded by the project proponent for calculation of FSI, then the mandatory town level amenities and 2% area to be handedover to local authority shall be calculated on the net area by deducting such excluded area from the gross plot.
g) Public Utilities :- For Master Layout area up to & inclusive of 200 ha. Table No.14-I
Sr. Particulars Minimum Area Required Permissible Built-up Area
No.
i Fire Brigade Station 3000 sq.m. or as prescribed As per recommendations
by the Director of Fire of the Director of Fire
Services, Maharashtra State Services, Maharashtra
/ Chief fire Officer of the State / Chief fire Officer
concern Authority. of the concern Authority.
ii Sewage Waste 4000 sq.m. As per requirements
Management Project
(SWMP)
iii Cremation Ground 2000 sq.m. As per requirements
iv Burial Ground 2000 sq.m. As per requirements
v Bus Station / Transport 3000 sq.m.
Hub
vi Police Station 1000 sq.m.
vii Electric Sub-station As per requirement
viii Other Public Utilities As per requirement
ix Public Parking Facilities As per prevailing DCR
x Solid waste management As per requirement
Note :
1) If the facility of Cremation Ground / Burial Ground is available in the village where the Township is located in such case these requirements need not be insisted subject to NOCs (1) from respective (1) local Planning Authority, as the case may be.
2) If Police Station is available within 1km. area from the proposed Township, then such facility need not to be provided.
h) Transport & Communication :-
i) The entire area of the project shall have a proper road pattern, taking into consideration the linkages with existing roads (1) or proposed Regional Plan / Development Plan roads, within the project and outside area as well. All such roads shall be developed by the Project Proponent/s as per standard prescribed by the Indian Road Congress.
(1) Modified vide Notification u/s.37(1AA)(c) & 20(4) bearing No.CR.105/2022/(Part-2)/UD-13, dt.05th September, 2024
ii) The width of the -
a) Classified Road should not be less than as may be prescribed by concerned public authority;
b) Main / Arterial / Ring Road should be of minimum right of way of 18.0 m.
c) Other Sub-Arterial roads, Collector streets, local streets, etc. shall be proposed as per the requirements to cater to the need of occupancies on such roads including for pedestrians.
d) Network of cycle track in entire Township area of minimum width of 3.0 meter shall be provided without clashing with the vehicular traffic, to the extent possible.
iii) It may be permissible for Project Proponent/s, to realign the Regional Plan / Development Plan Roads, and earlier existing roads passing through the project area, without changing the entry and exit points of such roads.
iv) All the Regional Plan / Development Plan Roads and all the Main / Arterial / Ring Roads, shall always be open for general public, irrespective of the fact that, they resides in the project or not.
General Note for Amenities (a) to (h) :
1) The requirements prescribed above for items (a) to (1) (e) are by considering FSI proposed for the project is only 1.0. If the FSI proposed is increased or decreased then the only built up area requirement shall be increased or decreased proportionately.
2) The requirements prescribed above for items (g) are for Master Layout area up to & inclusive of 200 ha. It shall be increased or decreased proportionately and may be proposed at one or more locations, as per requirements.
iv) Residential Activities :-
Sr. No. Particulars Area Built-up Area
i Residential Activities The land excluding Remaining built-up
(including lands required for the land required area subject to
social housing, infrastructure for purposes as minimum 60% of the
such as water storage, drainage shown (iii) (a) to total proposed Basic
and garbage disposal, etc.) (h). Residential FSI.
(v) Share of Local / Planning Authority.
(1)
(a) The integration of Integrated Township Projects included in the Local / Planning Authority, an area @ 2% of (1) (--) area (1)after deducting area of development plan / Regional Plan Reservation, if any (excluding D.P. / R.P. roads / road widening) shall be earmarked and shall be handed over free of cost to the respective Authority for development of the City Level Facilities. (1) However this provision shall not be applicable to the 2% amenities space which is already handed over to the Planning Authority. For determining eligibility of ITP, the above 2% area shall be considered in area calculation. This area shall not contain area under hill slopes, and shall be accessible by major road. Base FSI of such 2% land shall be made available to the (1) project proponent/s on remaining land (1) of the ITP area.
(1)
(b) If the Project Proponent/s constructs the amenity as per norms prescribed by the Authority and handed over the same to the Authority then he shall be entitled for Amenity Construction TDR as per Regultion No.11.2 of UDCPR. Such TDR can be utilised within the same Local Planning Authority area or within the ITP area over and above ITP potential subject to other provisions of Regulation No.11 of UDCPR.
(1) Modified vide Notification u/s.37(1AA)(c) & 20(4) bearing No.CR.105/2022/(Part-2)/UD-13, dt.05th September, 2024
(1) Also provided that, if the land is handed over to Planning Authority and Project Proponent is willing to construct the amenity in this land, than he will be eligible for the Amenity Construction TDR.
(1)
(vi) Accomodation Reservation (AR) Policy :-
The Development Plan reservations included in the ITP area may be developed as per the provisions of Accomodation Reservations (AR) i.e. Regulation No.11 of UDCPR subject to following conditions :-
a) Area to be handed over to the Local Planing Authority and area to be retained with the Project Proponent/s as per AR Regulations shall be an integral part of ITP and area / construction allowed to the Project Proponent/s may be developed anywhere within the ITP boundary.
b) If the area of Reservations (excluding D.P. Roads / Road Widening) is more than 51% of the area of the Master Plan Layout then such situation can be considered as hardship and a composite building may allowed by charging premium for Land component @ 20% of the average ASR rate of ITP. However if area of reservations (excluding D.P. Roads / Road Widening) is more than 70% of the area of the Master Plan Layout then such premium shall be @ 10% of the average ASR rate of ITP.
c) Construction TDR generated by implementation of AR Regulations may be allowed to be utilised within the same Local Planing Authority area or within the ITP area over and above ITP potential subject to other provisions of Regulation No.11 of UDCPR.
d) Outside TDR shall not be applicable within ITP area.
e) However, this provision of AR shall not be applicable for the area of Reservations which is already handed over to the Planning Authority.
Tables under this regulation: Table 14-A, Table 14-C, Table 14-D, Table 14-E, Table 14-F, Table 14-G, Table 14-H, Table 14-I, Table 14-J.
To see how 14.1.1.7 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.