PLANNING, ZONING, ENVIRONMENTAL AND BUILDING REGULATIONS Western Region Megapolis Planning Authority of Sri Lanka

Contents

INTRODUCTIONGENERAL REGULATIONSAERO CITY ZONE - KATUNAYAKEMUTHURAJAWELA TOURISM & ENVIRONMENTAL CORRIDORINDUSTRIAL CITY - MEERIGAMALOGISTIC ZONECOLOMBO CORE AREAOUTER CORE AREAENVIRONMENTAL REGULATIONSPLANTATION CITY - AWISSAWELLAINDUSTRIAL CITY - HORANAFOREST CITYWESTERN REGION MARINE ZONESCIENCE AND IT CITYBROAD ZONING CLASSIFICATION- Chart 1

PLANNING, ZONING, ENVIRONMENTAL AND BUILDING REGULATIONSSummary Report

INTRODUCTIONThe Planning, Zoning, Environmental and Building Regulations of Western Region Megapolis Planning Authority (WRMPA) of Sri Lanka involve with the innovative development-regulations and guidelines for the region. It provides for the control, protection, and/or abatement of pollution of air, water and noise. The regulations also provide for the prevention of soil erosion, sedimentation and safety from fire, flood and other natural or man-made disasters. These regulations also provide for the protection of the natural, historic, cultural and scenic character of the region. It further provides for the preservation and promotion of agricultural production, forest, aquaculture and timber resources. The regulations protect public investment in transportation, storm water management systems, sewage and solid waste treatment and disposal within the region. Public recreational facilities and other requirements in promoting a balance of housing choice for all income levels are incorporated in the regulations. These regulations assure the health, safety, security, equity, and welfare of all the citizens and their right to affordable housing.

SHORT TITLE

These regulations may be cited as Western Region Megapolis Planning. Authority (WRMPA), planning, zoning, environmental and building regulations

Application of Regulations

These regulations shall apply within the administrative limits of western region of Sri Lanka.

Planning, Zoning, Environmental and Building regulations describes the procedure and how to undertake development activities. Other requirements under the regulations are approval of plans, terms and conditions of approval, appeals and validity of permit. The procedure how to get the certificate of conformity, purposes specified in the permit, removal of unauthorized constructions and leagal actions are the other requirements found in the regulations.

GENERAL REGULATIONSGeneral and specific regulations for the areas such as Aerocity, Muturajawela Tourism & Environmental Corridor, Meerigama Industrial City, Logistic City, Colombo Core Area, Outer Core Area, Environmental Regulation, Plantation City Awissawella, Horana Industrial City, Forest City, Western Region Marine Zone, and Science & Technology City are defined in the report. (Refer map No.1)

Map: 01 Proposed Mega City Development Plan

General regulations are applicable within the administrative limits of WRMP Authority, where no specific regulations or guidelines are available or in such instances where the given specific regulations and guidelines are not clear.

Further these regulations describe; Submission of Plans for Approval, Submission of Architectural, Structural and Service Plans, Preliminary Planning Clearance and Approval of Plans, Appeals Against Refusal, Development to be in Conformity with the Permit, Suitability of Site, Use of the Site, Floor Area Ratio, Access through Private Roads, Specifications for Buildings, Height of Buildings, Street Lines and Building Lines, Sub Division of Land, Width of Carriage Way, Extent to be Reserved for Community and Recreation, Demarcation of Street lines, Layouts for Flats and Housing Units, Open Spaces around the Buildings, Rear Space, Additional Requirements for High-Rise Buildings, High Rise Buildings, Maximum Height of Buildings, Open Space between Building and the Boundary, Parking and Traffic Control, Splaying of Corners of Street, Architectural Control, Conservation of Places of Historical or Architectural Interest or Landscape Value, Landscape and Tree Preservation, Advertisement Control, Airport and Other Zones, Clearance from Electric Lines, Dimensions of Buildings, Dimensions of Bathrooms and Toilets, Dimensions of Storage Rooms, Minimum Height of Rooms, Height of Rooms with Sloping Roof, Stair Case, Lighting and Ventilation, Lighting and Ventilation for Rooms, Natural Ventilation, Aggregate Area of Openings, Requirement of Lighting for Rooms, Requirements of Vents for Ventilation, Standard Light Plane, Ventilation for Basement, Light and Ventilation for Photographic and Dark Rooms, Mechanical Ventilation and Air Conditioning, Foundations, Foundations for Party Walls, Requirement of Qualified Persons, Lifts, Water Supply and Sewerage , Sewerage System and Sanitation, Rain Water Harvesting and Drainage, Waste Disposal, Electrical and Plumbing Work, Fire Safety, Fire Safety Requirements, Sumps for Water Storage, Certificate of Conformity, Inspections of before COC, Unsafe Buildings, Facilities for Disable Persons, Pollution Control, Visual Pollution Construction of Religious Statues on Junctions & Reservations

AERO CITY ZONE KATUNAYAKE An aero city (aerotropolis) is a metropolitan sub region where infrastructure, land use and economy are centered on an airport. It consists of an airport's aeronautical, logistics and commercial elements, and it connects transportation infrastructure with clusters of aviation-oriented businesses, hotels, residential and other developments that continually feed off each other and their proximity to the airport.Regulations impose in the aero city zone, to restrict the height of the buildings structures and natural growth objects located in vicinity of the airport approach zone, airport turning zone or airport transition zone in consultation with the air port and Civil Aviation Authority. Further these regulations describe Permissible Uses for an Aero City and Specific regulations for Aero City.

MUTHURAJAWELA TOURISM & ENVIRONMENTAL CORRIDOR

The Muthurajawela marsh, Negombo Lagoon and coastal wetland, 6,232 ha in extent, is situated along the west coast of Sri Lanka.The lagoon, 3,164 ha in extent, is connected with the sea by a single narrow opening.The marsh with an extent of 3,068 ha, extends southwards from the lagoon. The main inflowing river, the Dandugam Oya, drains a catchment of 727 square km and discharges at the junction of the lagoon and marsh. This section consists with the Objectives, Conceptual zoning map, General Zoning Classification (Protected area, Lagoon Conservation Zone, Wetland nature Conservation Zone , Tourism & Fisheries development Zone, Low density Residential Zone, Low density Commercial Zone, Expressway Reservation Zone) permissible uses within the zones specifications for development and general Guidelines.

INDUSTRIAL CITYMEERIGAMA

Under the Megapolis Plan it has been identified the Meerigama as one of the industrial cities.

Main objectives are: 1. To develop a vibrant township with industrial base.2. Promote development of industries in designated area.3. To provide modern industrial and other infrastructure and utility services.4. Designate physically define area for high density commercial development.5. Develop residential neighbourhood at close proximity to industrial clusters.6. Regulate development in existing environmentally sensitive areas.

Project Components1. Develop two specialized large scale industrial clusters.2. Use existing wet lands and forest areas as green buffers for industrial development.3. Develop mini logistic hub.4. Expand and density the existing town centre to cater to future demand.5. Develop multi modal transport hub at city centre.6. Preserve environmentally sensitive areas through regulation.7. Establish green link in between forest patches.

These regulations are designed for the proposed industrial town area by applying guidelines and regulations it has been proposed to promote to special users in each selected zone. Further it is guided to maintain and promote existing social and physical characters in the proposed industrial zone. To develop this area it is necessary to identify suitable land for proposed development without contradiction with other uses. Further it is needed to protect and conserve the environment of the region which is more concern for sustainable development.

These regulations further describe proposed zoning, guidelines and permitted activities. Regulations stipulated for Commercial, Residential and Agricultural Zones.LOGISTIC ZONE

The logistic zone is located beside the Negambo Colombo main road close proximity to Colombo port as well as Katunayake International Airport.

Logistics corridor caters for facilities such as cargo import, export and consolidation of sea-air transit. Transportation and warehousing, distribution and assembling, value added services, offer decent accommodation facilities in a well maintained living environment.These regulations further describe the adopted design, planning and development control procedures.

COLOMBO CORE AREA

The Core area includes Central Business District (CBD) and covers certain parts of Colombo and Gampaha Districts. Aero city zone and coastal marine zone are within the core area. The total land extent of core area is 123.64 Sq.km and estimated population by the year 2030 is approximately 9 million.

The Core Area Plan provides policies and actions that has to be taken for land use, physical development, transportation, mobility and sustainability of the area. The policies and actions are being intended to guide and influence the physical, social, environmental and economic development of the area.

OUTER CORE AREAThis area is located just outside the core area and can be define as the interface between developed urban area and rural areas. The general principle for development in this area is to respect the natural environment, creating an appropriate visual and physical linkage between urban and rural area. The area includes main town centers such as Peliyagoda, Kiribathgoda, Mahara, Kadawatha, Biyagama, Malambe, Kesbewa and Panadura.

Goals Promote and encourage local and regional economic development. Protect and enhance the natural environment. Protect and maintain access to the resource base. Ensure adequate and appropriate services are provided. Maintain mobility throughout the region. Ensure adequate ranges of housing opportunities are available. Promote regional collaboration on common issues.Further these regulations include permitted uses, design policies, planning regulations and general guidelines of the proposed zones.

ENVIRONMENTAL REGULATIONS

Environmental Regulations are enforced usually by a regulatory agency formed or mandate to carry out the purpose or provisions of a legislative for the protection of Environment.

These regulations include classifications of general guidelines, specific development conditions, permitted uses of wetland zoning and disaster risk reduction regulations. Also there are public outdoor recreation space planning procedure, tree planting and preserving regulations and Solid waste management regulations.PLANTATION CITY AWISSAWELLA

Awissawella shall become a plantation based city with commercial and services center.

These regulations enhance the productivity, profitability and sustainability of the plantation industry through ensuring an economically, socially and environmentally viable plantation sector and achieving national prosperity through development of the plantation industry in 2030.These regulations consist of planning guidelines, regulation for buffer zones, water pollution prevention guidelines, building design guidelines, permitted uses and restricted activities.

INDUSTRIAL CITY HORANAUnder the Western Region Megapolis Authority, Horana is identified as industrial & manufacturing city.

The plan identified suitable land for proposed industrial development that shall be as much as compatible with the surrounding land uses. It has been identified two industrial clusters viz. Talagala Millewa and Milleniya in addition to the Horana Industrial Estate. Further it is needed to protect & conserve the environment of the area which is more concern for sustainable development.Out of these industrial clusters, there are small towns and service centers, low density residential areas, commercial, agricultural & others can be observed and the regulations, guidelines under general regulations are applied in this regard.

These regulations describes Specific Regulations & Guidelines, such as Specifications for factory buildings, Sanitation & Health Requirements, Sanitary Convenience, Water Supply, and Facilities for workers, Fire Precautions and Planning guidelines for industrial clusters and Planning and Building Regulations for identified Urban Centers.

FOREST CITYThe natural forests will be considered for conservation and regulated multiple-use. The management and protection of the natural forests and forest plantations shall be by state with local people, rural communities and other stakeholders.The conservation of forests and other land uses shall take place only in accordance with procedures defined in regulations and with accepted conservation and scientific norms.The extent of forest city is about 1,050 sq.km within the Divisional secretariat areas of Agalawatta, Madurawala, Walallawita, Mathugama, Dodangoda, Bulathsinhala, Baduraliya, Ingiriya, Meegahathenna & Palawatha.

The management of the forest area shall be in accordance with existing ordinances, laws and acts. Forest city zone consist of Primary Forest Zone, Forestry Management Zone, Protected area, Forest and plantation zone and Agricultural Zone. The regulations control the uses and provide design guidelines. COASTAL AND MARINE ZONECoastal and marine zone includes the area from south of Ma - Oya, Negambo Lagoon an extent up to Bentota Bridge. This zone also extends 3 km towards sea and 200m towards landside.These regulations consist of effective planning policies for coastal & marine Zones. The activities considered by the regulations shall be Water Sports & Beach related Sports activities, Beach Parks & Leisure activities, Under water museums, marine pools, Aquarian complexes, underwater observatories etc. The regulations also introduced design guidelines for constructions buildings and outdoor spaces.

SCIENCE AND IT CITYThe Science and IT City occupies an area of 65 sq.km and is located about 10km east of the Colombo Outer Core Area. The project consists of 3 zones such as IT parks, Bio-Medical Hub and Science ParkThese zones will be planned with highest environmental quality. The development will lead the transformation of Sri Lankan industries into higher value industries. The permissible activities include universities, business parks, software houses, high technology and bio medical industries. In addition high quality residential areas shall be develop to create a conducive environment for scientist and creative individuals working and living in this area.

NO1Classification FAR No. of floorsPlot Coverage %Permissible useConditional useColor codeMinimum plot sizeRoad Width(m)maxminHigh Density Commercial -C112100 or more8020 Retail, Hotels, Offices, ResidentialPublic facilities ,Institutional, Parks/Green, OthersClean Service Industries, Minor infrastructure installation, C18000sqm (2 acre)30Medium Density Commercial -C24308020C24000sqm(1 acre)30Low Density Commercial -C32304010C33000sqm(3/4 acre)30Regional center/MC area -C422080C42000sqm(2/4 acre)30Town center/UC area -C51.5158020C51500sqm20Neighborhood/ village - C61108050C61000sqm(1/4 acre)152Industrial - I(1)2.546040All Industries, Workers dormitory, Public facilities, Institutional, Park/Green, InfrastructureCommercial up to 20% of total GFA,I -14000sqm(1 acre)30Business Science Park I(2)1.544020Research based/clean industries, Public facilities, Institutional, Park/GreenCommercial up to 20% of total GFA,I -24000sqm(1 acre)30Storage/Logistics I31.54----1 acre30Utility - U------3Medium Density Residential - R1-50-Residential, Public facilities, Institutional, Park/GreenCommercial up to 20% of total GFA, Service industry20 perch15Low Density Residential - R21.2-60-20 perch15Special Residential - R33-40-20 perch15G1Protected area-------G2 Parks & Buffers-------G3 Agricultural-------Tourism T------15Administration - A------BROAD ZONING CLASSIFICATION- Chart 1