|
Voltage in the power line
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Vertical clearance
in m.
|
Horizontal clearance in m.
|
|
(i) Low and medium voltage lines and service lines.
|
2.5
|
1.2
|
|
(ii) High voltage lines upto and including 33 kv
|
3.7
|
2.0
|
|
(iii)High Voltage lines above 33 kv
|
3.7+0.3 for every additional 33 kv or part thereof.
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2.0+0.3 for every additional 33 kv or part thereof.
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The minimum clearance specified in the above clause shall be measured from maximum sag for vertical clearance and from maximum deflection due to wind pressure for horizontal clearance.
5.10 MARGINAL OPEN SPACES:
5.10.1 Exterior Open Space –
5.10.1.1 The provisions for open spaces at the front, side and rear of the buildings, shall depend upon occupancy, plot size, nature of development, width of road fronting the plot, height of the building etc. The same shall be as given in Appendix XII.
5.10.1.2 If the plot abuts any road proposed to be widened under the development plan or as mentioned under these Regulations, the front open space/road side setback shall be measured from the resulting road widening line or the centre line of the widened road as the case may be. Where there is any conflict between the width provided in the development plan and the width available at site the larger of the two shall prevail.
5.10.1.3 When a building abuts two or more streets, the set backs from the streets shall be such as if the building is fronting each such street.
5.10.1.4The building shall be at least 3 m. away from the boundary of recreational open space. However, in case of G+5 /Stilt+5 or more storeyed buildings, such minimum margin shall be 6 m.
5.10.2 Distance between two adjacent buildings/wings
The minimum distance between two adjacent buildings/wings, exclusive of projections like curtain walls, ornamental projections, balconies, revas, façade, etc. in a group housing scheme/multi - building schemes shall be equal to H/2 where H is the height of the taller of the two buildings/wings. Provided further that if one of the walls concerned is a dead wall, such a distance shall be 0.4 H subject to a minimum of 3 m. The distance between any building and an accessory building shall not be less than 1.5 m.
5.10.3Structures permitted in the side or rear marginal open spaces
Covered parking spaces at least 7.5 m. from any access road, suction tank, pump room, electric meter room or sub-station, garbage shaft, space required for fire hydrants, electrical and water fittings, septic tank, water tank, dust bin, etc. shall be permitted in the side or rear margins of not less than 3.0 m. in width.
5.10.4Other features permitted in marginal open space -
5.10.4.1A rockery, well structures, plant nursery, water pool, fountain, swimming pool (if uncovered and only beyond the required open space as required under these Regulations), platform around a tree, tank, bench, gate, slide, swing, ramps to basement, compound wall.
5.10.4.2A cantilevered and unenclosed canopy over common entrance each not more than 5.5 m. long and at least 2.2 m. above ground level. The outer edge of the canopy shall be at least 1.5 m. from the plot boundary. The Competent Authority may permit canopies of larger size in public, or special buildings.
5.10.4.3An unenclosed porch open on three sides, not more than 5.5 m. in length parallel to the main building in front of common entrance only. No part of such porch shall be less than 1.5 m. from the plot boundary.
5.10.4.4A balcony / revas projection / architectural feature / elevation / facade feature / otla for a residential building constructed in conformity with these Regulations, if it does not reduce the width of the marginal open space to less than 3 m. in the case of buildings upto 16 m. in height and 6m. In the case of high rise buildings, the width of a balcony will be measured perpendicular to the building line and reckoned from that line to the balcony's outer-most edge.
5.10.4.5 A chhajja, cornice, weather shed, sun breaker and other ornamental projection of not more than 0.60 m. width from the face of the building. Moreover no projections shall be permitted, so as to reduce the width of the required open space, to less than 3.0 m. for low-rise and 6.0 m. for high rise buildings. When projections or curtain walls as part of elevation treatment are constructed to conceal the service lines, they shall not obstruct the light and ventilation of the bathrooms and toilets.
5.10.4.6A chhajja, cornice, weather shed, sun breaker over a balcony or gallery in the form of projection not exceeding 0.3m from the balcony or gallery face.
5.10.4.7Watchman's booth not over 3 sq.m. in area and only on the ground floor with a height not exceeding 3m.
5.10.4.8Parking lock up garage not exceeding 2.4 m in height shall normally be permitted in the rear corner of the plot, provided that in exceptional cases where such a location is not possible it may be permitted in the side or rear open spaces at a distance of 7.5 m. from any road line or the front boundary of the plot and 1.5 m from the main building.
5.10.4.9The approach by means of pathway to a building or to a recreational open space within a plot subject to clearance of 1.0 m. from any building.
5.11INTERIOR OPEN SPACES (CHOWK):
5.11.1Inner Chowk
5.11.1.1Unless it abuts a front, rear or side opens space, the whole of one side of every room other than a habitable room shall abut an interior open space, courtyard or chowk, whose minimum width shall be 3 m. Such interior space, courtyard or chowk shall be accessible at least on one side at ground floor level through a common passage or space of at least 1 m. width. Further, the inner chowk shall have an area at all its levels of not less than the square of one fifth of the height of the highest wall abutting the chowk if ventilation is not derived for habitable rooms.
5.11.1.2Provided that when any room (excluding staircase bay, the bathrooms and water closet) depends for its light and ventilation on inner chowk, the minimum dimension of the side perpendicular to the room deriving ventilation from the inner chowk shall be one-half of the height of the taller of the two wings/buildings.
5.11.2Outer chowk
If the depth of the exterior opening is only upto 2.4m, then such an opening will be treated as a notch and the distance between such faces of walls shall not be less than 1.0 m. If the depth of outer chowk exceeds 2.4m the open spaces between the walls shall be regulated as per Regulation No 5.10.2, when ventilation is derived for habitable rooms. If only bathrooms, storerooms and staircase bay etc, are facing the outer chowk the width shall not be less than H/5.
5.12PARKING, LOADING & UNLOADING SPACES:
5.12.1 Each parking space provided for motor vehicles shall not be less than 2.5 m x 5.5 m. in size.
5.12.2 For buildings of different occupancies, off-street parking space for vehicles shall be provided as given in Table – 7. Any fractional space in excess of half shall be rounded to the nearest upward integer.
(Provisions under table No. 7 below are replaced and excluded from sanction as EP-3)
Table – 7
requirement of parking spaces
|
1. Residential:
a) House and Apartmentsa)1 for every dwelling unit of carpet area more than 120 sq.M.
b) 1 for every two dwelling units of carpet area between 100 Sq.M. and 120Sq.M.
c)1 for every three dwelling units of carpet area between 80 Sq.M and 100.Sq.M.
d)1 for every six dwelling units of carpet area between 50 Sq.M. and 80 Sq.M.
b) Hotels and lodging 1for 100 Sq.M.floor area or part thereof.
2 Educational Institution1 for 120 Sq.M. floor area or part thereof.
3 Institutional 1 for 250 Sq.M. of floor area or part thereof.
4 Assembly 1 for 60Sq. M. of floor area or part thereof.
5 Business 1 for 100 Sq.M. of floor area or part thereof.
6 Mercantile1 for 100 Sq. M and additional 1 for every 150 Sq. M. for
loading and unloading area thereafter 1 for 200 Sq. M. for general & 1 for 500 sq.m. loading & unloading space
7 Industrial; 1 for 250 Sq. M and additional 1 for every 500 Sq. M. for
loading and unloading area upto 500 Sq. M. and thereafter ; 1 for 500 Sq. M for both
8 Storage 1 for 250 Sq. M and additional 1 for every 500 Sq. M. for loading and unloading of area upto 500 Sq. M. and thereafter 1 for 500 Sq.M. for both
|
Notes:
i)The aforesaid provision is not inclusive of parking spaces required for two wheelers.
ii)Loading-unloading space shall be 4.0 M x 6.0 M.
5.12.2.1Parking space shall be exclusive of a clear circulation space of 3.6 3.0 m. around the buildings.
(Modified as per M-10)
5.12.2.2 For Bungalow plots at least 1 parking space per plot shall be provided.
5.12.2.3 In case of parking spaces provided in basements, at least two ramps of 3m. width and slope not more than 1: 10 and of non-slippery material shall be provided. These shall preferably be located at opposite ends.
5.12.2.4Construction of multi-storeyed parking spaces may be permitted on parking lots.
5.12.2.5In addition to the parking spaces provided for mercantile buildings like offices, markets, departmental stores, wholesale establishments, industrial, hazardous and storage buildings, parking spaces for loading and unloading of transport vehicles shall be provided at the rate of one space for every 2000 sq.m. of built -up area or fraction thereof. The space shall not be less than 3.75 m. X 7.5 m. in size and more than 6 spaces shall not be insisted upon.
5.12.3Parking Spaces may be provided, as under:
5.12.3.1Under the building, in basement, under stilts or on upper floors;
5.12.3.2In case of residential user in the side and rear open space, if –
i)The area is open;
ii) Parking spaces do not consume more than 50 percent of the open spaces;
iii) A minimum distance of 3.0 m. around the building is kept free for proper maneuverability of vehicles;
iv)Detached covered garages of 2.5 m. X 5.5-m. size and height not exceeding 2.75 m. are constructed at least 7.5 m. away from the road boundary;
v) The parking layout meets the requirements of the Chief Fire Officer.
(Modified as per M-11)
5.12.4 Parking Space for Assembly Buildings such as Cinema etc :
5.12.4.1The parking spaces in Cinema theatres, auditoriums and places of public assembly shall be provided and segregated as given in Table-8
Table – 8
PARKING REQUIREMENT FOR PUBLIC ASSEMBLY BUILDINGS
|
Occupancy
|
For every
|
Car Parking Spaces required
|
|
a.Marriage halls, Assembly Halls, in colleges, Hotels and Auditoriums for educational buildings and canteens, restaurants thereof.
b.Cinemas, Drama theatres, concert halls, auditoriums and Assembly halls.
|
50 seats
30 seats
|
1
1
|
5.12.4.2In case of Cinemas, drama theatres, assembly halls etc one row of uncovered parking may be allowed in the front margin space of 12 m. or more, if the clear vehicular access is not reduced to less than 6 m.
5.12.4.3 Parking spaces shall be paved and clearly marked for different types of vehicles.
5.13 HEIGHT OF THE BUILDINGS:
5.13.1 Height vis-a-vis the road width -
5.13.1.1The maximum height of building shall not exceed 1.5 times the sum of the width of road and the front open space.
5.13.1.2 If a building abuts on two or more streets of different widths, the building shall be deemed to face the street that has the greater width and the height of the building shall be regulated by the width of this street. For the purpose of above clause, the width of the road will be either the existing width or the prescribed/ proposed DP width whichever is more.
5.13.1.3For all structures in the vicinity of aerodromes, the maximum height shall be subject to Regulations framed by the Civil Aviation Authorities.
5.13.1.4Structures with G+5/stilt+5 or more storeys shall not be permitted on internal/public roads of less than 12 m. width.
5.13.2Maximum permissible height -
5.13.2.1In the urbanizable zone, the maximum permissible height shall be as under.
Notwithstanding anything contained in these Regulations, the maximum permissible height of a building shall not exceed 24 m. above the average surrounding ground level.
However within the area of Vasai Municipal Council and the area of villages Sandor and Umele in the U zone maximum height shall be 16m.
5.13.2.2In the Green and Plantation Zones, the maximum permissible height for various uses shall be as under-
i) Outside Gaothan
a)
b) 12.0 m
ii)In gaothans
(a) residential and industrial use10.0 m.
(b) other uses 12.0 m.
5.13.2.3Buildings intended for storage of hazardous / inflammable / chemical explosive materials shall be single storeyed structures only.
5.13.2.4 The Competent Authority may for reasons to be recorded in writing, prescribe for any building or structure, a maximum height which may be more or less than that permissible otherwise under these Regulations.
5.13.3 STRUCTURES NOT RELEVENT TO HEIGHT
(i) Appurtenant structures like roof tanks and their supports, ventilating shafts, air conditioning shafts, lift rooms and similar service equipment, stair cover, chimneys, parapet walls and architectural features not exceeding 1.5 m. in height, television antenna, booster antenna and wireless/ satellite transmitting and receiving towers shall not be included in the height of the building.
(ii) Any telemetric equipment storage erection facility of an Information Technology Establishment.
5.14 D. P. RESERVATIONS
5.14.1Mode of carrying out development reservations -
Public reservations sites proposed in the Development Plan shall be developed in the manner given in Appendix XVI.
5.14.2 Where the Planning Authority proposes to use land/ building/ premises reserved for one specific public purpose for any other suitable public purpose, the Planning Authority may do so and use the land under reservation for other complementary public purpose in addition to the purpose of reservation provided that the user conforms to these Regulations and the permissible use in the zone in which the site falls. Provided that this shall not apply to:
a) any site being developed for an educational or medical purpose or club / gymkhana wherein a branch of bank may be allowed,
b) any site being developed for medical purposes wherein shops of pharmacists or chemists may be permitted,
c)any site encumbered by a non-educational user and being re-developed for educational purposes,
d) Any site such as garden, play ground, recreational ground, park etc. each measuring not less than 400 sq.m. at one place, where electric sub-station utilising not more than 10 per cent of the site is proposed.
5.14.3 Relocation of Reservations :
5.14.3.1In case of specific designations/ reservations in the Development Plan, the Competent Authority, with the consent of interested persons or vice versa may shift, interchange the designation/ reservation within the land of the same owner or on adjoining lands/ buildings of the same owner within 200m if he is satisfied that an access is available or will be provided and the same is not encumbered and provided that such an act conforms to the zoning provisions. However, in all such cases, the area of such designation/ reservation shall not be reduced.
5.14.3.2In doing so, the owner will ensure that the shapes of altered allocated/reserved sites are such that they can be developed in conformity with these Regulations. In case of DP roads, they may be realigned within the land holding, however, the general nature and entry and exit points of such roads shall remain unaltered.
5.15 TRANSFER OF DEVELOPMENT RIGHTS
In the case of land falling partly or wholly under any reservation or road proposed in the DP, the owner concerned will be entitled to have additional FSI in lieu of compensation in the form of Development Right or Transferable Development Right as provided in Appendix XIII.
5.16 RECONSTRUCTION OF BUILDINGS AFFECTED BY ROAD WIDENING
Where legitimately constructed structures are affected by road widening proposal as per Development Plan or as per proposal under regular line of street under the Municipal Act, their reconstruction shall be permitted as below provided the land under road is surrendered to the Competent Authority free of cost and free of encumbrances.
i)FSI of the land surrendered shall be permitted in the form of DR/TDR.
ii) Additional built up area shall be permitted equal to the built up area affected by such road widening in the remaining plot.
iii) Reconstruction shall be done as per these Regulations with relaxation in margins and setbacks wherever necessary, without payment of premium/ compounding charges.
5.17 TREE PLANTATION
5.17.1 Two times the number of trees required to be cut, shall be planted before obtaining the plinth completion certificate by the applicant on the same parcel of land. However, before felling of any tree, permission from the Tree Authority shall be obtained in writing.
5.17.2 &Over and above this, 1 tree for every 30 sq.m. of the built-up area or part thereof shall be planted before obtaining the occupancy certificate.
5.17.3 Trees shall also be grown in the recreational open space at the rate of 1 tree for every 10 sq.m. before obtaining the occupancy certificate and in case of layouts/sub-division of lands along with development of infrastructure.
5.18 WELLS
5.18.1 Bore wells shall not be permitted in the green/plantation zone located to the west of main railway line. New dug well in this coastal area shall be permitted provided it is intended only for bonafide use of the owner.
5.18.2 Wells, wherever permissible, shall be located as follows :
(a) Not less than 12 m. from any ash pit, refuge pit, cess pit, soak pit, bore hole latrine, earth closet or privy and shall be located on a site upwards from the earth closet or privy.
(b) Not under a tree unless it has a canopy over, so that leaves and twigs do not fall into the well and rot.
(c)So as not to cause contamination by the movement of sub soil or other water.
5.18.3No dug well shall be permiitted unless it satisfies following requirements-
(a) Have a minimum internal diameter of not less than 1.5 m.
(b)Be constructed to a height not less than 1 m. above the surrounding ground level to form a parapet or kerb and to prevent surface water flowing into it and shall be surrounded by a paving constructed of impervious material which shall extend upto a distance of not less than 1.8m in every direction from the parapet or the kerb forming the well head. The upper surface of such a paving shall be sloped away from the well.
(c)Be of sound and permanent construction (pucca) through out.Temporary exposed (kutchcha) wells shall only be permitted in fields or gardens for purpose of irrigation.
(d) Be rendered impervious for a depth of not less than 1.8 m. measured from the level of the ground immediately adjoining the well head.
(e) Have a provision to facilitate movement of persons into the well for occasional cleaning purposes.
5.19 WATER REQUIREMENT
Per capita water requirement for various occupancies / uses, domestic storage capacities etc shall be as per Appendix – XIV.
5.20SULLAGE AND SEWAGE
5.20.1 Sullage collected separately from kitchen and bathrooms shall be directly connected to a collection centre or shall be suitably connected to the main storm water drain.
5.20.2 Sewage collected from W.C. s shall be suitably connected to septic tank, which in turn should be connected to a soak pit.
5.21 Septic TANKS:
5.21.1 Location of septic tanks and sub-surface dispersion system: -
A sub-soil dispersion system shall not be closer than 12 m. from any source of drinking water such as a well. It shall also be located away from a habitable building but not closer than 1.5 m. to avoid damage to the structure.
5.21.2 Requirements -
a)Septic tanks shall have minimum width of 75 cm, minimum depth of 1.0 meter below the water level and a minimum liquid capacity of 1.0 cum. Length of tanks shall be 2 to 4 times the width.
b)Septic tanks may be constructed of brickwork, stone masonry or concrete.
c) Under no circumstances should effluent from a septic tank be allowed into an open channel drain, or subsoil body of water without adequate treatment.
d)Minimum internal diameter of pipe shall be 100 mm. Further, at junctions of pipes in manholes, direction of flow from a branch connection should not make an angle exceeding 45 degrees with the direction of flow in the main pipe.
e)The gradients of land drains, under ground drainage as well as the bottom of dispersion trenches and soak ways should be between 1:300 and 1:400.
f) Every septic tank shall be provided with ventilating pipe of at least 50 mm diameter. The top of the pipe shall be provided with a suitable cage of mosquito proof wire mesh. The ventilating pipe shall extend to a height of about 2 m. when the septic tank is at least 15 m. away from the nearest building and to a height of 2 m, above the top of the building when it is located closer than 15 m.
g) When the disposal of septic tank effluent is to a seepage pit, it may be of any suitable shape with the least cross sectional dimension of 90 cm. and not less than 100 cm. in depth below the invert level of the inlet pipe. The pit may be lined with stone, brick or concrete blocks with dry open joints, which should be backed with at least 7.5 cm. of clean coarse aggregate. The lining above the inlet level should be finished with mortar. In the case of pits of large dimensions, the top portion may be narrowed to reduce the size of the R.C.C. cover slabs. Where no lining is used, especially near trees, the entire pit should be filled with loose stones. A masonry ring may be constructed at the top of the pit to prevent damage due to flooding of the pit by surface run off. The inlet pipe may be taken down to a depth of 90 cm. from the top as an anti - mosquito measure.
h) When the disposal of septic tank effluent is to a dispersion trench, the dispersion trench shall be 50 to 100 cm. deep and 30 to 100 cm. wide excavated to a slight gradient and shall be provided with 15 to 25 cm. of washed gravel or crushed stones. Open jointed pipes placed inside the trench shall be made of unglazed earthenware, clay or concrete and shall have minimum internal diameter of 75 to 100 mm. No dispersion trench shall be longer than 30 m. and trenches shall not be placed closer than 1.8 m. to each other.
5.22Sanitation requirement:-
The sanitation requirements for various types of uses/occupancies shall be as per the Appendix XV.
5.23 Disposal of Industrial/ Chemical EFFLUENTS:
In the case of industrial buildings with different operations or processes, the different (gaseous, solid, liquid) effluents shall be treated, in accordance with the directions given from time to time by the Maharashtra Pollution Control Board and Chief Inspector of Steam Boilers and Smoke nuisance, before letting them out on the air, ground or water.
5.24 STORM WATER DRAINAGE:
5.24.1The infrastructure to be developed to facilitate proper storm water drainage of the site under reference will have to be constructed by the applicant as per Competent Authority's specifications and design.
5.24.2 For the plots abutting existing/ proposed channel/ water course, if the width of the channel is reduced, as per the design given by the Competent Authority, the owner/ developer can utilise the balance land in tune with the zoning regulations of surrounding land.
5.24.3 The owner will be entitled to use the F.S.I. of the land actually falling under the storm water drainage / reservation on the remaining area as per these Regulations.
5.24.4 The owner shall allow free access through his property for inspection and maintenance of the storm water drainage at all times by the Competent Authority.
5.24.5 The owner shall not dump or allow any one to dump any waste/ debris/ construction material in the drain/ channel during or after the construction.
5.24.6 The owner can construct a wall for his property over the retaining wall of the storm water drain. However an inspection gate will have to be provided for access and maintenance of the drain.
5.25GARBAGE DISPOSAL ARRANGEMENT
5.25.1Solid waste disposal unit at a location accessible to the municipal sweepers is to be provided, to store/ dump solid waste in 2 compartments of 0.67 cu.m. and 1.33 cu.m. capacity for every 50 tenements or part thereof for non-biodegradable and bio-degradable waste, respectively.
5.25.2 In the case of any non-residential, commercial and industrial premises, such a unit shall be provided in 2 compartments of 1.33 cu.m. and 0.67 cu.m. capacity for every 1000 sq.m. built up area or part thereof for non-biodegradable and biodegradable waste, respectively.
5.26 PROVISION FOR ELECTRIC SUB- STATION
In the case of development of large holding provision for electric sub-station shall be made as per the space requirement of the power supply authority concerned.
5.27 MANNER OF DEVELOPMENT OF CERTAIN LAND USES
Notwithstanding anything contained in these Regulations, the development of following uses wherein large number of people/ vehicles are expected to gather, shall be governed by the following restrictions.
5.27.1 Educational Buildings:
No educational buildings shall be constructed if the distance between the boundary of the site of the proposed building and cinema theatre/ assembly hall or any junction of roads is less than 60 metres.
5.27.2 Medical Buildings (Hospitals, Maternity Homes & Health Centres):
No building shall be constructed if the distance between the boundary of the site of the proposed building and cinema theatre/assembly hall or any junction of roads is less than 60m.
5.27.3 Cinema theatres/Assembly halls:
a) In the case of plots facing National Highway, State Highway and Major District Roads the building shall be constructed at least at a distance prescribed by the P.W.D. for control line from the centre line of such classified roads or 12 m. from plot boundary, whichever is more.
b) The minimum distance between boundary of the site for cinema theatre/assembly hall and boundary of educational, institutional and other government buildings as well as any junction of roads shall not be less than 60 m.
c) The provisions of Maharashtra Cinema Rules 1966 as amended from time to time shall be applicable.
5.27.4Petrol filling stations with or without service bays:
a)The plot on which a petrol filling station with or without service bays is proposed shall be an independent plot. No other structure shall be constructed on the plot.
b)Petrol station shall not be permitted within a distance of 90 m. from any junction of road.
c)Petrol station shall not be located on the convex side of a road curve. In case the curve is not very sharp and vehicles moving out of the station are completely visible to the traffic from a distance of at least 100 m. and vice-versa, a petrol station may be permitted on such a convex curve.
d)Petrol station shall not be located within a distance of 100 m. from the premises of school, hospital, theatre, assembly hall or stadium.
5.28Housing Schemes for Economically Weaker Sections :-
These shall be permitted in the General and Special Residential Zones and in Low Density Residential Zone as per Appendix XVII. Schemes for EWS and LIG under taken by the MHADA shall be permitted as per the prevailing Govt orders.