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Islamabad Residential Sectors Zoning (Building Control) Regulation, 1993 

in exercise of the powers conferred by Section 51 of the Capital Development Authority Ordinance 1960 (XXIII of 1960) the Capital Development Authority has been pleased to make the following Regulation, as being expedient:-

 CHAPTER I

PRELIMINARY

1. Short title extend and commencement
1.01  This regulation may be called the Islamabad Residential Sectors Zoning (Building Control) Regulation, 1993.
1.02 It extends to all private residential plots in the Islamabad Capital Territory, except those in the Diplomatic Enclave.
1.03 It shall come into force at once.
2. Definitions.
In this regulation and in the subsidiary instructions and communications that may be issued under or in relation thereto, unless there is anything repugnant in the subject or context.
2.01 “ancillary building” means a building subservient to the principal building on the same plot e.g. servant quarters, garages, etc;
2.02 “apartment” means a building subservient to the principal building on the same plot e.g. servant quarters, garages, etc;
2.03 “attached building” means a building which is joined to another building on one or more sides by a party wall or walls;
2.04 “Authority” means the Capital Development Authority established under section 4 of the Capital Development Authority Ordinance, 1960 (XXIII of 1960);
2.05 “balcony” means an outside projection from a building overlooking a compound, road or courtyard and projecting in front of a room and not used as a passage;
2.06 “bathroom” means a room meant for bathing and designed in a building as such;
2.07 “basement” means a structure wholly or partly below natural ground level/approach road level;
2.08 “block” means a tract of land bounded by a street/streets, public land etc.
2.09 “building” means any structure or enclosure permanently affixed to the land;
2.10 “block of flats” means a structure occupied by more than one family and having more than one storey;
2.11 “building line” means the line up to which the plinth of a building may lawfully extend after allowing for the mandatory set-backs;
2.12 “Building Works” means erection or re-erection of any building or making additions to and alteration in an existing building;
2.13 “cornet plot” means a plot situated at the intersection of two vehicular streets;
2.14 “detached building” means a building not joined to another building on any side;
2.15 “family” means a group of persons related by blood or marriage, and, if not so related, of not more than five persons living together and maintaining a common house – hold;
2.16 “flat” means an apartment consisting of to or more habitable rooms with kitchen and bathroom;
2.17 “floor area” means (for purpose of determining the floor area ration) the sum of the gross horizontal areas of the floor/floors, including verandahs, 25 percent of the area covered by pergolas but excluding basements, vaults, cellars and chajjas (not exceeding the maximum permissible limits;)
2.18 “floor Area Ration” F.A.R) means the floor area of a building or buildings on a plot divided by the area of that plot;
2.19 “height of building” shall be taken to be vertical measurement from the front approach road to the highest part of the roof of that building less one half of the difference of levels of the lowest and highest parts of the roof;
2.20 “home occupation” means part time use of a part of a residential building or apartment by its resident professionals (for their personal professional use) such as architects, doctors, engineers and lawyers, for consultancy and advisory services provided the residential character of the building is not changed;
2.21 “house/bungalow” means a residential building for the use of a single family having at least two habitable rooms with a kitchen and a bath;
2.22 “licensed architect” means a person registered with P.C.A.T.P and issued a license by the Authority.
2.23 “licensed engineer” means a person registered with P.E.C and issued a license by the Authority;
2.24 “mezzanine” means a loft or balcony inside a room with no access to it except from inside such room and its area shall not exceed 1/3rd of the area of the room;
2.25 “non-conforming use” means the use of a plot or structure thereon not conforming to the purpose authorized or permitted under this regulation;
2.26 “open stair case’ means a stair case of which the roof must be fully open to the sky and of which at least two sides must be fully open and clear of any adjoining walls of any other building;
2.27 “owner” means the person to whom a residential plot has been allotted or conveyed by the Authority or the lawful transferee of such plot duly mutated in the record of the Authority;
2.28 “parapet” means a dwarf wall, whether plain, perforated or paneled, along the edge of the roof, balcony, verandah or terrace;
2.29 “pergola” means a structure of which the roof must be at least 75% open to sky;
2.30 “party wall” means a common wall between two adjacent buildings on independent plots;
2.31 “plinth” means the portion of the building between the level of the street and the level of the ground floor;
2.32 “plot” means a single tract of land located within a block and demarcated by the Authority as such;
2.33 “prescribed” means prescribed by this Regulation or instructions issued by the Authority from time to time;
2.34 “principal building” means a building in which the principal use is authorized or permitted;
2.35 “principal use” means the use of the principal building for which the plot of land is allotted or conveyed to the owner as distinguished from a subordinate or ancillary use;
2.36 “public open space” means open spaces including parks, playgrounds, waterways, streets etc.
2.37 “semi- detached building” means a building abutting a side of the plot line on one side and having open yards on other sides;
2.38 “residential building” means a building authorized for residential occupancy by one or more families;
2.39 “residential plot” means a plot allotted exclusively for residential purpose;
2.40 “set back (yard)” means a space compulsory required to be left open between the building and the plot line without any obstruction;
2.41 “storey” means the space between the floor and the ceiling of a building;
2.42 “structural alteration” means any change in the structure of a building i.e. supporting members of a building such as load-bearing walls, columns, beams, slabs etc;
2.43 “terraced houses” means contiguous houses constructed on adjacent plots, separated by party walls and having no side set backs (yards);
2.44 “use” means the purpose for which a plot or building there on is authorized or permitted under this Regulation;
2.45 “verandah” means a part of a building facing a street or an internal or external open space with at least half of the external wall space permanently open to light and air;

 

 

 

CHAPTER II

BUILDINGS AND USES

  1. Authorized buildings and uses.

3.01    Only the following types of building/structures can be constructed on residential plots in residential sectors of the I.C.T:-

  1. a)    Residential building including ancillary buildings.
  2. b)    Apartments/flats including ancillary buildings.

3.02    The plots in the I.C.T shall be used only for the purpose for which they are allotted and conveyed. Small temporary building or structure for construction purposes can be constructed for the duration of the  construction of the principal building on the same plot. Such buildings or structures shall be removed immediately after the main structure is constructed and earlier if so directed by the Authority.

3.03    A residential building or apartment may be sued by its residents for “home occupation”  with prior permission of the Authority, provided the residential character of the building/ apartment is not changed and not more than two rooms are  used for the purpose. Furthermore it shall not constitute in any way nuisance to the neighbor in any form as determined by the authority.

  1. Amalgamation and Sub – division of plots.

4.01    No plot shall be amalgamated with an adjoining plot or plots for construction of buildings or for any other purpose whatsoever.

4.02    a)  Only one bifurcation/sub-division of plots will be allowed in respect of plots measuring 1,000 sq. yards and above provided each divided portion of the plot is not less than 500 sq. yards. The sub-division will, however, be allowed on the condition that only one living unit will be permitted to be constructed on each sub-divided portion.

  1. b)    Where plots have been sub-divided, the Zoning and Building Regulations relating to FAR and set backs of the original un-divided plots will be applicable. Thus the  combined FAR of both the living units on the sub-divided portions shall not exceed the total FAR permissible for the un-divided plot.
  1. c)    Plots which about on one road only can also be sub-divided, provided an independent road access is given to the rear sub-divided portion from within the front portion. The area and ownership of this access lane will remain with the rear plot. However, each sub-divided portion should not be less than 500 sq. yards
  1. d)    In old cases where approval on a sub-divided portion has already been given for more than two units, the approval will not be withdrawn. However , for sub-divided portions where the allottees have not so far submitted drawings for approval , the new rules, i.e. permission to construct one unit on each sub-divided portion, will apply.
  1. Ban on non-conforming uses

5.01    No land or building shall be put to a non-conforming use.

5.02    Any building or structure designed or intended for a use not authorized or permitted under this Regulation or conditions of allotment, shall either be removed or converted into a building or structure designed or intended for a use authorized or permitted under this Regulation or conditions of allotment.

5.03    A non-conforming use of a residential building may render the owner and the occupant of the building liable, on first conviction, to pay a fine of Rs. 10000/- and in the case  of failure to discontinue the non-conforming use for a period of three months, the owner or, as the case may be, the occupant shall be liable to be evicted from the building summarily and the allotment/conveyance deed of the plot may also be cancelled.

  1. Construction of buildings.

6.01    No building or structure shall be constructed  or any addition/alteration made thereon except:-

  1. a)     With the prior approval of the Authority, and
  1. b)    In accordance with the building and zoning regulations, or instructions issued by the Authority in this behalf from time to time.

6.02    Any construction started/carried out without prior approval of the  Authority shall be liable to be removed (partly or wholly) at the risk and cost of the owner and or fine as prescribed in schedule “E”

  1. F.A.R. Ground Coverage, Sizes, Heights, Number of storeys, Stair Towers, Type and Nature of development of buildings.

7.01    Except as otherwise prescribed or permitted by the Authority the maximum ground coverage, maximum built-up area (Total FAR) of buildings on a plot, the minimum  set backs from the plot lines, the maximum number of storeys, the maximum heights, the type and nature of development of building and size of stair tower shall be as laid down in Schedule “A” Provided that the authority may in exceptional cases due to site conditions and circumstance, give directions to the owner of  a plot to follow such deviations from the Schedule as the Authority may consider necessary and the owner shall act in accordance with such directions.

7.02    Any excess covered area of building beyond the prescribed limits shall be compounded with charges as per schedules B & E provided it does not fall beyond the relax able limits as given in  item no.

  1. Basement, vaults, cellars, etc. 8.0    Basements, vaults, cellars and other structures, wholly or partly below the ground level/approach road level, shall be allowed by the Authority with following conditions:
  1. a)     The basement shall not be exposed more than  5’ – 0” above lowest level of front approach road and 3’ – 0’ from the level of front yard (whichever is less),
  1. b)    The  areas of basement shall not be counted into FAR provided it has access/approach from inside of the ground floor. In case it has exclusive external approach and has no internal access from the ground floor, the area will be counted into total Far, but is shall not exceed 25% of the permissible ground floor coverage.
  1. c)    The national levels of side, rear and front yards (set backs) and other open spaces shall not be raised /lowered down more than 2’ – 0’ from the natural ground level.
  1. d)    In case of  split level designs, the part of house which  has its roof level not more than 5’ –0’ above the lowest level of front  approach road level as defined in condition. No. 8 (a), shall be treated as basement and its area will not be counted into floor area ratio. In case the roof of any floor is more than 5’ – 0’ above the lowest level of the front approach street/road, its area will be counted into ground floor coverage.
  1. e)    In case of abnormal site conditions where the plots are considerable higher than the front approach road, car porch and stair hall shall be allowed at maximum 2’ – 0’  above the road  level; remaining part can also be allowed by the authority as  basement at road level provided the basement is not exposed more than 3’ –0’  from the front yard. However in all such cases  no deviation will be allowed  from the approved plans. Natural ground level and road level shall be given on proposed plans by the Architects in such cases.
  1. f)    In all cases the building should look like two stored and the total height of building from the front approach road shall not be more  than 30’ – 0’
  1. g)    External walls below natural ground level/yard level of the basements shall be minimum 9 (inch) thick R.C.C walls adequately water proofed and structurally sound and stable against earth pressures, etc.
  1. h)    Clear height of the basement shall not be less than 8’ – 6’ and more than 10’ – 6’ , unless site conditions force for extra heights. However, if the basement is used for habitable purpose, the rules for respective space uses will be applied.
  1. i)    For detached houses 100% area under the permissible ground floor coverage will be allowed for construction of basement.
  1. j)    For  terraced houses basement under the plinth area will  be allowed provided the adjacent plots are vacant or basements already stand constructed on adjacent houses. In case only ground floor stand constructed on adjacent plot, a minimum  distance of 5’ – 0’ shall be left from the property line of the adjacent  plot while constructing the basement. In all such cases, foundations of external walls shall be designed and constructed cantilevered.

(k)    All necessary precautionary measures shall be taken during construction of basement for safety of adjacent structures. In case of damage to the adjacent property, the owner of the plot and supervising engineer/architect shall be jointly and severally responsible for such damages. CDA in no way shall be held responsible for such damages.

(l)    If services, such as bath and kitchen etc, are provided in the basement, the owner must provide mechanical disposal from the basement to the upper level in all cases (irrespective of levels of CDA mains), so that there is no possibility of back flow in case of corkage of the sewer lines. CDA will not be responsible for the consequences in any case. Separate arrangements shall be made for the disposal of storm water drainage to the CDA mains from the basement.

(m)    In no case the basement will be allowed in the minimum prescribed set backs. Only a bridge of maximum 12′ – 0″ width shall be allowed to land the building with approach road provided the front/side yard of plot is in natural depression. The space under the bridge shall not be used for any habitable purpose in any case.

(n)    In all basements, minimum one emergency exit of size 3 ft: x 3 ft: shall be provided with outside opening.

  1. Distance between the buildings.

When two separate buildings on a same plot are located parallel to each other the minimum distance between the buildings shall be as under;

(a)        Buildings overlapping each other upto 12′-0″ ——-6′-0″. (relaxable upto 8′-0″ with fine as prescribed in Schedule “E”).

(b)        Buildings overlapping each other more than 12’ – 0” ——– 10” – 0” (relax able upto 8’ – 0” with fine as prescribed in Schedule “E”.

  1. Servant rooms/Servant quarters.

Minimum one servant room with a bathroom (w.c and shower shall be provided in each house on plots measuring 501 sq yards and above.

  1. Structures on roofs.

Only the following structures of permanent nature may be constructed on roofs provided they are designed and built to the satisfaction of the Authority:-

(a)        Chimneys, air conditioning and other ducts, vents and wind catchers.

(b)        Water tanks suitably designed or not visible from the road.

(c)        Radio and television installations.

(d)        Parapet walls of 3 feet high. In case of accessible roof, the provision of railing/parapet wall would be compulsory.

(e)        Stair tower as given in the schedule ‘B’.

(f)         Lift rooms. skylights, etc.

(g)        Other structure which the Authority may, by general or specific order, permit.

12        Set backs, (Compulsory open spaces).

12.0     Minimum compulsory open space shall be left around the buildings as set back as per schedule “A”, and no building or structure shall be allowed in set backs except:-

12.01   Bay windows

(a)    Bay window projecting upto 25% in width of the set back would be allowed subject to a maximum projection upto 2′-6″. The area of bay windows shall be counted into F.A.R.

(b)    Not more than two bay windows shall be allowed in any set back.

12.02   Open stairs.

Open stairs in set back (spiral or straight) would be allowed provided:

(a)    These fall in the rear set backs having a width of 10′-0″ and above, and in side set backs facing towards road/open space in case of corner plots.

(b)    The width of spiral stairs shall not be less than 5′-0″ and not more than 6′-0″ and in the case of straight stairs, not more than 3′-3″ and not less than 2′-9″ (including railing).

(c )    These stairs are provided for servant room located at first floor.

(d)    In no case, open stairs in the set back shall be used as main stairs for approach to first floor.

(e)    A suitable visual  barrier of a height not more than 6’-0” shall be provided alongside the stairs and in front of servant rooms for the privacy of neighboring houses.

12.03      Pergolas.Pergolas of reasonable size, as approved on the plans,  would be allowed, but its size shall not exceed:

For terraced houses:                 60 sft.

For detached houses:                120 sft.

25% area of the pergolas shall count towards FAR.

12.04      Other structures. Decorative walls and landscape elements not higher than compound wall and as approved on the building plan.

12.05  Roof/ chajja projections.a) Projections as under will be allowed in the set backs:

Floor Maximum permissible width of projections Excess area over and above permissible limits relax able with fine
Ground floor 3’ – 0” 4’ – 0” (width)
First floor 5’ – 0” 5’ – 6”
Stair towers 2’ – 0” 3’ – 0”
  1. b) The projections upto above mentioned limits will not count towards Far.c) In no case the projection shall cover more than half of the width of set back at any floor.d) Projection exceeding relax able limits in set backs will be dismantled.

12.06  Porches.Porches shall be allowed in residential buildings with following conditions:

  1. a)      The total number of car porches, allowed on a plot, shall correspond to the number of
    living units permissible on the plot.
  1. b)    Maximum area of car porches:
  Maximum prescribed set back Maximum covered area Relaxable with fine
i) Single porch
Detached houses Upto 10′ – 0″ More than 10′-0″ 200 Sq.ft

300 Sq.ft

250 Sq. ft.

350 Sq.ft

Terraced houses 5′ to 10′ 180 Sq. ft (total) (80 Sft in set back Excess area will be counted into FAR
ii) Combined Double Porach (in set back) upto 10′-0″ More than 10′-0″ 300 sq.ft

400 Sq.ft

350 sq.ft

450 sq.ft.

iii)  Two disconnected porches in same set back shall be allowed in corner plots (towards corner side)  provided the minimum distance between the two porches is 10’ – 0”. The total area of porches in same set back shall not exceed:
upto 10′ 300 sq.ft 350 sq.ft
More than 10′ 400 sq.ft 450 sq.ft
  1. iv)      The area of porch within  the above mentioned permissible limits shall not count towards FAR.
  1. v)       Minimum width of car porch shall be 9’-0”.
  1. vi)      Roofs of car porches shall not be used as terraces, but there will be no restriction on height of porches.

vii)      Projections etc. shall be counted into Ares of porch and the length or width of the porch shall not exceed 26’-0” for single porch and 30’-0” for double porch, including projections, in detached houses.

viii)     Roof of porch in the set back can be of pergola type, however, there shall be no relaxation in area of porch due to the type of roof.

  1. ix)      The porches shall remain open at least from one side in terraced houses and two sides in detached houses and shall not be converted into garages.
  1. x)       Entry level at gate shall not be more than 1’-6” above the road level.
  1. xi)      Drainage from the roof of the porch shall be from within the plot.

12.07      Relaxations in set backs.

  1. a)            The set backs of sides facing towards open spaces other than roads, street, lanes, mullahs etc., of a plot may be relaxed upto 50 per cent provided Far is not exceeded.
  1. b)            The set backs of a plot of irregular shape, odd dimensions etc., may be fixed to give suitable allowance in permissible coverage.
  1. c)           In addition to above following relaxations would be allowed in set backs in all cases.
  Sides Rear & Front
Without fine 0 to 5% 0 to 10%
With fine 5 to 10% 10 to 20%

However for terraced houses where set backs are 8’ – 0” or less a relaxation upto 10% only would be allowed with fine.

  1. d)            Any excess construction in set backs beyond the above  limits will be demolished.

12.08      Balconies.

Balconies as approved on the plans  may project upto 3’-0” width in set backs which are 10’-0”  and more and the distance between the buildings on the two adjacent plots is 15’ – 0’ or more.

 

 

 

CHAPTER III 

MISCELLANEOUS

 

  1. Enclosure of plots. A plot shall be enclosed by walls and / or fences in such a manner that the height of enclosure ( boundary wall) shall not exceed 7’-0”. It may either e a solid wall, or upto one foot, it shall consist of solid masonry and the remaining portion may be of light material such as fence etc. The height of the enclosure shall not be less than 3’-0” in any case.

 

  1. Under ground water. No person shall exploit underground water except to the extent and in the manner as many, from time to time, be permitted by the Authority.

 

  1.  Water tanks. Height of over-head water tank, parapet wall, stair hall, lift room, etc., shall not be taken into account while calculating the overall height of a building.

 

  1. Number of residential units. Maximum number of dwelling houses/residential units allowed with permissible F.A.R on an undivided residential plot.
  1. i)                    Plot size below 488 square yards  ——————— One.
  2. ii)                   Plot size 488 square yards and above —————–Two.

However sub-division will be allowed only in respect of plots 1000 sq.yds. and above.

 

  1. Excess covered area. An excess in the covered area upto 25 sq.  feet shall be exempted from FAR provided this variation is due to site errors, adjustment etc. However , any  excess beyond this limit shall be penalized.

 

  1. Area of supported projections. Area of supported projections on decorative columns shall not be counted into Far provided the projections are otherwise within the prescribed limits and the decorative  columns do not fall within the set backs.

 

  1. Common wall. Common wall shall not be allowed, However, where an owner has constructed a wall on his plot, the owner of the adjoining plot may not construct wall on his plot but shall not make any use of the wall so constructed on the plot first mentioned without the written consent of the owner of the plot which shall be filed with the Authority.

 

  1. Septic tanks. No plot shall be provided with a septic tank or cass pool of any kind whatsoever.

 

  1. Pools.Swimming and decorative pools and fountains  may be constructed with the prior permission of the authority, subject to availability of water.

 

  1. Open stairs Open stairs to first floor terrace  or roof shall be permitted provided it does not fall in the set back area and is not used as the main access to these areas.

 

  1. Repeal and sayings

.23.01      The Islamabad Residential Sectors Zoning Regulation, 1985, is hereby repealed:

23.02      The repeal of the Islamabad Residential Sector Zoning Regulation, 1985, shall not affect the provisos operation of the Regulation so repealed or anything duly done, action taken or punishment or liability incurred hereunder and any proceedings commenced under the said Regulation may be continued or punishment may be imposed as if that regulation had not been repealed:

 

 

 

 

 CHAPTER – IV

INSTRUCTIONS

The plot owners are advised.

  1. i)            to get their land demarcated by Land Survey Division of CDA before taking possession of the plot.
  1. ii)             to hire a licensed Architect for preparation of their building plans, a list of  the same can be obtained from Building Control Section of CDA .

iii)            The plans shall be submitted to Estate Management Directorate of CDA in quart duplicate along with Form A-1 and A-2, pay order of scrutiny fee and tow attested copies of following documents.

  1. a)      Allotment letter.
  1. b)      Transfer letter ( if any).
  1. c)      Possession certificate.
  1. d)      Letter of sub-division ( if applicable).
  1. e)      Letter of acceptance of attorney issued by CDA .
  1. f)        Owner/attorney’s National Identity Card.
  1. iv)            After a week of submission of plans, the concerned Architect may contact building Control Section in  connection with approval of plan.
  2. v)            Start the construction only after the plans have been approved by the Authority.
  1. vi)           Make sure that mandatory set backs have  been left clear when the layout is being done.

vii)          Water connection shall be obtained after giving application on prescribed form along with copy of approval letter.

viii)          Approved plan shall be followed strictly, in case any change is desired revised plan shall be got approved from the authority.

  1. ix)           On completion of plinth and compound wall (plinth) Form ‘D’ shall be submitted and plinth verification  certificate  shall be obtained.
  1. x)        No ramps shall be constructed outside your plot line.
  1. xi)        If basement is being constructed on your plot, please make sure that proper water proofing has been done, and all necessary precautions have been taken for safety of adjacent structures if any.

xii)        Natural levels of side yards shall not be disturbed by more than 2′-00″

xiii)       On completion of the house, notice of completion shall be submitted to Estate Management Directorate of CDA on prescribed forms.

  1. xv)        On receipt of letter from the Building Control Section the concerned Assistant Director shall be contacted for site inspection.

xvi)        After 10 days of site inspection the Dy. Director Building Control Section may be contacted in case no intimation has been received from the Authority.

xvii)    In case of any complaints regarding approval of plans or issuance of completion certificate, the matter shall be brought into the notice of the Deputy Director Building Control Section.

SCHEDULES


SCHEDULE – ‘A’

ZONING BULK AND HEIGHT REGULATIONS FOR RESIDENTIAL PLOTS

Zoning District Type of Development Plot Size BUILDINGS Max. permissible covered area of stair tower MIN. SET BACK Remarks
All private residential plots in Islamabad allowed by the Authority except those in the Diplomatic Enclave. Terraced dwelling houses Type “A” Area in Sq. Yd. Frontage in feet Floor area Ratio Max. built up area on ground floor Max. no of storeys Max. height Front Side-1 Side-2 Rear
upto 150 151-200 20-29

25-30

1.2

1.2

60%

60%

2

2

30′

30′

150 Sft. 5′

6′

7′

8′

No allowance for stairs shall be given
Terraced dwelling houses Type “B” 201 – 625 30-49 1.05 60% 2 30′ 200 Sft. 10′ 10′
Detached dwelling houses Type “C” 400-1000

530-1335

700-1670

50-59

60-69

70-79

0.90

0.90

0.90

50%

50%

50%

2

2

2

30′

30′

30′

250 Sft. 10′

10′

20′

5′

10′

20′

10′

10′

10′

10′

10′

10′

Detached dwelling houses Type “D” 885-2670

800-2900

1770-2720

80-89

90-99

100 & above

0.85

0.85

0.85

50%

50%

50%

2

2

2

30′

30′

30′

250 Sft. 20′

20′

30′

20′

20′

30′

10′

10′

15′

15′

15′

15′

 

 SCHEDULE – ‘B’
STAIR TOWERS FOR RESIDENTIAL PLOTS
TYPE PLOT SIZE
(IN SQ. YARDS)
FRONTAGE
(IN FEET)
MAXIMUM PERMISSIBLE COVERED AREA RELAXABLE LIMITS WITH FINE
Terraced upto 200 20 – 30 150 Sq. ft. 200 Sq. ft.
Houses 201-625 30 – 49 200 Sq. ft. 250 Sq. ft.
Detached Houses All types 250 Sq.ft 300 Sq. ft
In detached houses where two or more living units are allowed, the number of stair halls and stair towers shall correspond to number of living units. However, in case of two stair towers if attached, the combined area of stair towers shall not be more than 300 Sq. ft. relaxable upto 400 Sq. ft. The area in excess of the maximum permissible covered area but within the relaxable limits shall be compounded on payment of fine @ Rs. 300/- per Sq. ft. for first 25 Sq. ft. and @ Rs. 500/- per Sft. for the balance excess area.
Note:
[] Internal height of stair tower shall not be more than 7′ – 6″
[] Roof projections over the stair tower shall not be more than 2′ – 0″ relaxable upto 3′-0″ with fine @ Rs. 500/- per sq. ft.
[] Overhead tanks shall be allowed over the stair tower provided these are merged into stair tower and otherwise are not visible from outside.
SCHEDULE – “C”
ROOF PROJECTION IN TERRACED HOUSES
(OVER PUBLIC STREETS AND OPEN LAND)
Width of street/open land Maximum permissible width Excess area over and above permissible limits Relaxable with fine upto
20′-0″ and less 1′-6″ 2′-0″ (width)
21′-0″ to 40′-0″ 2′-0″ 2′-0″
More than 40′-0″ 2′-6″ 3′-0″
SCHEDULE – “D”
RATES OF SCRUTINY FEE AND OTHER CHARGES RELATED TO APPROVAL OF PLANS AND REGULARIZATION OF VIOLATIONS ETC.
1. Scrutiny fee for approval of plan
i)  Residential Rs. 0/20 per Sft of proposed covered area of Rs. 250/- (which ever is more)
ii)  Commercial buildings (including flats apartments and offices in commercial area Rs. 0/30 per Sft of proposed covered area or Rs. 1000/- (whichever is low)
iii)  (a) Amenity buildings like Educational and religious institutions, Hospitals, Clinics, Post Offices, Police Station, Gymnasium etc. Rs.0/10 per Sft of proposed covered area of Rs. 1000/- (whichever is more)
(b) Foreign Diplomatic Offices Rs. 0/20 per Sft of proposed covered area or Rs. 1000/- (whichever is more)
iv)  Other buildings types Rs. 0/20 per Sft or proposed covered area of Rs. 1000/- (whichever is more)
2. Completion scrutiny fee shall be charged at the rate of 50% of the scrutiny fee for approval of plan
3. For revised approval following fee shall be charged:
Residential: Rs. 250/- (lump sum)
Non-residential Rs. 1000/- (lump sum)
Note: Area of basement shall be taken into account for the purpose of computation of Scrutiny fee.
SCHEDULE “E”

FINES AND CHARGES

Rates
(1) Construction beyond plinth without verification/ survey at plinth leveled
a) Residential Buildings terraced Rs. 10/- per Sft. of plinth area.
b) Residential Buildings detached houses Rs. 10/- per Sft. of plinth area.
c) Non residential and Industrial buildings Rs. 10/- per Sft. of plinth area.
d) Commercial buildings Rs. 20/- per Sft. of plinth area.
(2) Variation in covered area and design Rs. 20/- per Sft. of plinth area.
a) Excess covered area
I) Compounding charges Rs. 7000/-
II) Other charges Rs. 300/- per SFt of excess covered area
b) excess roof projection projecting voer open area/public land/street. Rs. 1000/- per Sft of excess Projections.
c) Excess roof projections in set backs. Rs. 500/- per Sft of excess area.
d) Less height and width of rooms/baths/porches and garages. Rs. 10/- per inch of less height/ width per Sft.
e) less size of rooms/ kitchens/ baths/ living units. Rs. 1000/- per Sft. of less area than minimum permissible.
f) Excess area of car porches. Rs. 500/- per Sft.
(3) Set backs
a) Between 5 to 10% deviation on sides Rs. 300/- per SFt. of area falling in set backs.
b) Between 10 to 20% deviation on front and rear Rs. 300/- per SFt. of area falling in set backs
c) For terraced houses where set backs are 8″ – 0″ or less relaxation of only 10% with penalty @ Rs. 300 per Sft. will be allowed
(4) Less distance between buildings Rs. 300/- per sft.
(5) Less head rooms, less width or stairs and less height of doors etc. Rs. 1000/- per inch of less width/height from minimum permissible.
(6) Fine for starting construction without approval of plans
PLOT SIZE
200 Sq. Yds and less Rs. 30,000.00
201 Sq. Yds to 499 Sq. Yds Rs. 40,000.00
500 Sq. Yds. and above Rs. 50,000.00
(7) Excess area of stair towers as given at Schedule “B” @ Rs. 300 for first 25 sft and
@ Rs. 500 for the balance area.
ANNEXURE – “I”

MINIMUM SPACE STANDARDS/ SIZES

Space Minimum Area Relaxable with Penalty Minimum height Relaxable with penalty Minimum width allowed Relaxable with penalty
1. Living Unit 600 Sft. Excluding stairs 10% 9′-0″ 8′-6″
2. Habitable Rooms, i.e. Bed, Drawing, Lounge and Servant room etc. 100 Sft 10% 9′-0″ 8′-6″ 8′-6″ 8′-0″
3. Kitchen 45 Sft. 10% 8′-6″ 8′-0″ 5′-0″ 4′-9″
4. Baths/Toilet 24 Sft. Upto 10% 7′-0″ 6′-6″ 3′-0″ 2′-9″
5. W.C. 12 Sft. Upto 10% 7′-0″ 6′-6″ 3′-0″ 2′-9″
6. W.C. & W.B. both 15 Sft. Upto 10% 7′-0″ 6–6″ 3′-0″ 2′-9″
7. Shower only 12 Sft. Upto 10% 7′-0″ 6′-6″ 3′-0″ 2′-9″
8. Powder Room/toilet under the stair/ landing (W.C & W.B only properly ventilated) 15 Sft. Upto 10% 6′-0″ 6′-0″ 3′-0″ 2′-9″
9. Garage and Porches 7′-6″ 7′-0″ 9′-0″ 8′-6″
10. Basement If used for habitable purposes the rules for respective space uses will be applied
Minimum height relaxable without fine upto Relaxable with fine upto
11. Doors 7′-0″ 6′-6&q
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