RULES OF DEVELOPMENT OF LAND INTO LAND SUB-DIVISION AND LAYOUT

Layouts or sub-division proposal shall be submitted for the following:

1. When more than one building excepting for accessory buildings in the case of residential building is proposed on any land the owner of the land shall submit proposal for proper layout of building or sub-division of his entire contiguous holding.
2. When development and redevelopment of any tract of land which includes division and sub-division or amalgamation of plots for various land uses within a colony.

Roads / Streets in Land sub-division or Layout

The width of roads/streets / public and internal access way including pathway shall conform to provisions of regulation No.12.3 to 12.6.

In addition to the provision of regulation No.12.3 Cul-de-sacs giving access to plots and extending up to 150m. normally and 275m. maximum with and additional turning space at 150m. will be allowed only in residential area, provided that cul-de-sacs would be permissible only on straight roads and further provided that cul-de-sacs and shall be higher in level than the level of starting point. The turning space, in any case shall be not less than 81 sq.m. in area with no dimension being less than 9m.

Intersection of roads:-  At junctions of roads meeting at right angles, the rounding off at the intersection shall be done, unless otherwise directed by the Authority, with the tangent length from the point of intersection to the curve being 1/2 the road width across the direction of tangent as given below:

fig-1      Rounding off intersections at junctions

fig-2     Rounding off intersections at junctions

For junction of road meeting at less than 60 degree the rounding off or cut or similar treatment shall have tangent length of U and V from the intersections point as shown in diagram 2. The tangent length at obtuse angle junction shall be equal to half the width of the road from which the vehicle enters as shown in diagram 2.

Provided however, that the radius for the junction rounding shall not be less than (20)m.

 Open Spaces

1. For every land irrespective of in town planning scheme or otherwise admeasuring 0.2 ha. or more layouts or subdivision or amalgamation proposals shall be submitted for approval.
2. In any layout or subdivision of land admeasuring 0.6 Ha.or more, 10% of the entire holding area shall be reserved as recreational space which shall be as far as possible be provided in one place. Notwithstanding any thing contained in this rule, the shape and location of such open space shall be such that it can be properly utilized as  play ground.

NOTE:

1. No permission will be granted to delete / reduce  the existing sanctioned open space of layout/subdivision or amalgamation, where layout / subdivision permission is granted prior to issue of these regulations.
2. The open spaces shall be exclusively of areas of accesses/internal roads/designations or widening and shall as far as possible be provided in one place. Where, however, the area of the layout or subdivision is more than 5000 sq.mt. open spaces may be provided in more than one place, but atleast one of such places shall be not less than 50% at one place and further not less than 300 sq.mt. at one place. Such recreational spaces will not be necessary in case of land used for educational institutions with attached independent play ground.

No such recreational spaces shall admeasures less than 200 sq.mt.

Minimum dimensions - The minimum dimensions of such recreational space shall be not less than 7.5m. and if the average width of such recreational space is less than 16.6 m. the length thereof shall not exceed 2½ times the average width.

The structure and uses to be permitted in the recreational open spaces should be as under,

1. They shall be two storeyed structure with maximum 15% built up area, out of which 10% area shall be allowed on ground floor and remaining 5% can be consumed on 1st floor.
2. The structures used for pavilion or gymnasia or club house and other structures for the purpose of sports and recreation activity may be permitted.
3. No detached toilet block may be permitted.
4. A swimming pool may also be permitted in such a recreational open space and shall be free of F.S.I.

1. The ownership of such structures and open apartment users shall vest, by provision in a deed of conveyance, in all the owners on account of whose cummulative holdings, the recreational open space is required to be kept as recreational open space or ground viz. "R.G" in the layout of subdivision of the land.
2. The proposal for the construction of such structure should come as a proposal from the owner/owners/society/societies or federation of societies and shall be meant for the beneficial use  of the owner/owners/members of such society/societies/federation of societies.
3. Such structures shall not be used for any other purpose, except for recreational activity, for which a security deposit as decided by the Commissioner/Chairman will have to be paid to the corporation/NIT.
4. The remaining area of the recreational open space for play ground shall be kept open to sky and properly accessible to all members as a place of recreation, garden or a play ground.
5. The owner/owners/society/societies the federation of societies of the societies shall shall submit to the Commissioner/ Chairman a registered undertaking to the conditions in (a) to (d) above.

Access - Every plot meant for a recreational open space space shall have an independent means of access, unless it is approachable directly from every building in the layout.

Whenever called upon by the Planning Authority to do so under provisions of the NMC Act/NIT Act, areas under roads and open spaces shall be handed over to the Planning Authority after development of the same for which nominal amount of Rs. 1 shall be paid by the Planning Authority. In case of owners who undertake to develop the open spaces for bonafide reasons as recreational   community open space, the Authority may permit the owner to develop the open space unless the Authority is convinced that there is misuse of open spaces in which case the Authority shall take over the land.

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 the 10% stipulated in regulation no. 13.3.1, shall be reserved as amenity 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 the construction of buildings for banks, canteens, welfare centres, offices, crèches and other common purposes considered considered necessary for industrial users as approved by the Commissioner/Chairman.

Minimum plot areas for various uses shall be given below in the Table No. 5.

Table No. 5
MINIMUM PLOT AREA FOR VARIOUS USES 

Sr.	Land use	Plot area	Type of  Development
1.	Residential and Commercial (except those in 2, 3 & 4 below)	(i) 50 and above but upto 125 sq.m. width between 4.5 to 8 m.	Row
		(ii) 125 and above but less than 250 width 8 to 12 m.	Row/ semidetached
		(iii) 250 and above with width above 12 m., with no dimension less than 12 m.	semidetached/ detached
2.	Plots in Public, Housing/High Density  Housing /Sites and Services /Slum up gradation /Reconstruction scheme.	20 with minimum width of 3.6 m. or the size as prescribed by the Govt. from time to time.	Row
3.	Petrol Filling Station -
	(a) without service bay	545 (with one dimension not less than 16.75m)	Detached
	(b) with service bay	1100 (with one dimension not less than 30.5m)	Detached
4.	Cinema Theatre, assembly hall	3 sq.m. per seat including parking requirements.
5.	Mangal Karyalaya	1000	Detached
6.	4 and 5 Star Hotel in independent plot	2500	Detached
7.	3 Star Hotel when in independent plot	1000	Detached
8.	Industrial	3000 (with width not less than 15m)	Detached

Note:

1. Plots abutting 6 m. wide road and below in E.W.S. components of U.L.C. scheme and other government schemes, marginal spaces will be as per there respective schemes and rules.
2. The front set back for already existing layouts/roads shall be as per existings schemes by these rules provided it is more than what is prescribed by these rules.

FSI/Building area/Tenement Density/ Calculation on net plot area - For the purpose of FSI/Building area/Tenement Density/ Calculation on net plot area of the plot shall only be considered. In case of a layout such net area shall be calculated after deducting from the gross area of plot, the area covered by access and recreational and amenity open space.

If the land proposed to be laid out is affected by any reservation/s or public purpose/s the authority may agree to adjust the location of such reservation/s to suit the development without altering the area of such reservation. Provided however, that no such shifting of the reservation/s shall be permitted,

1. beyond 200 Mts. of the location in the Development Plan.
2. beyond the holding of the owner in which such reservation is located, and 
3. unless the alternative location is at least similar to the location of the Development Plan as regards access, levels, etc.

All such alterations in the reservation/alignment of roads shall be reported by the Planning Authority to the Govt. at the time of sanctioning the layout.

Convenience Shopping -- In case of layout or sub-division of the areas in residential and commercial zones, provision shall be made for convenience shopping. such shopping area shall not be less than 2% but shall not however, exceed 5% of the area of the plots. (In Industrial zones provisions of rule No. 13.3.2 shall apply)

Further following provisions shall apply:

The Municipal Commissioner/Chairman NIT may from time to time add to, alter or amend the above list with the approval of Director of Town Planning.

Commercial user shall not be allowed on 24 roads listed below -

TABLE No. 6
No Shopping Frontage Roads

Note - Commercial user shall be allowed as per Regulation of R-1 and R-2 zone on the lanes branching of from above listed roads, however on corner plot in such lanes and on above roads no commercial user shall be allowed.

In any layout or sub-division of plot 2H. or more a suitable site for an electric sub-station as directed by the Authority shall be provided.

Amenities facilities for layouts of larger areas - For larger layouts admeasuring more than 3.0 Ha. provision shall be made in the layout for Nursary Schools Sub-Post Offices, Police Stations etc. as directed by the Authority; on not less than 5% of the total area.

Other stipulations 

1. General - in every case of development/re-development of any land, building or premises, the intended case shall conform to the use zones, purpose of designation, allocation or reservation, as the case may be, unless specified otherwise.
2. Development of land partly designated/allocated/designated/reserved.-Where a building exists on a site shown as an allocation, designation or reservation in the Development Plan only its appropriate part as used for such allocation, designation or reservation, shall be used for the said purpose and the remaining part of the building or of the developable land may be put to use in conformity with the purpose of development as otherwise permissible in the case of adjacent land.
3. Combination of Public Purposes uses in reserved sites.-Where the Corporation or the Appropriate Authority proposes to use land/building/premises reserved for one specific public purpose/purposes, for different public purpose/purposes it may do so, with the previous approval of the Government, provided that the combination of such second user conforms to these Regulating and the permissible use in the zone in which the site falls. Provided that this shall not apply (a) to any site being developed for an educational or medical purpose or club/gymkhana wherein a branch of bank may be allowed; (b) to any site being developed for medical purposes where in shops of pharmacists or chemists may be permitted and; (c) to any site encumbered by another non-educational user and being redeveloped for educational purposes, in which case the existing non-educational uses may be allowed to continue without any increase in the net floor area covered by them and; (d) to any site being developed for recreational use such as garden, playground, recreation ground, park, etc. each measuring not less than 400 sq. m. at one piece, wherein electric sub-stations which utilise not more than 10 percent of the site in which they are located is proposed.