Residential Township Policy 2009

8/13/2019 Residential Township Policy 2009

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`Regulation for R esidentialTownship - 2009 ' wlwci .

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b. Minimum area not less than 40.00 hector in case of AUDA SUDA, GUDA,VUDA, RUDA, BADA & JADA and an area not less than 20.00 hector in caseof other towns and the relevant appropriate authority areas;

3.8. "Notified Areas" shall mean an area requiring special attention consideringits overall balanced development and is notified under these regulatipns.

3.9. Infrastructure shall includes roads, streets, open spaces, parks,playgrounds, recreational grounds, water and electric supply, street lighting,sewerage, drainage, stormwater draiage public works and other utilityservices and convenience;

3.10. "Cross Over Infrastructure" shall be the part of the infrastructure which isrequired to pass through the township so as to provide the facility to thetownship vicinity area.

3.11. Public Purpose Infrastructure (PPI) shall mean the infrastructureprovided as per these rggulations which the developer shall :

develop, as per prescribed guidelines and on completion transfer it to theaappropriateauhority

op?rate and maintain for the maintenance period;Development shall be carried out as per the specifications approved by thePrescribed Authority.

For the purpose of administration the l'PI shall vest with the appropriateauthority

3.12. Zone shall mean the zone as designated in the prevalent sanctioneddevelopment plan

3.13. "GDCR" shall mean the prevalent General Development Control Regulationsapplicable for the relevant prescribed authority.

3.14. Maintenance period shall mean minimumperiod of seven years afterwhich the developer may handover to the Competent authority, theirfrastucture and land for public purpose. This geriod shall be calculatedfrom issue of building use permit.


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3.15. P rescr ibed O ff ice r shal l be asunder:jurisdiction Prescribed Officer

MunicipalMunicipal Corporation and the Appropriate Commissioner, Chief

1 Authority in its periphery constituted under Executive Authority. s ec t io n 5 o r 2 2 o f t h e G uj a r a t T o w n P l a n n i n g a n d S e n i o r T o w nand Urban Development Act 1976. Planner of the TownPlanning & Valuation

DepartmentC ol l ec to r & C h a i rman .Municipality Area designated as Area District Urban

2 Development Authority under section 6 of the Development Agency,G u ja r a t T o w n P l a n n i n g a n d U r b a n Chief Off icer , TownDevelopment Act 106.. Planner of the

concerned districtThe state government shall by order appoint the prescribed officer;

4. DUTIESOF THE PRESCRIBED OFFICER:

For the purpose of these regulations, the prescribed officer:

4.1. shall, within 30 days from the receipt of the application, recommend to the statergovernment to approve or refuse the proposal with reasons;

4.2. shall evaluate and approve the progress;4.3. may deny, after giving reasons in writing, if the proposal of the township forme

apart of any notified water b rnmenty or any difficult area;4.4. may recommend to the gov to allow the benefits available under an}'

scheme of the state or central government;4.5. shall carryout survey and studies for any area to be considered for allowinc

specific benefits under these regulations and recommend to the government vdeclare any area to be a notified area;

5. STATE LEVEL S C R E E N I N G C O M M I T T E E :State level screening committee of the member mentioned hereunder shall reviewthe proposals received from competent authority / Prescribed Authority or otherwise and recommend to the Govt, for approval


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Members of tie Committee:

i

1 Pri ciri pa Secretary,retary, UDD Chairman2 Principal Secretary, Fin. Member

1 3 Principal Secretary, RD M e m be r8 Officer on Special Dury U D D M e m be r Secretary

6. PROCEDURE TO NOTIFY ANY AREA:6.1. Subject to the provisions of these regulations and the GDCR State Govt. . may on

recommendation from the prescribed authority or otherwise, notify any area,which would require special benefits under these regulations.

6.2. The government shall notify such area in the official gazette declaring any areato be notified area specifying the extent of limits of such area.

6.3. For awareness the government shall publish in at least two daily local newspps7. PROCEDURE FOR SECURING THE PERMISSION:

7.1. Subject to the provisions of these regulations and the GDCR, any townshipdeveloper intending to develop under these regulations, may apply undersection 29(1)(ii) to the State Government along with the required documentsanc forward copy to the prescribed officer.

7.2. With regard to procedure, the manner) application, the documents to besubmitted along with the applications,` the protocols of drawings - to besubmitted, unless otherwise prescribed, the provisions of GDCR shall applymutatis mutandis.

8. CONTENTS OF THE TOWNSHIP PROPOSALS : The proposal shall include:8.1. master plan of the area:- demarcating the details for all parcels of land separately for

- Public purpose infrastructure;- Primary infrastructure;- Rest of the uses;

8.2. det; fled area statement of each parcel of land as mentioned in 8.1, the FSIcalculations;


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8.3. layout of buildings and infrastructure as per norms;8.4. detailed plans for the buildings and infrastructure;^.5. estimates to develop the infrastructure separately for crossover infrastructure.

other infrastructure;8.6. Details of project finance;8.7. management plan including proposals maintenance and upkeep8.8. proposal expressing the ability to develop and maintain such project;

9. PUBLIC PLRPOSE INFRASTRUCTURE9.1. Cross over infrastructure & Road

The crossover infrastructurq shall be provided as per the specifications of thecompetent authority and shall:

- sync with the T.P./D.P. roads in the vicinity.- include at least 30 mts wide road on a part of the boundary where

T.P./D.P. road does not abut to the boundary.- The total area of the crossover infrastructure shall be minimum 10% o

?he Township area of 40 hac, and for each additional area of 20 hac. thecross over infrastructure shall be provided @ 12 %

9.2. Other amenities :

- S% for School, Hospital and Public Amenities; and- S% for Parks and Garden, catering to the neighborhood with public

access. Such plots shall have minimum area not be less than 3000 sqmts;

Provided that in case if the township consists of buildings exceedin.height more than 40 mts, the developer shall have to provide space forfire brigade services, Such services shall be operated and maintained b^the township developer but for the purpose of administration it shall bmanned by the Municipal staff.

10.SOCIALLY & ECONOMICALLY WEAKER SECTION HOUSING (SEWN) AND OTHE'INFRASTRUCTURE:10.1. Socially & Economically Weaker Section Housing (SEWH)


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11.6. Plan and design the neighborhood regarding circulation system, including:safety requirements shall be governed by the BIS or as per the norms of th,con ce r ne d age nc ie s.

11.7. Designs the sewerage system for reuse of water and zero discharge anarrange to operate permanent basis.

11.8. Provide system to harvest rainwater which may be an integral part of thestorm water drainage plan or standalone;

11.9. The developer shall plan to provide 1401pcd11.10. Ensure to collect, treat and dispose drainage in the township area. However

for future shall make provision for connecting it to the city drainage system;1f 11. Ensure continuous & quality power supply;11.12. Pro vide connectivity to nIrest 30 rots wide road11.13. The natural drainage pattern shall be maintained without any disturbances.

PrNVided that improvements shall be permitted for efficiency improve,'improvement.

11.14. Transit space and facility of segregation of biodegradable and recyclable solif,waste shall have to be provided;

71.15. Space and separate access required as per rules shall have to be provided forpower distribution;11.16. For public areas and commercial building, so far possible, provide energy C, nonsources.11.17. Street lights shall be operated using Solar Power.11.18. Make provision for Harvesting & Recharging system of Rain Water.11,19. Within 3.0 mts distance on either side of the road, trees shall have to be

planted and maintain till the maintenance period.11.20. Minimurh 200 trees per' hector, of appropriate species, shall have to b

planted and nurtured for the maintenance period.11.2,1. Suitable landscape shall have to be provided for open space and gardens;11.22. Urban Design and Heritage to be ensured;

12. RESPONSIBILITIES OF THE TOWNSHIP DEVELOPER : The Township DevelopeShall with regard to the township shall:12.1. acquire/ own/ pool the land at his own expenses;12.2. provide at his own expenses the facilities mentioned in clause 8 and 9;


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12.3. develop the township at his cost as approved;12.4. develop the land & buildings within for public purpose infrastructure as

approved;12.5. provide and an undertaking about tire;terms and conditions the plan to

maintain and upkeep of the infrastruct12.6. disclose to the beneficiaries the entire details of the plan, design, the

contracts and other details effecting to the beneficiaries;12.7. for the maintenance period, maintain and upkeep as per the undertaking, the

infrastructure other than the public purpose infrastructure;12.8. for the maintenance period, maintain and upkeep the land and property used'or public purpose infrastructure; e

12.9. develop the public purpose infrastructure as per the specificationsprescribed by the prescribed committee;

12.10. on issue of building use permission, the township developer shall execute abank guarantee equivalent to 2% of the cost incurred for the infrastructure.The authority shall revoke this bank guarantee if required to maintain theinfrastructure. On the expiry of the mai' tenance period, this guarantee shallbe converted into a corpus fund of the members of the cooperative society.

12.11. on expiry of the maintenance period, he shall transfer the public purposeinfrastructure, free from all the encumbrance to the competent authority. Tothis effect the township developer give an undertaking;

12.12. On issue of the building use permit, organize to form a RegisteredCooperative Society of all beneficiaries, elect a promoter / president, issueshare capital to each of the beneficiary

12.13. The scheme developer shall create a common .facilities and communityutilities as per clause no. 8 (public purpose infrastructure) and handed overto the competent authority.

13.GRA1jT / REFUSAL OF THE PERMISSION:13.1. On the receipt of the : ecommendation of the authority or other wise, the State

Government under section29 (1)(ii) of the act, may relax the CDCR and theseregulations to grant or refuse the propo+.

13.2. Validity and lapse of the permission shall be according to section 32 of theAct.


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13.3. Development to be commenced within one year from the issue of thepermission to construct or the NA order, whichever is earlier;

13.4. Interpretation of these regulations

13:4 .1 If any q u e s t i o n o r d i s p u t e r i s e s w i t h r e g a r d t o i n t e r p r e t a t i o n o f a n y o t h e s e r e g u l t i o n s t h e d e c i s i o n o f t h e g o v e r n m e n t s h a l l b e f i n a l

13:1.2 In conformity with the intent and spirit of these regulations, thgovernment may, if required in appropriate cases, use the discretionar-_powers to decide in any of the matters.

14 , F L O O R S P A C E I N D E X :

For the purpose of these regu ations, irrespective of the Floor S 3ace Index (FSI;prescribed in any zone, it shall e regulated as under:

14.1. Total FSI permitted on dross plot area and shall be sum of Global uSI aru. Additional FSI asunder;

- Global FSI(GFSI) shall be 1.0- Additional Premium FSI shall be permitted on payment to the competen*

authority, as below:

Sr No.25 of GFSI 40 % of the Jantri Rates

Additional 25 % of GF51 1 50 % of the Jantri Rates I

Additional FSI Premium Rates

Maximum permissible use 1.5 FSI15. BUILT-UP AREA AND HEIGHT: J

15.1. Built-up area shall be regulated asunder:- 45 % in case of low-rise building and 30 % in case of High-rise building

15.2: Height of the buildings shall be permitted as per GDCR. However additionsheight maximum upto 70 rots shall be permitted on payment at 7 % of theJantri.


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1 6. Z O N I N G , G R O U N D C O V E R A G E & O T H E R R E G U L A T I O N S :16.1. Irrespective of any zone, uses in th' township shall' be permissible as

proposed in the application under these regulations. Provided that suchpermission can be denied by the government on account of safety.

16.2. Where ever not mentioned, the provision GDCR shall be apply mutatesmantis

16.3. Even after approval under these regulations, permissions from AirportAuthority of India, Department of Forest and Environment for EIA clearance,and necessary permission from relevant department, as required, shall bemandatory.

17.DEVELOPMENT OF EXTERNAL (OFFSITE INFRASTRUCTURE ): The TownshipDeveloper shall provide the offsite infrastructure shall:17.1. Connect to the existing road or development plan. road or town planning

scheme road having width not less than 30 mits.17.2. The developer shall himself provide water supply at his, own or connected

with'zhe city system.17.3. Arrange to collect, treat and dispose in the township area. However for futureshall maize provision connect to the city drainage system;17.4. Arrange for the power supply;17.5. Bear the entire cost for the offsite infrastructure;

18. SUPERVISION AND MONITORING OF THE QUALITY OF CONSTRUCTION18.1. To epsuFe that the quality of construction of public purpose infrastructure,

-,he p. escribed authority, shall appoint a consultant who would supervise thequality and timely execution of the project.

18.2. The scheme developer for supervision, deposit 20/a of the estimated cost ofcost of public purpose infrastructure. Such deposit shall be refunded once theconsultant issue of completion certificate.

19. GRIEVANCE REDRESS L19.1. Any eccupant of any of the buildings wh^O is entitled to use the facilities shall

have a right to lodge his complain before the prescribed authority;19.2. The prescribed authority shall, on the merits, address the issues to:

Direct the developer to resolve the issue;


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- May resolve the issule to by reconstructing/ repairing at the cost cdeveloper I

19.3. The prescribed authority shall recover the cost by revoking the ban}guarantee for the cost incurred for the works required to be done by thr.prescribed authority as per above clause.

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NNEXURE IRegulations to develop Socially & Economically Weaker Section Housing1 . P L A N N I N G

Housing for socially and economically backward class of people shall be as per thefo l lowing :i. The maximum permissible net density in dwelling shall be 225 dwelling perhector of designated land.

ii. The carpet area of dwelling unit should be minimum 25 sq.mt. and that for othertowns, the plinth area (built up area) of minimum 25 sq.mt, may be ensured.Each dwelling unit design should have the following features:a. Two rooms with independent access. For independent use of the rooms it

may be essential to provide sliding door. The siie of the rooms shall be asunder:

Living/Multi-purposeroom

Shorter Side(m)2 .

Area (sq.m)9

Height(m)2 6

Bedroom 2 .1 6 5 2 6Kitchen 1 5 3 3 2 6Bath, toilet, corridor 1 0.9 1.2 & 0.9 2.1b. Kitchen indicating L-shaped cooking platform , storage cupboards , placement

of sink, provision of 1st. X 1 ft. window to enable the beneficiary to installexhaust fan later, window in the kitchen should preferably be on top of thesink.c. Independent bath and WC WC to be provided with 1st X 1ft ventilator withdouble shutters (for jail & glass), to enable the beneficiary to install exhaustfan later.a. Provision of minimum 0 . 9 mts wide balcony and built in cupboards in therooms . The depth of such cubicles be at least 600 mn. In arawingrooms/living rooms ( other than bedrooms) the min depth of 450 mm maybe considered.d. From health point of view, the dw0ing unit should be vector free. In orderto make the unit vector free , the ain door of the unit should be providedwith double door shutters having a jali door and a normal ' door. Thewindows may also be provided with jali shutters.e Staircase

Winding 2 Storey3 storey and aboveRiserread

Headroom M m


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f. Minimum Height of the floors be taken as 2.7 mt.g. The minimum height of the plinth shall be 30 curs. from top surface ofapproach road or path way;h. The maximum floor space index permissible shall be as per GDCR

iii. Buildings up to height of 15m need not be provided with a lift There shall be onestaircase for every 12 (twelve) dwelling units or part thereof.

2. STRUCTURAL R E Q U I R E M E N T S :i. Load bearing walls of the building shall be of Brick stone or pre cast block in any

mortar in the case of R.C.C framid structure or wooden structure filler walls maybe of suitable local materials.ii. Roof of the building shall be of galvanized iron sheets asbestos sheet tiles roof or

R.C.C roof in the case of upper storied buildings middle floor shall be of woodenor R.C.C and rest as per choice.iii. Doors and windows of building shall be of any material.iv. Rest of the of building shall be as per locally available resources and as perchoice.

3. Socially Facilities : The social facilities shall be provided as under:The developer shall provided social infrastructure facilities as below;i. Anganwadi Nursery School @ 0.1 Ha/1000 pIdeally, area per school

Location of the school adjacent to a park 0.08 Ha.ii. Primary School (Class 1- 5 ), 1 for every 5000 pArea of the school site

0.40 HaSchool building areaPlayfield area of 18m x 36m to J 0 .20 Hae ensured for effective play 0 .20 Ha

iii. Senior-Secondary School (Class'6-12) 1 for every 7500 pArea of the School siteSchool building area 1.80 HaPlay field area of 68 m x 126 m to b 0.60 Hae ensured for effectiveParkng eapay. Ha

0 . 2 2 0 0 H aiv. Healthcare Facilities (1 for every 15000 p) 0.08 - 0.12Ha.V. Socio-cultural Facilities

a) Community Facilities (1 for every 5000 p)b) Community Hall, Work Area, (1 for every 15000 p) 7502000 s mWlfare Cntre LbaryqmThe locations of schools and health care centre should be such that they areequally accessible from all the housing clusters, preferably by pedestrianpathways with minimum road cl ossovers. They are also to be located adjacent toarks, lavfieldProm


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`Regulation for ResidentialTownship - 02009 ' W IW a z.u^niJJ ,RIc1 2 128512

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Documents

Residential Township Policy 2009