8.00.
Premium On Floor Area Ratio. (Pof)
8.01. A Premium
on Floor Area Ratio shall be payable as described below:
8.02. No
premium on plots 250 sqm and below.
8.03. No
premium on Floor Area Ratio up to 0.75
8.04. For Plots
larger than 250 sqm and Floor Area Ratio above o.75, POF shall be payable
on the incremental FAR as per the following table:
|
Occupancy
|
Rates of charges in Rs per
sqm of built up area
|
|
Residential
|
300
|
|
Manufacturing, software &
others
|
400
|
|
Commercial
|
700
|
8.05. The above rates of
charges are at 2002 rates. The rates shall be automatically enhanced by at
least 5% for every subsequent year. Enhancement greater than 5% can be done
with specific notification by the Government.
For apartment housing, to encourage the construction of
small apartments for low income groups, the Premium on Floor Area Ratio shall
be Rs 100/ sqm for the part of built up area covered under apartments of carpet
area 30 sqm and below.
9.00. External Betterment Charge (EBC).
All building permissions
shall be subject to payment of External Betterment Charge which shall be paid
on total built up area at the rate of Rs 400 per sqm, (2002 rates) which shall
be enhanced by at least 5% for every subsequent year.
For layouts and subdivisions, the
EBC shall be Rs 200 /sqm at layout stage.
10.00.
Special requirements for Public & Semi-Public Premises
including Software Units & ITES, educational, medical and all
institutional occupancies.
Min plot
size:
1000 sqm.
Min abutting
road
width.
12m
Min all round
set backs: 6m for buildings up to 3 floors and thereafter 1m extra for
each additional floor.
11.0. Industrial Occupancies.
General:
Minimum abutting road width 18m for all Industries.
A. Flatted
Industry
Minimum Plot
size
2000 sq.m.
Maximum ground
coverage
30%
Maximum
FAR
1.00 in MCH 1.50 outside MCH
B. Light and Service Industry
Sl.
Plot Size
Maximum
Maximum
Maximum
No.
(sq.m.)
Ground
FAR
height
Coverage
--------------
----------------
1.
100 to 400
60%
125
12m
2.
Above 400 & upto
4000
50%
125
12m
3.
Above 4000 & upto 12000
45%
125
12m
4.
Above 12000
40%
100
12m
Other Controls:
i. Maximum
floors allowed shall be basement, ground floor and first floor, basement should
be below ground floor and to the maximum extent of ground coverage shall be
counted in FAR. In case the basement is not constructed, the permissible
FAR can be achieved on the second floor.
ii. In
case of roof trusses, height of buildings should be adjusted/relaxed.
C. Extensive Industry
Sl.
Plot Size
Maximum
Maximum
Maximum
No.
(sq.m.)
Ground
FAR
in
height
Coverage --------------
(in m)
Plains
1.
400 to 4000
50%
100
9
2.
Above 4000 & upto
12000
45%
90
9
3.
Above 12000 & upto 28000 40%
80
9
4.
Above 28000
30%
60
9
Other Controls:
i.
Single storey building with basement is allowed. Basement shall be
below the ground floor and the maximum extent of ground coverage and shall be
counted in FAR.
ii.
In case of roof trusses, height of buildings could be adjusted/relaxed.
12.
Farm Houses: minimum size of plot 10000 sqm.
Sl.
Size of Farm
Max.built up
area.
Max. Height
No.
1.
Above 1.0 ha.
and 100 sq.m.
(including
Single
storeyed
upto 2.0 ha.
mezzanine
floor)
maximum
height 6m.
2.
2.0 ha and
above 150
sqm. (including
Single
storeyed
mezzanine
floor).
maximum height 6 m.
Other Controls:
i.
Setback in dwelling house should be 15 m away from any boundary line of
the property.
ii.
Where the property abuts an urban road, the dwelling house building
should be setback from the center line of that road by 60m. Where the
property abuts a village road, the building setback from the center line of
that road should be by 30m.
iii.
No dwelling units should be built within 400 m of the right of way of
any National Highway.
13. Parking
Standards:
11.01. No parking needed
for residential plots 250 sqm and below.
11.02. For commercial
occupancy on plots 250 sqm and below minimum front open space 6m and no rear
open space.
11.03. for plots larger than 250
sqm the following parking standards are prescribed. (ALL TYPES OF VEHICLES
INCLUDING CYCLE PARKING COVERED).
|
1
|
2
|
3
|
4
|
|
Sl no
|
Use/Use Premises
|
Vehicles Parking area as % of total built up area on all
floors (incl common areas)
|
Additional Visitors parking on ground floor as % of total
parking (col 3)
|
|
1
|
Residential premises on land above 250 sqm
|
30%
|
20%
|
|
2
|
Hotels & restaurants
|
35%
|
30%
|
|
3
|
Restaurants not forming part of hotel premises.
|
40%
|
Not relevant
|
|
4
|
Educational
|
25%
|
30%
|
|
5
|
Medical establishments
|
30%
|
40%
|
|
6
|
All Assembly buildings –cinema halls , theatres,
conference halls other than function halls
|
35%
|
Not relevant
|
|
7
|
All function halls (minimum plot size 4000 sqm)
|
50% on ground floor only in one contiguous block and not
on side open spaces.
|
Not relevant
|
|
8
|
Government and private offices
|
35%
|
30%
|
|
9
|
Shopping centres
|
40%
|
40%
|
|
10
|
Industrial
|
20%
|
10%
|
|
11
|
Software & ITES units
|
40%
|
Not relevant
|
|
12
|
Godowns and wholesale markets
|
20%
|
10%
|
Note:
1) In
the use premises, parking on the above standards may be provided as open
parking on the ground floor, covered parking on ground floor or in the basement
(where the provision exists).
2) For
parking in basement or other than ground floor the area required shall be
enhanced by an extra 25% to account for structural obstructions and movement
spaces.
14. (1) Conservation And Harvesting Of Rain Water In
All Development Activities.
Without
prejudice to anything contained in the Andhra Pradesh Water, Land & Tree
Act, the following measures shall be taken in all development activities:
(A) Percolation Pits:
The
ground surface around the buildings on plots larger than 250 sqm shall have
percolation pits of 1.5mX1.5m covering at least 30% of such area. Such
pits shall be filled with small pebbles or brick jelly or river sand and
covered with perforated concrete slabs.
(B) Terrace Water Collection:
On
all plots larger than 250 sqm, the terrace of the building shall be connected
to a sump or the well through a filtering tank by appropriate Rain Water Pipe.
A
filtering tank measuring at least 1 cubic meters, square shall be constructed
near the sump. The tank shall be divided by a perforated slab and
one part should be filled by small pebbles and other by brick jelly. The
bottom portion of the tank should have a slope to avoid stagnation of water.
(C) Open Ground:
Whenever
there is open ground a portion of top soil should be removed and replaced with
river sand to allow slow percolation of rain water.
(D)
Over-riding provisions.
Any
order issued by the Competent authorities under the Andhra Pradesh, Water Land
and Trees Act shall be binding and shall supersede these regulations to the
extent the former is different.
14 (2). Mandatory Planting
Of Trees.
Rule 24 of the rules framed
under the Act covers tree planting in residential areas, commercial or institutional
and industrial areas. The rule 24(1) is reproduced below which prescribes norms
for planting trees before granting developmental permissions.
Rule
24(1)- In every Municipal Corporation or Municipality or other local
area, the number
of trees to be planted and their subsequent
maintenance
shall be on the following scale.
(i) Residential Areas: Every
household having above 100 square meters area shall plant at least small or
medium variety in their premises as follows
|
Below 100 square meters
|
3 trees
|
|
101 to 200 square meters
|
5 trees
|
|
201 to 300 square meters
|
10 trees
|
|
301 square meters and above
|
10 trees plus 5
trees for every increase of 100 square meters
|
(ii) Commercial or institutional areas:
Commercial establishment shall plant trees as follows:
|
Below 200 square meters
|
2 trees
|
|
201 to 500 square meters
|
4 trees
|
|
501 to 1000 square meters
|
6 trees
|
|
Above 1001 square meters
|
6 trees plus 2 tree for every increase of 100 square meters
|
In
addition commercial or institutional areas shall be landscaped instead of
leaving them without any vegetation
(iii)Industrial areas: In
industrial areas trees shall be planted as per the norms of the Andhra Pradesh
Pollution Control Board.
The local authority having
jurisdiction shall grant building permission subject to the condition that the
owner shall plant prescribed number of trees
The owner of the premises
or house shall maintain the trees and shall not fell the tree without the prior
permission of the designated Officer.
15. Special Building and Land Use
Regulations for Heritage Precincts and other sensitive areas like lakes.
15.01. For
areas of historical, scenic and ecological importance, a special set of
building regulations may be enforced.
15.02. For notified
Heritage Precincts and for areas falling within 100 meters of notified Heritage
Buildings and lakes special architectural control guidelines shall be prepared
and notified.
15.03. When such special
regulations are notified, those shall override the provisions of general
regulations.
16.00. REGULATION FOR CONSERVATION OF HERITAGE
BULDINGS, HERITAGE PRECINCTS AND NATURAL FEATURES LIKE LAKES AND ROCK
FORMATIONS.
Conservation
of buildings, artefacts, structures, areas and precincts of historic and/or
aesthetic and/or architectural and/or cultural significance and/or
environmental significance (heritage buildings and heritage precincts) and/or
natural features of environmental significance and or sites of scenic beauty.
16.01. Applicability.
This regulation will apply
to those buildings, artifacts, structures, areas and precincts of historic
and/or aesthetic and/or architectural and/or cultural significance and/or
environmental significance (hereinafter referred as Heritage Buildings and
Heritage Precincts) and those natural features of environmental significance
and/or of scenic beauty including, but not restricted to, sacred groves, hill,
hillocks, water bodies (and the areas adjoining the same), open areas, wooded
areas (hereinafter referred to as ‘listed natural features’) which are listed
in a notification to be issued by Government. The list issued in the
notification shall be hereinafter referred to as the said list.
Prior to Government
notification, the Vice Chairman Hyderabad Urban Development Authority shall
publish notices in at least three local newspapers and grant at least 15
days time for receipt of objections and suggestions from general public.
Restrictions on the
Heritage Buildings and Heritage Precincts and Natural Features shall be in
force with effect from the date of such newspaper notice by HUDA.
16.02. Responsibility Of
The Owners Of Heritage Buildings And Buildings In Heritage Precincts.
It shall be the duty of the
owners of Heritage Buildings and buildings in Heritage Precincts to carry
out regular repairs and maintenance of the buildings at their own cost. The
Government, the HUDA or the local bodies and authorities shall not be
responsible for such repair and maintenance except for the building owned by
the Government, the HUDA or the local bodies.
16.03. Restriction On
Development/Re-Development/Repairs Etc
i)
No development or re-development or engineering operation or additions,
alterations, repairs, renovations including the painting of buildings,
replacement of special features or plastering or demolition of any part thereof
of the said Heritage Buildings or Heritage Precincts or listed natural
features shall be allowed except with the prior written permission of the Vice
Chairman, Hyderabad Urban Development Authority.
Before
granting any such permission, the Vice Chairman, shall consult the Heritage
Conservation Committee to be appointed by Government (hereinafter referred to
as the said Heritage Conservation Committee) and shall act on the advice of the
Heritage conservation Committee.
ii)
Provided that before granting any
permission for demolition or major alterations/additions to Heritage
Buildings (or buildings within Heritage Precincts ), or construction at
any listed natural features, or alteration ofboundaries of any listed natural
features, objections and suggestions from the public shall be invited by
newspaper notifications and duly considered by the Heritage Conservation
Committee.
iii)
Provided that only in exceptional cases,
for reasons to be recorded in writing, the Vice Chairman HUDA may refer the
matter back to the Heritage Conservation Committee for reconsideration.
The
decision of the Heritage Conservation Committee after such reconsideration
shall be final.
16.04. Penalties.
Violation of the
regulations shall be punishable under Andhra Pradesh Urban Areas (Development)
Act 1975 as unauthorised development.
In case of proven deliberate
neglect of and /or damage to Heritage Buildings and Heritage
Precincts, or if the building is allowed to be damaged or destroyed due to
neglect or any other reason”, in addition to penal action provided under
the ACT, no development permission to construct any new building shall be
granted on the site if a Heritage Building or building in a heritage precinct
is damaged or pulled down without appropriate permission from Vice Chairman
Hyderabad Urban Development Authority,
It shall be open to the
Heritage Conservation Committee to consider a request for re-building/reconstruction
of a Heritage Building that was unauthorisedly demolished or damaged, provided
that the total built up area in all floors put together in such new
construction is not in excess of the total built up area in all floors put
together in the original Heritage Building in addition to other controls that
may be specified.
16.05. Preparation
Of List Of Heritage Buildings, Heritage Precincts And Listed Natural Features
The said list of buildings,
artefacts, structures, areas and precincts of historic, and/or aesthetic,
and/or architectural and/or cultural significance and/or environmental
significance, the said list of those natural features of environmental
significance and/or scenic beauty including but not restricted to sacred
groves, hills, hillocks, water bodies (and the areas adjoining the same), open
areas, wooded areas, etc. to which this regulation applies shall not form part
of this Regulation for the purpose of Chapter III of the Andhra Pradesh Urban
Areas (Development) Act 1975. This list shall be prepared and/or supplemented /
modified from time to time by Government and /or the Vice Chairman Hyderabad
Urban Development Authority on the advice of the said Heritage Conservation
Committee, or by Government suo moto or by the Vice Chairman Hyderabad
Urban Development Authority suo moto, or by the Heritage Conservation
Committee suo moto, provided that before the list is supplemented or modified
in any manner by the deletion or change of Grade of any Heritage Building or
Heritage Precinct, objections and suggestions from the public shall be
invited by newspaper notification in at least three local newspapers and
duly considered by Government and/or the Vice Chairman HUDA and/or the Heritage
Conservation Committee respectively.
Provided that any list
which is in draft form and pending for approval of the Heritage Conservation
Committee or the Government will, in the interim period, also be deemed to be
part of the heritage list for purposes of development permission.
When a building or group of
buildings or natural features are listed it would automatically mean (unless
otherwise indicated) that the entire property including its entire compound /
plot boundary along with all the subsidiary structures and artefacts, etc.
within the compound / plot boundary, etc. form part of list.
16.06 Power To Alter, Modify Or Relax Other
Development Control Regulations
On the advice of the said
Heritage Conservation Committee and for reasons to be recorded in writing, the
Vice Chairman Hyderabad Urban Development Authority may alter, modify or
relax the provisions of other Development Control Regulations/Buildings Byelaws
and of the Master Plan including those concerning Land Use regulations
(hereinafter referred to as ‘the said Regulations’) if it is needed for the
conservation, preservation or retention of historic and/or aesthetic and/or
cultural and/or architectural quality of any listed buildings/heritage
buildings or listed precincts/heritage precincts and/or the preservation of any
listed natural features and/or environment provided that no such relaxation
shall be allowed in respect of Water Bodies and Open Space Zones.
16.07. Special Regulations/Guidelines For Heritage
Precincts/ Natural Features
In cases of heritage
precincts and, (where deemed necessary by the Heritage Conservation Committee)
of natural features notified as per the provisions of this Heritage
Conservation Regulation No.3 above, development permissions shall be granted in
accordance with the special separate regulations/guidelines prescribed for
respective precincts/natural features which shall be framed by the Vice
Chairman Hyderabad Urban Development Authority on the advice of the Heritage
Conservation Committee.
Before finalising the
special separate regulations for precincts/natural features, the draft of the
same shall be published in the official gazette and in leading newspapers for
the purpose of inviting suggestions and objections from the public. All
suggestions and objections received within a period of 15 days from the date of
publication in the official gazette shall be considered by the Vice Chairman
Hyderabad Urban Development Authority /Heritage Conservation Committee.
After consideration of the above suggestions and objections, the Vice Chairman
acting on the advice of the Heritage Conservation Committee shall modify (if
necessary) the aforesaid draft separate regulations for precincts and natural
features and forward the same to Government for sanction.
Provided that pending consideration of suggestions and objections and pending
final sanction from Government to the above draft special regulations for
precincts and natural features, the Municipal Commissioner/Heritage
Conservation Committee shall have due regard to the above draft special
regulations while considering applications for development/re-development etc.
of heritage buildings/heritage precincts/listed natural feature.
16.08.
Road Widening
(i)
If road widening lines under the Andhra Pradesh Urban Areas (Development) Act
1975 or Master Plan are prescribed they shall be such so that they will
protect and not detract from the said heritage precincts/said listed natural
features.
(ii)
If there are any new road widening lines proposed in the Revised draft or
sanctioned Development Plans/Master Plans the Vice Chairman Hyderabad Urban
Development Authority shall consider the heritage provisions and
environmental aspects while considering applications for development
permissions in these precincts. Necessary steps may be taken to modify
the Development Plan/Regional Plan accordingly. Pending this action, the
road widening/development of new roads shall not be carried out.
(iii)
No widening of the existing roads shall be carried out in a manner which may
affect the existing heritage buildings (even if they are not included in a
Heritage Precinct) or which may affect listed natural features.
16.09.
Master Plan Reservations
If there are
any Development Plan/Master Plan reservations shown on heritage buildings, or
on listed natural features the same shall not be implemented. If
required, the Vice Chairman, Hyderabad Urban Development Authority, on the
advice of the Heritage Conservation Committee, shall move government to get
these reservations deleted/modified as need be
16.10. Grant Of
Transferable Development Rights (Tdr)
In
Cases Of Loss Of Development Rights In Respect Of Heritage Buildings And
Heritage Precincts.
If any application for
development is refused under this Regulation or conditions are imposed while
permitting such development which deprive the owner of any unconsumed FSI, the
said owner/lessee shall be compensated by grant of Development Rights
Certificate of the nature set out herein and as may be prescribed by Government
from time to time. The extent of Development Rights Certificates to be granted
may be determined by the Vice Chairman Hyderabad Urban Development Authority,
on the advice of the Heritage Conservation Committee.
Regulations
For The Grant Of Transferable Development Rights To Owners/Lessees Of Heritag
Buildings/Heritage Precincts And Conditions For Grant Of Such Rights.
As provided in Regulation
the development potential of a plot of land may be separated from the land
itself and may be made available to the owner of the land in the form of
Transferable Development Rights (TDR). These rights may be made available
and be subject to the conditions prescribed below:
(a) As proposed in the
Regulation, Development Rights of the owner/lessee of any Heritage Buildings
who suffers loss of Development Rights due to any restrictions imposed by the
Vice Chairman HUDA or Government under Regulation shall be eligible for award
of Transferable Development Rights (TDR) in the form of Floor Area Ratio (Floor
Area Ratio) to the extent and on the conditions set out below. Such award
will entitle the owner of the Heritage Building to FAR in the form of a Development
Rights Certificate (DRC) which he may use himself or transfer to any other
person.
(b) A DRC will be issued only on the
satisfactory compliance with the conditions prescribed in this Appendix.
(c) If a holder of a DRC intends
to transfer it to any other person, he will submit the DRC to the V.C.HUDA with
an appropriate application for an endorsement of the new holder’s name, i.e.
transferee on the said Certificate. Without such an endorsement by the
V.C./ Municipal/Panchayat itself, the transfer shall not be valid and the
Certificate will be made available for use only by the earlier original holder.
(d) A holder of a DRC who desires to
use the FAR credit certified therein on a particular plot of land shall
attach to his application for development permission valid DRCs to the extent
required.
(e) A DRC shall not be valid for
use on receivable plots in the areas listed below:-
Any heritage
building.
Any Heritage
Precinct except with the prior approval of the Heritage Conservation Committee and
subject to compliance with the Regulations of the particular precinct.
(f) The uses that will be
permitted for utilisation of the DRCs on account of transfer
of
Development Rights will be as under:-
|
Zone in which designated / reserved
plot is situated
|
Uses to be permitted in receiving areas
|
|
Residential, Commercial and Public and
Semipublic Use Zone.
|
Respective use in respective use zone
|
|
Manufacturing Zone
|
Residential only in Residential Zone
|
|
Open Space Zone, Public and Semi Public Use
Zone
|
Residential, Commercial ot Public and Semi
Public Use in respective Zones.
|
(g) DRCs may be used on one or
more plots of lands, whether vacant or already developed or by the erection of
additional storeys, or in any other manner consistent with these Regulations,
but not so as to exceed in any plot a total built-up FSI higher than that
prescribed here.
(h) The FSI of a receiving plot
shall be allowed to be exceeded by not more than 0.4 in respect of a
Development Right transferred to it.(whether in respect of a heritage building
or by any other means.)
(i) With an
application for development permission, where an owner/lessee seeks utilisation
of DRs, he shall submit the DRC to the Municipal/Panchayat who shall endorse
thereon in writing in figures and words, the quantum of the DRC proposed to be
utilised, before granting development permission, and when the development is
complete, the Municipality/Panchayat shall endorse on the DRC in writing, in
figures and words, the quantum of DRs actuallt utilised and the balance
remaining thereafter, if any, before issue of occupation certificate.
(j) A DRC shall be issued
by the Vice Chairman Hyderabad Urban Development Authority
Municipality/Panchayat himself as a certificate printed on bond paper in an
appropriate form prescribed by Government. Such a certificate will be a
transferable “negotiable instrument” after due authentication by the
Municipal/Panchayat. The Vice Chairman Hyderabad Urban Development
Authority ,Municipal Commissioner shall maintain a register in a form
considered appropriate by him of all transactions, etc. relating to grant of
utilisation of DRs.
16.11. Incentive
Uses For Heritage Buildings
In cases of buildings
located in non-commercial use zones included in the Heritage Conservation List,
if the owner/owners agree to maintain the listed heritage building as it is in
the existing state and to preserve its heritage stage with due repairs and the
owner/owners/lessees give a written undertaking to that effect, the
owner/owners/lessees may be allowed with the approval of the Heritage
Conservation Committee to convert part or the whole thereof of the
non-commercial area within such a heritage building to commercial/office
user/hotel. Provided that if the heritage building is not maintained
suitably or if the heritage value of the building is allowed to be spoiled in
any manner, the commercial/office/hotel user shall be disallowed.
16.12. Maintaining Skyline And Architectural
Harmony
Buildings within heritage
precincts or in the vicinity of heritage buildings/listed natural features
shall maintain the skyline and follow the architectural style (without any
high-rise or multi-storeyed development) as may be existing in the surrounding
area, so as not to diminish or destroy the value and beauty of or the view from
the said heritage building/heritage precincts or of the natural features. The
development within the precinct/in the vicinity of heritage buildings/natural
features shall be in accordance with the guidelines framed by theHyderabad
Urban Development Authority/ Municipality/Panchayat on the advice of the
Heritage Conservation Committee.
16.13. Repair Fund
With a view to give
monetary help for repairs of Heritage buildings a separate fund may be created,
which would be kept at the disposal of Vice Chairman Hyderabad Urban
Development Authority, who will make disbursement from the funds on the advice
of the Heritage Conservation Committee. The fund shall be mainly used to
support the cost of expert guidance and fees for architects, engineers and
other experts while the actual conservation works must be supported by the
owners or from sources other than the Repair Fund.
16.14. Grading Of The Heritage Buildings &
Heritage Precincts
Heritage Buildings
and Heritage Precincts may be graded in four categories as described below:
The meaning of these Grades
and basic guidelines for development permissions are as follows:
|
|
GRADE I
|
GRADE II (A) & (B)
|
GRADE III
|
|
|
DEFINITIONS
|
|
|
|
Heritage Grade I comprises
Buildings and precincts of National or historic importance, embodying
excellence in architectural style, design, technology and material usage
and/or aesthetics; they may be associated with a great historic event,
personality, movement or institution. They have been and are the prime
landmarks of the region. All natural sites shall fall Within Grade-I.
B)
OBJECTIVE:-
Heritage Grade I richly
deserves careful preservation.
C). SCOPE FOR
CHANGES:
No interventions be permitted
either on exterior or interior of the heritage building or natural feature
unless it is necessary in the interest of strengthening and prolonging, the
life of the building/s or precincts or any part or features thereof.
For this purpose, absolutely essential and minimal changes would be allowed
and they must be in accordance with the original.
|
Heritage Grade II (A &
B) Comprises of buildings, and precincts of regional or local
importance possessing special architectural or aesthetic merit, or cultural or
historical significance though of a lower scale in Heritage Grade I. They are
local landmarks, which contribute to the image and identity of the
region. They may be the work of master craftsmen or may be models of
proportion and ornamentation, or designed to suit a particular
climate.
B)
OBJECTIVE:-
Heritage Grade II deserves
intelligent conservation.
C). SCOPE FOR
CHANGES:
Grade II (A)
Internal changes and
adaptive re-use may by and large be allowed but subject to strict
scrutiny. Care would be taken to ensure the conservation of all special
aspects for which it is included in Heritage Grade-II.
GRADE II (B)
In addition to the above,
extension or additional building in the same plot or compound could, in
certain circumstances, be allowed provided that the extension/additional
building is in harmony with (and does not detract from) the existing heritage
building(s) or precincts especially in terms of height and facade.
|
Heritage Grade III
comprises buildings and precincts of importance for townscape; they evoke
architectural, aesthetic, or sociological interest though not as much as in
Heritage Grade II. These contribute to determine the character of
the locality and can be representative of lifestyle of a
particular community or region and, may also be distinguished by setting on a
streetline, or special character of the façade and uniformity of height,
width and scale
B)
OBJECTIVE:-
Heritage Grade III
deserves intelligent conservation (though on a lesser scale than Grade II and
special protection to unique features and attributes.
C). SCOPE FOR CHANGES:
Internal changes and
adaptive re-use may by and large be allowed. Changes can include
extensions, and additional buildings in the same plot or compound.
However, any changes should be such that they are in harmony with and should
be such that they do not detract from the existing heritage
building/precinct.
|
|
|
|
|
|
|
|
|
D)
PROCEDURE:-
Development permission for the
changes would be given by the Vice Chairman HUDA onthe advice of the
Heritage Conservation Committee to be appointed by the State Government.
E) VISTAS/SURROUNDING
DEVELOPMENT:-
All development in areas
surrounding within 30 meters of Heritage Grade I shall be regulated and
controlled, ensuring that it does not mar the grandeur of, or view from
Heritage Grade I.
|
D)
PROCEDURE:-
Development permission for the
changes would be given by the Vice Chairman HUDA on the advice of the
Heritage Conservation Committee to be appointed by the State Government.
All development in areas
surrounding Heritage Grade II within 30 meters shall be regulated and
controlled, ensuring that it does not mar the grandeur of, or view from
Heritage Grade II.
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D)
PROCEDURE:-
Development permission
for changes would be given by the Vice Chairman HUDA on the advice of the
Heritage Conservation Committee to be appointed by State Government.
All development in areas
surrounding Heritage Grade III shall be regulated and controlled, ensuring
that it does not mar the grandeur of, or view from Heritage Grade III.
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Nothing mentioned above
should be deemed to confer a right on the owner/occupier of the plot to
demolish and/or reconstruct and/or make alterations to his heritage
building/buildings in a Heritage Precinct or on a natural heritage site if in
the opinion of the Heritage Conservation Committee, such
demolition/reconstruction/alteration is undesirable.
So as to preserve the
beauty of the region, the Heritage Conservation Committee
shall have
the power to direct, especially in areas designated by them, that the
exterior
design and height of buildings should have their prior approval.
16.15 SIGNS
AND OUTDOOR DISPLAY STRUCTURES/INCLUDING STREET
FURNITURE
Vice Chairman HUDA on the
advice of the Heritage Conservation Committee shall frame regulations and/or
guidelines to regulate signs, outdoor display structures and street furniture.
Till such regulations and guidelines are framed, the following guidelines may
be followed:
A)
National Building code to apply – The display or advertising sings and
outdoor display structures on buildings and land shall be in accordance with
:Part X – Signs and Outdoor Display Structures, National Building Code of
India.
B)
Additional conditions – In addition to sub-regulation A, above, the
following provisions shall apply to advertising signs in different land use
zones:
C)
i)
Residential Zone : The following non-flashing neon signs with
illumination
not exceeding 40 watt light.
(a)
one name plate with an area not exceeding 0.1 sq. m. for each dwelling
unit;
(b)
for other users permissible in the zone, one identification sign or
bulletin board with an area not exceeding 10 sq. m. provided the height does
not exceed 1.5 m.
(c)
“For sale” or “For rent” signs for real estate, not exceeding 2 sq. m.
in area provided they are located on the premises offered for sale or rent.
Non flashing
business signs placed parallel to the wall and not exceeding 1 m in height per
establishment.
Commercial
Zones: Flashing or non-flashing business signs parallel to the wall not
exceeding 1 m in height provided such signs do not face residential buildings.
D)
Prohibition of advertising signs and outdoor display structures in
certain cases:
Notwithstanding the
provisions of sub-regulations of A & B, no advertising sign or outdoor
display structures shall be permitted on buildings of architectural, aesthetic,
historical or heritage importance as may be decided by the Vice Chairman , on
the advice of the Heritage Conservation Committee or on Government buildings,
save that in the case of Government buildings only advertising signs or outdoor
display structures may be permitted if they relate to the activities for the
said buildings own purposes or related programmes.
E)
Provided that if the Heritage Conservation Committee so advises, the
Vice Chairman HUDA shall refuse permission for any sign or outdoor
display structure. The V.C. HUDA may on the advice of the Heritage Conservation
Committee add to, alter or amend the provisions of sub-regulations A, B
and C above.
F)
Signs, outdoor display structures
(including street furniture) will require the approval of the Heritage
Conservation Committee, which may prescribe additional guidelines for the same.
16.16. COMPOSITION OF HERITAGE CONSEVATION COMMITTEE
A.
The Heritage Conservation Committee shall be appointed by Government.
B.
The qualifications for membership of the Heritage Conservation Committee
shall be as follows:
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1
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A Retired Chief Secretary of
the Government of Andhra Pradesh
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Chairman
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2
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Expert with at least 25 years experience
in Heritage Conservation studies or projects at national and international
level.
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member
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3
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Structural Engineer specialised
in buildings and having experience of at least 15 years in the field
and membership of the Institute of Engineers
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2 members
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5
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Architects having at least 25
years experience in the field and special interest in heritage conservation
with membership of the Council of Architecture.
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2 members
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6
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Expert with recognised qualification
in environmental protection / pollution control and with at least 15 years of
experience in the field
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member
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7
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Historians with recognised
qualification in history and special knowledge in the history of the
city/region with at least 25 years of experience.
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member
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8
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Expert with recognised
qualification in natural history and with at least 15 years of experience in
the field
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member
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9
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Representative of the
Archaeological Survey of India, Government of India.
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Ex-officio member
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10
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Commissioner/Director of the
Department of Archaeology, Government of Andhra Pradesh.
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Ex-officio member
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11
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Commissioner, Municipal
Corporation of Hyderabad
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member Ex-officio member
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12
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Representives of 2 NGOs in the field
of conserving natural and man made heritage with at least 15 years of
existence as NGO in the field and nominated by the Government.
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2 members
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13
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A nominee of the Government of
Andhra Pradesh
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Ex offico Member-Secretary
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(a)
The Committee shall have the powers to co-opt upto five additional
members who may have lesser experience, but who have special knowledge of the
subject matter. Provided that the additional members may be co-opted for
special purposes or on sub-committees of the Heritage Conservation Committee.
(b)
The tenure of the Members other than ex officio members shall change
after every three years provided however that the same person shall be eligible
for re-appointment as Member.
C.
THE TERMS OF REFERENCE OF THE COMMITTEE SHALL BE, INTER-ALIA,
1.
to advice the Vice Chairman HUDA whether
Development permission should be granted under this Regulation and the
conditions if any on such permission
2. to prepare a
supplementary list of buildings, artefacts, structures, areas, precincts of
historic, aesthetic, architectural, cultural, or environmental significance and
a supplementary list of natural features of environmental significance of
scenic beauty including but not restricted to sacred groves, hills, hillocks,
water bodies (and the areas adjoining the same), open areas, wooded areas etc.
to which this Regulation would apply
3. to advise whether
any relaxation, modification, alteration, or variance of
any of the
Development Control Regulations/Building Byelaws, is called for
4. to frame special
regulations for precincts and if necessary for natural features to advise the
Vice Chairman HUDA regarding the same.
5. to advise on the
extent of Development Rights Certificates to be granted.
6. to advise whether
Development Rights Certificates may be allowed to be consumed in a heritage
precinct.
7. to advise
whether to allow commercial/office hotel use and when to terminate the same.
8.
to advise the Vice Chairman HUDA in the
operation of to regulate or eliminate/erection of outside advertisements/bill
boards/street furniture.
9.
to recommend guidelines to be
adopted by those private parties or public/Government agencies who
sponsor beautification schemes at public intersections and elsewhere.
10. to advise the Vice Chairman HUDA
11. to evaluate the cost of repairs to be give to owners
to bring the existing buildings back to the original condition. For this
purpose the Committee may also try to help the Municipality/Panchayat to
raise funds through private resources.
12. to prepare special designs and
guidelines/publications for listed buildings, control of height and essential
façade characteristics such as maintenance of special types of balconies and
other heritage items of the buildings and to suggest suitable designs adopting
appropriate materials for replacements keeping the old form in tact to the
extent possible.
13. to prepare guidelines
relating to design elements and conservation principles to be adhered to and to
prepare other guidelines for the purposes of this Regulation.
14. To advise the Vice
Chairman HUDA on any other issues as may be required from time to time during
course of scrutiny of development permissions and in overall interest of
heritage/environmental conservation.
16.17.
IMPLICATIONS OF LISTING AS Heritage Building.
The Regulations do not
amount to any blanket prevention of demolition or of changes to Heritage
Buildings. The only requirement is to obtain special clearance from Vice
Chairman, HUDA & Heritage Conservation Committee from heritage point of
view.
16.18.
OWNERSHIP UNAFFECTED.
Sale and purchase of
Heritage Buildings does not require any permission from HUDA or Heritage
Conservation Committee. The Regulations do not affect the ownership or
occupation of the Heritage Building in any manner.
Listing does not prevent
change of ownership or usage. However, such usage should be in harmony
with the said listed precinct/building. Care will be taken to ensure that
the development permission relating to these buildings is given without delay.
17. REGULATIONS FOR THE
GRANT OF TRANSFERABLE DEVELOPMENT RIGHTS (TDRs)
TO OWNERS/DEVELOPERS AND CONDITIONS FOR GRANT OF SUCH
RIGHTS OTHER THAN HERITAGE BUILDINGS AND HERITAGE PRECINCTS.
1. The owner (or
lessee) of a plot of land which is required for a public purpose in the Master
Plan or Zonal Development Plans by way of reservation for Open Space Zone,
roads or school, health centre, vehicles parking or any public utility,
shall be eligible for the award of Transferable Development Rights
(TDRs) in the form of Floor Area Ratio (FAR) to the extent and on
the conditions set out below. Such award will entitle the owner of
the land to FAR in the form of a Development Right
Certificate (DRC) which he may use himself or transfer to any other person.
2. Subject
to the Regulation 1 above, where a plot of land is reserved for any
purpose specified in Master Plan/ZDPs, the owner will be eligible
for Development Rights (DR's) to the extent stipulated
in Regulation 5 and 6 had the land been not so reserved, after the
said land is surrendered free of cost as stipulated in Regulation 5
in this Appendix, and after completion of the development or
construction as in Regulation if he undertakes the same.
3. Development Rights
(DRC) will be granted to an owner or a lessee only for
reserved lands on production of a certificate to this effect
from the Competent Authority under Urban Land (Ceiling and
Regulations) Act, 1976. Development Rights (DRs) are available
only in cases where development of a reservation
has not been implemented i.e. TDRs will be available
only for prospective development of reservations.
4.
Development Rights Certificates (DRCs) will be issued
by Vice-Chairman, HUDA himself/herself. They will state, in figures
and in words, the FAR credit in square meters of the built-up
area to which the owner or lessee of the said reserved plot is
entitled, the place and the use zone in which the DRs are earned
and the areas in which such credit may be utilised.
5. The
built-up area for the purpose of FAR credit in the form of a DRC shall be
equal to the gross area of the reserved plot to be surrendered and
will proportionately increase or decrease according to
the permissible FAR of the zone wherefrom the TDR has originated.
6.
When an owner or lessee also develops or
constructs the amenity on the surrendered plot at his
cost subject to such stipulations as may be prescribed
by the Vice-chairman, as the case may be and to their
satisfaction and hands over the said developed/constructed amenity
to the Vice-Chairman, free of cost, he may be granted by the
Vice-Chairman a further DR in the form of FAR equivalent to
the area of the construction/development done by him,
utilisation of which etc. will be subject to the Regulations
contained in this Appendix.
7. A DRC will be
issued only on the satisfactory compliance with the conditions prescribed in
this Appendix.
8. If
a holder of a DRC intends to transfer it to any other
person, he will submit the DRC to the
Vice-Chairman with an appropriate application for an endorsement of
the new holder's name, i.e. transferee on the said
Certificate. Without such an endorsement by the Vice-Chairman himself,
the transfer shall not be valid and the Certificate will be
available for use only by the earlier original holder.
9. A holder of a
DRC who desires to use the FAR credit certified therein on a particular plot of
land shall attach to his application for development permission
valid DRCs to the extent required.
10. Irrespective of the
location of the land in which they originate, DRCs may be used -
a) On any plot in the same ward as that in
which they have originated.
b) On any plot lying
outside the Municipal Corporation of Hyderabad.
11.
A DRC shall
not be valid for use on receivable plots in the areas listed below:
a) Any areas/roads that may be
notified by Govt.;
c) Areas in Conservation and Open Space Zones
notified as such in the Master Plan/ZDP
12. The uses that
will be permitted for utilisation of the DRCs on account of transfer of
development rights will be as under:-
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Zone in which designated / reserved
plot is situated
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Uses to be permitted in receiving areas
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Residential, Commercial and Public and
Semipublic Use Zone.
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Respective use in respective use zone
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Manufacturing Zone
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Residential only in Residential Zone
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Open Space Zone, Public and Semi Public Use
Zone
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Residential, Commercial ot Public and Semi
Public Use in respective Zones.
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13. DRCs may be
used on one or more plots of land whether vacant or already developed or by the
erection of additional storeys, or in any other manner consistent with these
Regulations, but not so as to exceed in any plot a total built-up FAR
higher than that prescribed in Regulation 14 in this Appendix.
14. The FSI of a
receiving plot shall be allowed to be exceeded by not more than 0.4
in respect of a DR available in respect of the reserved plot as in
this Appendix and upto a further 0.4 in respect of a DR
available in respect of land surrendered for road-widening or
construction of new roads.
15. DRs will be
granted and DRCs issued only after the reserved land is
surrendered to the Authority free of cost and free of encumbrances,
after the owner or lessee has leveled the land to the surrounding ground
level and after he has constructed a 1.5m high compound
wall (or at a height stipulated by the
Vice-Chairman) with a gate at the cost of the owner, and to the
satisfaction of the Vice-Chairman. The cost of any
transaction involved shall be borne by the owner or lessee.
16. With
an application for development permission, where an owner
seeks utilisation of DRs, he shall submit the DRC to the
Vice-Chairman who shall endorse thereon in writing, in
figures and words, the quantum of the DRC
proposed to be utilised, before granting development
permission, and when the development is complete, the Vice-Chairman shall
endorse on the DRC in writing, in figures and words, the quantum of DRCs
actually utilised and the balance remaining thereafter, if
any, before issue of occupation certificate.
17. A
DRC shall be issued by the Vice-Chairman, himself as a
certificate printed on stamp paper in an appropriate form
prescribed by Vice-Chairman. Such a certificates will be a
transferable "negotiable instrument" after due authentication
by the Vice-Chairman. The Vice-Chairman shall maintain a register
in a form considered appropriate by him of all
transactions, etc. relating to grant of utilisation of DRs.
18.
The surrendered reserved land for which a DRC is
to be issued shall vest in the Vice-Chairman and such
land shall be transferred in the City Survey Records in the
name of the Authority and shall vest absolutely in the
Authority. The surrendered land, so transferred to the Authority,
may, on application, thereafter be allotted by the Authority
in favour of another body, which may be a State or
Central Government Department, authority or organisation, or
an other public authority or organisation or a local body on appropriate terms
as may be decided by the State Government.
19. The
Vice-Chairman shall draw up in advance and make public from time to time
a phased annual programme (allowing a 10 per cent variation to deal
with emergency development) for utilisation of TDRs in the
form of DRs, prioritising development plan reservations to be
allowed to be surrendered and indicating the areas for their utilisation
on receiving plots. Notwithstanding this, in urgent cases, the
Vice-Chairman, may, for reasons to be recorded in writing, grant DRs, as
and when considered appropriate and necessary.
8.03. LAYOUT AND SUBDIVISION REGULATIONS.
Hyderabad Urban Development Authority
Simplified Layout & Subdivision Regulations Forming
Part Of The Revised Master Plan 2020 For Hyderabad Development Area.
Applicability.
These layout & subdivision regulations are applicable
to the entire huda area (metropolitan zones and also to mch area)
1.0. Purpose
of Layout & Subdivision Regulations.
The Regulations seek to ensure the following:
·
Access to plots by way of roads
·
Creating a hierarchy of roads, separating internal road from through
traffic roads
·
Designing a road pattern to minimise the number of intersections for
traffic safety
·
Providing adequately wide roads depending on the anticipated intensity
of development on the plots
·
Providing local open spaces for playgrounds, parks and lung spaces in
general
·
Providing spaces for common amenities ranging from shopping areas,
educational facilities to milk booths, post offices and police stations
·
Ensuring road linkages among adjoining layouts and reservation of Master
Plan roads to connect the areas with the rest of the city
2.00. Presumptions:
It is presumed that
·
Houses and other constructions in the layouts will be built over a
prolonged period of time.
·
Each plot will accommodate multiple families as against ‘single family
dwellings’.
·
Commercial uses, schools and other institutions will run in residential
plots/houses.
3.0. Open
Space And Amenity Areas Norms. Encouraging large layouts.
In order to
encourage larger layout sizes so as to have wider roads and the possibility of
having large open spaces, the following open space norms are stipulated.
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Total area of Layout in
Hectares
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Minimum open spaces
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Minimum area for amenities
(local shopping, educational, medical and other amenities)
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Less than and up to 0.3
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Nil
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300 sqm
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More than o.3 and up to
4.00
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20%
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10%
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More than 4.00 and up to 10
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15%
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10%
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More than 10
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10%
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10%
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The areas
under open spaces and amenities must be handed over by the developer free of
cost to the Local Body (Municipality/Grampanchayat after proper developing and
fencing free of cost.
4.0. Encouraging
Small Plots To Cater To Middle Income Groups.
1. If at least
10 % of the net plotted area is developed with plots smaller than 60 sqm, then
the developer shall be allowed to retain the 10% area under amenities and
develop by himself for the purposes designated with a Floor Area Ratio of 2.00
(GROSS).
2. The
10 % plotted area with small plots can be developed only if the layout has a
minimum area of 10 Ha.
3. The
10% small plots area shall be in one block in which the internal roads shall be
6m wide. The maximum number of floors permitted shall be ground pus one.
4. The
small plot block shall have one open space which shall be 10% of such small
block but shall not be less than 500 sqm.
5.00. Plotted Area
The maximum area under plots in a layout shall not exceed 50%.
6.0.
Minimum Width Of Roads
The
minimum width of roads in the layout except within the small plot block shall
be 12m.
7.0.
Commercial Uses On Wider Roads
All
18m and more wide roads in a layout shall have a mandatory building line of 9m
and such plots can be used for commercial and institutional purposes subject to
the requirement of minimum plot size laid down in Land Use Zoning Regulations.
8.00. Access Control
No plots in
layouts shall face any National or State Highway, Ring and Radial Roads,
expressways or any road which is proposed in the Master Plan as 30m or more wide.
The access shall be only through a service road at least 9 m wide.
9.00. Master Plan
Reservations
The
developer shall incorporate in the layout all Master Plan reservations and
roads and shall develop the Master Plan roads at his cost as part of layout
development.
10.00. Development Of
Amenities And Infrastructure.
Registration
of sale and purchase of plots in layouts shall be deemed as opposed to public
policy unless such transactions are made in layouts after the developer has provided
all amenities as per standards prescribed by HUDA.
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