LAND USES PERMISSIBLE IN VARIOUS ZONES - CHAPTER - III

3.1 USE ZONES 3.1.1 Uses including ancillary uses permitted in different land use zones are as follows: I High Intensity Development Area: 1) General Residential Zone. 2) Special Residential Zone 3) Service Industries Zone I-1 4) General Industries Zone I-2 II Low Intensity Development Area: 5) Low Density Residential Zone 6) Green Zone 7) Plantation Zone 8) Cattle Shed Zone III Restricted Development Area: 9) No Development Zone 10) Coastal Regulation Zone 11) Area under heritage structures/sites/precincts. 3.2 HIGH INTENSITY DEVELOPMENT AREA 3.2.1 GENERAL RESIDENTIAL ZONE: 3.2.1.1 Activities permitted on lands fronting roads less than 12-m. width: i) Residences: In this zone predominantly residential activity will be allowed. ii) Home occupations Home occupations offering services to the general public, customarily carried out by a member of the family residing on the premises without employing hired labour and for which there is no display to indicate from the exterior of the building that it is being utilised in whole or in part for any purpose other than a residential or dwelling use, and in connection with which no article or service is sold or exhibited for sale except that which is produced therein. Such home occupations shall be non-hazardous and non-abnoxious not affecting safety of the inhabitants in the neighbourhood as well as of the building and in these occupations no mechanical equipments are used except those as are customarily used for purely domestic or household purposes and/or employing licensable goods subject to the maximum electricity load of 0.75 kw. Home occupations licensed by the Khadi & Village Industries Commission/ Board shall be allowed. iii) Convenience Shops: Convenience Shops of carpet area not more than 20 sq.m. can be provided for day to day convenience of people, provided that front margin in such cases shall not be less than 6 m. inclusive of a lay-by of 3-m. width. Lay-by shall be provided in the front open space and maintained for the purpose of public parking of vehicles. Such road lay-by must have an unrestricted entry from the road and should not be enclosed. The level of the lay-by shall be flush with the road. Such shops shall be permitted on ground floor only upto a depth of one half of the proposed road width. The type of convenience shopping permitted is indicated in the list given in Part A(I) of Appendix – IV. iv) Shopping along Commercial Strips: Shopping activity mentioned in Regulation No.3.2.1.2 shall be permitted only in the commercial strips specifically designated in the Development Plan. 3.2.1.2 Activities permitted on roads of 12 m. and more up to 30m. width: (Modified as per M-4) i) Activities permitted in Regulation No. 3.2.1.1. ii) Activities given in Part A(II) of Appendix IV shall be permitted on these roads. In case of junction of roads with different widths, shopping specified for respective road widths shall be permitted. The shopping shall be permitted to a depth equal to one half of the respective road width on which it abuts. Commercial activity in the commercial strips specifically designated in the Development Plan and commercial activity having single occupancy shall be permitted up to the full depth in the entire building. There shall be no restriction on the area of such shops. Front margin in such cases shall not be less than 6 m. inclusive of a 3m wide lay-by provided for public parking. Such road lay-by shall have unrestricted entry from the road and shall not be enclosed. The level of lay-by shall be flushed with the road. iii) Uses such as Gymnasium, Police Station, Community halls, Banks and Information Technology Establishments (ITEs) etc. not using more than 10 HP power shall be permitted. 3.2.1.3 Activities permitted on roads of more than 30 m. width: (Modified as per M-5) i) Activities permitted in Regulation 3.2.1.1 ii) Shopping activity mentioned in Regulation No.3.2.1.2 shall also be permitted only if it involves reconstruction and redevelopment of an existing building having existing shopping users. iii) Shopping activity mentioned in Regulation No.3.2.1.2 shall be permitted only in the commercial strips specifically designated in the Development Plan upto a maximum depth equal to the proposed width of the road. 3.2.1.4 Sites designated for commercial purposes: i. Full-scale commercial uses alongwith other ancillary uses shalll be allowed in the sites designated for Commercial purposes. Major commercial establishments involved in wholesale trade, offices, mercantile buildings may be permitted, upto a depth equal to the road width on all the floors of the buildings. ii. Residential and allied activities covering not more than 50% of the total built up area shall be permissible only on upper floors or in separate wings or in a separate building subject to provision of exclusive stairs and/or lifts and separate parking area. iii. Storage and sale of combustible materials shall not be permitted in such commercial plots. However warehousing of the goods shall be allowed. iv. Following additional activities shall be permitted in these areas: 1. Pasteurising and milk processing plant not employing more than 25 H.P. motive power in these activities in a plot of minimum 1000 sq.m. 2. Printing Press and related activities, paper box manufacturing, Ice factories, establishments requiring power for sealing and packaging shall be allowed in a plot of minimum 1000 sq.m. 3. Personal services establishments. 4. Hair dressing saloons and beauty parlours. 5. Cold storage units in a plot of minimum 1000 sq.m. 6. Cleaning and pressing establishments for clothes and not employing solvents with a flash point lower than 590c. Machines with dry load capacity not exceeding 30 k.g. and not employing more than 9 persons; provided that the total power requirement does not exceed 4 KW. 7. Coffee grinding with electric motive power not exceeding 1 H.P. 8. Restaurants, eating houses, cafeterias, gymnasiums, health clubs, banks, coaching classes. 9. Bakeries and confectioneries only on ground floor, not occupying for production an area in excess of 75 sq.m. and not employing more than 9 persons, the power requirement not exceeding 4 KW and heating load not exceeding 12 KVA shall only be allowed. These will not use coal or wood as fuel. 10. Sugarcane and fruit juice crushers not employing more than 6 persons with motive power not exceeding 1.5 H.P. and area not exceeding 25 sq.m. 11. Garage/workshops not employing more than 9 persons and using not more than 5 H.P. motive power on independent plots. 12. Battery charging and repairing not employing more than 9 persons having an area not more than 25 sq.m., with not more than two chargers and power not exceeding 5 KW. 13. Art Galleries, museums, show-rooms, exhibition halls, etc. 14. Accessory uses customarily incidental to any permitted principal use including storage up to 50 percent of the total floor area of the principal use. 15. Lodging and boarding houses, hotels. 16. Professional offices, Government and Semi-Government offices. 17. Cinema theatres, drama theatres, mangal karyalays and auditoriums. 18. Information Technology Establishments. 3.2.2 SPECIAL RESIDENTIAL ZONE 3.2.2.1 Activity permissible under Regulation No. 3.2.1.1, 3.2.1.2 and 3.2.1.3 shall be permissible to the extent specified in Table 1 under Regulation No. 4.2.1 subject to the following restrictions: i) Residential activity only for housing the economically Weaker Sections of the society shall be permitted subject to: a) No tenement exceeds built-up area of 25 sq. m. inclusive of toilet facilities b) The development shall be as per the provisions of Appendix XVII. ii) No building shall be permitted exclusively for any uses other than the Residential use. iii) Every building shall have residential user as principal uses utilising at least 2/3rd the eligible built-up area. iv) Infrastructural activities for which the reservations are provided in the Development Plan shall have to be carried out in the reserved sites only and shall not be permitted elsewhere in this zone. 3.2.2.2 Housing Schemes of Economically Weaker Sections of the Society undertaken by the Maharashtra Housing and Area Development Authority shall be permitted without restrictions and conditions mentioned in Regulation No. 3.2.2.1 above, however, in accordance with the prevailing Government orders. 3.2.3 SERVICE INDUSTRIES ZONE (I -1 ZONE): 3.2.3.1 Predominantly, the activities which are required to serve the residential premises, commercial and industrial establishments as also the daily needs of the people shall be permitted in this zone. The limitations of area permitted, maximum number of persons to be employed, maximum permissible power requirement and the special conditions are indicated in Appendix V. 3.2.3.2 Other industrial activities which are non-polluting, non-obnoxious and non-hazardous in nature shall only be allowed subject to maximum employment of 25 workers and utilising electric power of not more than 45 kw.. 3.2.3.3 Residences of industrial labour is permitted in this zone, provided it is proposed on an independent plot. 3.2.3.4 Watchmen's quarters, canteens and banks shall also be permitted within a plot, building or premises for service industries. 3.2.3.5 Information Technology Establishments shall be permitted. 3.2.4 GENERAL INDUSTRIAL ZONE (I -2 ZONE) : 3.2.4.1 In general industrial zone any industrial building or structure, in which products or materials of all kinds and properties, except hazardous and obnoxious, are fabricated, assembled or processed and which are allowed by the Directorate of Industries in keeping with the Industrial Location Policy of the State Government shall be permitted. Such buildings or structures may include assembly plants, laboratories, R & D Centres, dry-cleaning plants, power plants, pumping stations, smoke houses, laundries, gas plants, refineries, dairies and saw mills.. 3.2.4.2 Following additional uses are also permitted. i. Petrol Pumps and Service Stations. ii. Parking lots. iii. Electric Sub-station. iv. Non-residential buildings, offices for public utility concerns or organisations. v. Branches of Banks, including safe deposit vaults telephone exchanges, police stations, Government and Semi Government Offices, Municipal Sub-Offices, Fire Stations, Posts and Telegraph Offices. vi. Information Technology Establishments (ITEs). vii. Hotels. viii. Convenience Shops as listed in para 3.2.1.1(iii) ix. Restaurants. x. Warehouses. xi. Service industries and service industrial estates. 3.2.4.3 In I-2 zone essential staff quarters up to 10% of the built up area of the principal use shall be permitted with an independent access. 3.3 LOW INTENSITY DEVELOPMENT AREA 3.3.1 LOW DENSITY RESIDENTIAL ZONE i). Activities permissible under the Regulations No.3.2.1.1, 3.2.1.2 and 3.2.1.3 shall be permitted to the extent specified in Table 2 of Regulation No. 4.2.2. ii). Information Technology establishments (ITEs) shall be permitted in this zone on plots fronting 12m to 30m wide roads. 3.3.2 GREEN ZONE (G - ZONE) Activities permitted in this zone are as given in Part B of Appendix – IV. 3.3.3 PLANTATION ZONE: (Wadi lands in U-Zone) (Predominately Wadi Lands) Activities permissible within Plantation Zone shall be to the extent specified in the Part B of Appendix –IV excepting clauses at Sr. Nos. (vii), (viii), (ix) and (x). (Modified as per M-6) 3.3.4 CATTLE SHED ZONE: Following activities shall be permitted in this zone i) All activities permissible in the G-zone except those given in Sr.No. (ix), (x), (xiii), (xv) and (xviii) of Part B of Appendix IV: ii) Cattle sheds each keeping more than 10 animals shall be permissible only on a plot of at least 2000 sq.m. in area. 50% of the plot area shall be reserved for cattle grazing and provision of utilities etc. In the rest of the area cattle sheds and essential staff quarters shall be permitted to the extent specified in Table 2 of Regulation No. 4.2.2. iii) Gaothan expansion upto 200m from the existing gaothan. 3.4 RESTRICTED DEVELOPMENT AREA 3.4.1 NO DEVELOPMENT ZONE (NDZ) : The following activities shall only be permitted: a) Roads, Railways and highways by Govt. & Semi Govt. authorities. b) Fishing, raising of crop, salt-cultivation, nurseries, forestry. c) Lying of electric, telephone, gas, drainage, sewerage and water lines (without buildings) by public authorities. d) Cemeteries, burial grounds, cremation sheds. e) Other utilities and services specifically permitted by the State Govt. 3.4.2 COASTAL REGULATIONS ZONE (CRZ): Land in this zone shall be developed with due permission from Competent Authority, only in the manner and to the extent as may be allowed by the provisions set out in the Coastal Regulations Zone notification of the Ministry of Environment and Forests, Govt. of India, dated 19/02/1991 as amended from time to time. 3.4.3 AREA UNDER HERITAGE STRUCTURES/SITES/PRECINCTS: The detailed Regulations for development of identified heritage structures/ sites/precincts are given in Appendix VIII. 3.5 SPECIAL PROVISION FOR INFORMATION TECHNOLOGY ESTABLISHMENTS Information Technology Establishments are those establishments, which are engaged in the business of developing information technology, related software or hardware. These shall be allowed in the following zones on plots abutting roads of 12m to 30m width. (i) High Intensity Development Area: 1. General Residential Zone. 2. Service Industries Zone I-1 3. General Industries Zone I-2 (ii) Low Intensity Development Area: 4. Low Density Residential Zone 5. Plantation Zone 6. Green Zone The manner of development of these establishments is elaborated in these regulations by incorporating various provisions relating to permissibility of use, exemption of telecommunication equipment from computation of built up area, the extent of built up area permissible for these establishments, grant of additional FSI on payment of premium and exemption in height of room from built up area calculations; at appropriate places. Moreover these enabling provisions have been placed in Appendix –IX. 3.6 AREA UNDER QUARRIES Mining and quarrying shall be permitted in the Sub-Region at specified locations marked on the Development Plan up to a level as may be specified by the Competent Authority from time to time. They will be permitted on producing a N.O.C. from Maharashtra Pollution Control Board (M.P.C.B). These operations will be permitted as per Regulations contained in Appendix – VII. Crushing activity shall also be allowed at sites specified by the Competent Authority. 3.7 FOREST LANDS The lands which are notified under the Indian Forest Act, 1950 and other designated forest lands if any in the Sub-Region shall not be permitted to be used for any other purpose eventhough they fall under various use- zones of the Development Plan except the following users. i) Forest and allied activities permitted under the Forest Act. ii) Roads, Railways, Highways undertaken by the Government. iii) Laying out of electric, telephone, gas, drainage, sewerage and water lines.(without building operations) undertaken by the public authorities and with the prior approval of the Government. iv) Other utilities and services specifically permitted by the Government. (This regulation No. 3.7 is added and is excluded from sanction as EP-1)