2) For junctions of roads meeting at other than right angles, the rounding off or cut off or similar treatment shall be done to the approval of the Commissioner depending upon the widths of roads, the traffic generated and sighting angle
54. Building Line :
Building line shall be set back subject to stipulations in(*) Table No.12 & 13. 55. Recreational/Amenity Open Spaces – (1) open spaces in residential and
commercial layouts:
a) Extent- In any layout of sub-division of vacant land in a residential and commercial zone open spaces shall be provided as under
(*)i) Area less than 2000 sq.mt ... NIL
(*)ii) Area more than 2000 sq.mt & above .……15%
These open spaces shall be exclusive of area of access internal roads/designations or reservations, development plan roads and area for road-widening and shall as far as possible be provided in one place. where however the area of the layout or sub-division is more than 5000 sq.m. open spaces any be provided in more than one place, but at least one of such places shall be not less than 750 sq.m. in size.Such recreational NOTE :-
spaces will not be necessary in the case of land used for educational institutions with attached independent playgrounds. Admissibility of F.S.I. shall be as indicated in Sub Reg. (3) below.
b) Minimum area – No such recreational space shall be measured less than 125 sq.m.
c) Minimum dimensions – The minimum dimension of such recreational space shall not be less than 7.5m. and if the average width of such recreational space is less than 16.6m. length there of shall not exceed 2.5 times the average width. (*) The Commissioner may relax minimum dimensions prescribed taking into consideration, plot size, area and site conditions.
d) Access –Every plot mean for a recreational space shall have independent means of access, unless it is approachable directly from every building in the layout.
e) Ownership - The ownership of such recreational space shall vest, by provision in a deed of conveyance in all the property owners on account of whose holdings the recreational space is assigned.
f) Tree growth - Excepting for the area covered by the structures permissible under (g) below, the recreational space shall be kept permanently open to the sky and accessible to all owner’s and occupants as a garden or a playground etc. and trees shall be grown as under:
i) at the rate of 5 trees per 100sq.m. or part thereof to be grown in a plot. ii) at the rate of 1 tree per 80sq.m. or part thereof to be grown in a plot for
which a sub-division or layout is not necessary.
g) i) Structures/uses permitted in recreational open spaces (i) in a recreational open space exceeding 400 sq.m. in area (in one piece), elevated/underground water reservoirs, electric sub-stations, pump houses may be built not utilizing more than 10% of the open space in which they are located.
ii) In a recreational open space or playground of 1000 sq.m. or more in area (in one piece and in one place), structures for pavilions, gymnasia,(*) crèche club houses and other structures for he purpose of sports and recreation activities may be permitted. With built up area not exceeding 15% of the total recreational open spaces in one place. The area of the plinth of such structure shall be restricted to 10% of the areas of the total recreational open space. The height of any such structure which may be single storey shall not exceed 8 mt. A swimming pool any also be permitted in such a recreational open space and shall be free of F.S.I. structures for such sports and recreation (*)crèche activities shall confirm to the following requirements:
NOTE :-
a) The ownership of such a structures and other appurtenant users shall vest, by provision in a deed of conveyance, in all the owners on account of whose cumulative holdings, the recreational open space is required to be kept as recreational open space or ground in the layout or sub-division of the land.
b) The proposal for construction of such structure should come as a proposal from the owner/owners/society / societies or federation of societies without any profit motive and shall be meant for the beneficial use of the owner/owners/members of such society/societies/ federation of societies. c) Such structures shall not be used for any other purpose, except for
recreational activities for which a security deposit as decided by the Commissioner will have to be paid to the Corporation.
d) The remaining area of the recreational open space or playground shall be kept open to sky and properly accessible to all members as a place of recreation, garden or a playground.
e) The owner/owners or society or societies or federation of the societies shall submit to the Commissioner a registered undertaking agreeing to the conditions in (a) to (d) in (g) (ii) above.
2) Open spaces in industrial plots/layout of industrial plots.
a) In any industrial plot admeasuring 3000 sq.m. or more in area 10% of the total area shall be provided as an amenity open space subject to a maximum of 2500 sq.m and
i) such open space shall have proper means of access and shall be so located that it can be conveniently utilised by the persons working in the industry,
ii) the parking and loading and unloading spaces as required under these regulations shall be clearly shown on the plans,
iii) Such open space shall be kept permanently open to sky and accessible to all the owners and occupants and trees shall be grown thereon at the rate of 5 trees for every 100 sq.m. of the said open space to be grown within the entire plot or at the rate of 1 tree for every 80 sq.m. to be grown in a plot for which a sub-division layout is not necessary.
b) In case of sub-division of land admeasuring 8000 sq.m. or more in area in an industrial zone, 5% of the total area in addition to 10% in (a) above shall be reserved as amenities open space which shall also serve as general parking space. When the additional amenity open space exceeds 1500 sq.m. the excess area may be used for construction of buildings for banks, canteens, welfare centers, offices, crèches and other common purposes. Considered necessary for industrial uses as approved by the Commissioner.
3) Floor space index /built-up calculations-The total area of a plot shall be reckoned in floor space index/built-up area calculations applicable only to new development to be undertaken hereafter as under;
Plot size in sq.m. Area in sq.m. for F.S.I.
Computation
1 2
Residential & Commercial Zones
1) Up to 1000 sq.m. Total area
2) Above 1000 to 2500 sq.m. Total area subject to maximum of 2125 sq.m. 3) Above 2500 to 10,000 sq.m. Total area excluding 15 % out of the area
for recreational /amenity open space vide item (ii) in clause (a) of sub-regulation(1)
of Regulation 55
4) above 10,000 sq.m. Total are excluding 15 % of the area for
recreational open space under item (iii) of clause (a) of sub-regulation (1) of Regulation 55
Industrial Zones
Industrial Plots
1 upto 1000 sq.m. Total area
2 More than 1000 sq.m. Total area excluding 10% out of the area for recreational/amenity open space vide
clause (a) of sub-regulation (2) of Regulation 55
Industrial Layout
1. Plots of 8000 sq.m. or more Total area excluding area of const. permissible in open space over
1500 sq.m. according to clauses (a) & (b) of sub-regulation (2) of Regulation 55 and excluding
10% out of the area for recreational/amenity open space vide clause (a) of sub-
regulation(2) of Regulation 55.
Note : the occupation certificate for building constructed for residential/commercial use shall be granted by the Commissioner only after recreational area is developed and structures for recreational activities are actually provided on site.
56. Size of plots in Residential & Commercial zone :
The plot sizes and manner of development in residential and commercial layouts shall be as follows:-
Plots Area Manner of Development 1 25 to 40 sq.m. Row
2 Above 40 to125 sq.m. Row/semi detached
3 Above 125 sq.m. Row/semi detached/detach. Note: 1) Plots which are 4.00 to 6.00 m in width shall be developed as row
housing scheme. Row housing scheme developed as a block shall not have more than 8 plots in a row and the separation between blocks in row shall be not less than 6 m.
2) Plots which are 6 m. to 12 m. in width shall be developed as semi- detached building scheme.
3) Plots which are above 12 m. in width shall be developed as detached building schemes and no dimension shall be less than 12 m.
57. Size of plots for special housing scheme :
For special housing schemes, undertaken by public agencies for low income group, economically weaker section of society and slum clearance schemes, the minimum plot size shall be 25 sq. m. with a minimum width of 3.5 m.
58. Size of plot in Industrial zone :
The width of plot shall not be less than 15 m. and size of plot shall not be less than 300 sq.m.
59. Size of plots for cinema theatres and assembly halls :
Minimum size of plot for Cinema theatres or assembly building shall be on the basis of seating capacity of the building at the rate of 3 sq.m. per seat (*)including parking spaces as per regulation.
60. Size of plots for public entertainment hall or mangal karyalays : The minimum size of plot shall be 1000 sq.m.
61. Size of plots for petrol filling station : The minimum size of plot shall be -
i) 30.50 m x 16.75 m in the case of petrol filing station with kiosk without service bay and
ii) 33.50 m x 30.50 m in the case of a petrol filling station with service bay.
NOTE :-
62. Provision for shopping Center :
i) In the case of layouts or sub-divisions of area in excess of 2 Ha. In residential and commercial Zones, plots shall be provided for shopping centers. Such area may have an area up to 5 % of the area of the plot. In industrial zones, the provision of sub-regulation (2) of regulation 55 shall apply.
ii) The shopping center area of 5% may be distributed within the layout for making it available within accessable distances from the different part of the layout.
iii) These shops shall not abut on roads more than 18m. in width
iv) Within a layout, the shopping center shall be provided on ground floor and upper floor may be utilized for residential purpose and conveniences like banks, places for doctors and medical practitioners.
v) Only convenient shops as defined under Reg. No. 2 63. Provisions for Electric Sub-Station :
(*) In every case of development/redevelopment of any land building or premises provisions for electric sub-stations may be permitted subject to the Regulations under Electricity Act.
64. Additional Amenities & Facilities in layouts exceeding 2 Ha. :
In any layout exceeding two hectares in area in residential and commercial zones, where the development plan has not provided for amenities and services or facilities or if provided they are inadequate, 5 percent of the total area shall be designated/ reserved as amenity space for provision of primary schools, sub- post offices, police posts etc. as directed and approved by the Commissioner , and such amenities or facilities shall be deemed to be designations or reservations in the development plan thereafter. In deciding the requirements for additional amenities the Commissioner will be guided by Table No. 4A given below.
NOTE :-
TABLE NO. 4A
COMMUNITY FACILITIES AND OTHER SUB-DIVISION REQUIREMENTS