UDCPR 2025

UDCPR-2020 DETAILED INFOGRAPHIC

Overview Concepts Process Standards Zoning Schemes Compliance

Unified Development Control & Promotion Regulations

A Comprehensive Guide to Maharashtra's Urban Development Framework (as of May 2025)

The UDCPR-2020 (Unified Development Control & Promotion Regulations) is a landmark initiative by the Government of Maharashtra to standardize and simplify development rules across most Planning Authorities and Regional Plan areas in the state (excluding Greater Mumbai, MIDC, NAINA, etc.). Its dual purpose is to provide clear "Control" over unplanned growth while actively "Promoting" sustainable and inclusive urban development.

Core Concepts Explained in Detail

🏢FSI (Floor Space Index)

The ratio of a building's total floor area to the size of its plot. It dictates the maximum permissible construction on a given land parcel.

• **Basic FSI:** Permissible without premium or TDR.
• **Premium FSI:** Additional FSI available on payment of premium (e.g., 35% of ASR land rate).
• **Calculation:** Based on "P-line" (outer periphery of construction) excluding specific elements like ducts.
• **Influencing Factors:** Road width, zone (residential, commercial, industrial), and specific development schemes.

🔄TDR (Transferable Dev. Rights)

A certificate granting additional FSI rights to landowners whose land is reserved for public purposes (e.g., roads, public amenities). These rights can be utilized on other plots or sold in the market.

• **Sources:** Development Plan roads, reservations for public amenities, slum rehabilitation projects.
• **Utilization:** Can be loaded onto receiving plots to enhance FSI beyond basic limits, subject to regulations.
• **Purpose:** Provides compensation to landowners without direct monetary payout and promotes urban development.

🌳Amenity & Open Spaces

Mandatory land allocations within layouts for public use, ensuring green spaces and communal facilities.

• **Recreational Open Space (ROS):** Minimum 10% of gross plot area for layouts ≥ 0.4 Ha (4000 sq.m.). For resident's common use.
• **Amenity Space:** Land reserved for specific public purposes like schools, dispensaries, gardens, etc. Often surrendered to the planning authority.
• **Purpose:** Essential for quality of life, recreational needs, and supporting urban infrastructure.

🏗️Special Buildings

Buildings categorized for their height or specific occupancy, requiring stringent safety and design compliance.

• **Definition:** Generally buildings over 24m in height, or specific non-residential occupancies (e.g., hospitals, hotels, large assembly buildings).
• **Implications:** Subject to stricter fire safety norms, structural stability checks, and specialized NOCs (e.g., Fire Officer).
• **Compliance:** Adherence to National Building Code (NBC) provisions is crucial.

The Development Permission Journey: Step-by-Step

The UDCPR mandates a systematic and time-bound process for development permissions, designed to enhance transparency, accountability, and efficiency from initial concept to project completion and occupancy.

1. Application & Scrutiny

A formal notice of intent to develop is submitted by a licensed Architect/Engineer/Town Planner to the Planning Authority. This includes detailed architectural plans, structural stability certificates, ownership documents (7/12 extract, CTS plan), area statements, and payment of scrutiny fees. Electronic submission through online portals is encouraged.

**Key Documents:** Title Clearances, Survey Plans, Detailed Building Plans, Structural Certificates.

2. External Clearances (NOCs)

Depending on the project's nature and location, various No Objection Certificates (NOCs) are required from external agencies. These may include:

• Fire Department (mandatory for 'Special Buildings')
• Airport Authority of India (for projects near airports)
• Railways / National Highways Authority (if abutting their land)
• Forest Department / Environmental Clearance (for projects impacting specific ecological zones)
• Maharashtra Pollution Control Board (MPCB)

3. Sanction or Refusal

The Planning Authority has a statutory period of **60 days** from the date of application to either grant or refuse the development permission. If the authority fails to communicate its decision within this period, and the proposal fully complies with all UDCPR regulations and requirements, a "Deemed Permission" is granted. Any refusal must be communicated in writing with clear reasons.

**Timeline:** 60 days for decision. Failure to respond may lead to Deemed Permission.

4. Commencement & Plinth Check

Once sanctioned, construction must commence within the validity period of the permission (usually 4 years). The owner, through their licensed professional, must notify the Authority upon reaching the plinth (foundation) level. The Authority may inspect the plinth to ensure it aligns with the sanctioned plans before further construction is allowed. A "Display Board" with project details is mandatory on-site.

**Compliance:** Mandatory plinth inspection, Display Board, adherence to sanctioned plans.

5. During Construction & Deviations

Regular inspections may be conducted by the Authority. Any **substantial deviation** from the sanctioned plans (e.g., changes in FSI, height, setbacks) requires prior approval through submission of revised plans. Work done without such approval is deemed unauthorized and subject to penalties. The owner/developer must ensure structural safety and maintain records of material tests.

**Important:** Substantial deviations require re-sanction; otherwise, unauthorized construction.

6. Completion & Occupancy Certificate (OC)

Upon project completion, the owner submits a Completion Certificate from their licensed professional, confirming adherence to sanctioned plans and regulations. After an inspection, the Authority issues an Occupancy Certificate (OC) within **21 days**, legally permitting the building's use. For large projects, a Part Occupancy Certificate may be issued for completed phases.

**Final Step:** OC is crucial for legal occupation. Part OC possible for phased projects.

Core Development & Infrastructure Standards

Minimum Internal Road Widths

UDCPR mandates minimum road widths based on the type and scale of development to ensure adequate access, circulation, and emergency response capabilities. This is fundamental to creating functional and safe urban layouts.

Land Allocation in New Layouts

To ensure a high quality of life, the regulations mandate dedicating land for community use in larger layouts (≥ 0.4 Ha), preventing dense, concrete jungles and promoting integrated communities.

Promoting Social Equity: Inclusive Housing

20%

Mandatory Allocation

In Municipal Corporations with a population over 10 lakhs, any residential layout or group housing scheme on a plot of 4000 sq.m. or more must reserve 20% of its area or basic FSI for Inclusive Housing.

These units, intended for Economically Weaker Sections (EWS) and Low-Income Groups (LIG), are allotted via MHADA. The built-up area for these units is granted as a bonus and is not counted in the project's permissible FSI, creating a powerful incentive for developers to contribute to affordable housing stock.

Unit Size: 27.88 sq.m. carpet area per dwelling unit.

Parking Regulations

Adequate parking is crucial for urban functionality. UDCPR defines specific requirements based on building type and size, along with provisions for various parking solutions.

Types of Parking Spaces

• Basement Parking
• Stilt Parking (min. 2.4m height)
• Podium Parking
• Upper Floors (covered/uncovered)
• Separate Parking Buildings/Towers
• Mechanized/Hydraulic/Stack Parking (permitted in marginal spaces with conditions)

Minimum Dimensions & Requirements

Vehicle Type	Min. Size
Motor Vehicle	2.5 m x 5.0 m
Scooter/Motor Cycle	1.0 m x 2.0 m
Transport Vehicle/Ambulance	3.75 m x 7.5 m

**Note:** Minimum 3.0m driveway width for motor vehicles, 2.0m for two-wheelers. For high-rise/special buildings, a 9.0m turning circle is required.

Indicative Parking Requirements (Per Tenement/Area)

• **Residential:** Typically 1 car parking per tenement (varies by carpet area).
• **Commercial/Mercantile:** Based on floor area (e.g., 1 space for every 1000 sq.m. of carpet area).
• **Visitor Parking:** Often a percentage (e.g., 5%) of total required parking.

Fire Safety Regulations (for Special Buildings)

Special Buildings, due to their height and occupancy, are subject to heightened fire safety norms to protect occupants and facilitate emergency response.

Key Requirements

🚨Fire detection & alarm systems (smoke detectors, heat detectors).
• 💧Automatic sprinkler systems (especially in basements and high-rise).
• 🪜Wet risers, dry risers, hose reels, and portable fire extinguishers.
• 🚪Fire-resistant doors and materials for critical areas (staircases, shafts).
• ⬆️Pressurization of staircases and lift lobbies to prevent smoke entry.
• refuge spaces for high-rise buildings at specified intervals.
• 🔌Emergency power supply for fire-fighting equipment and exit lighting.

NOC & Compliance

✅Mandatory No Objection Certificate (NOC) from the Chief Fire Officer of the Local/Planning Authority or Director of Fire Services before sanction.
• 📜Strict adherence to **National Building Code of India (NBC) Part 4: Fire and Life Safety** is paramount.
• 🔄Regular audits and maintenance of fire safety systems are required post-occupancy.
• 🚧Clearance for fire fighting vehicles (9.0m turning radius for special buildings).

Green Building Incentives

The UDCPR promotes sustainable development by offering FSI incentives for projects adopting green building certification standards.

Incentive FSI for Green Rated Buildings

⭐GRIHA Three Star / IGBC Silver / LEED Silver (or equivalent): **3% incentive FSI** on basic FSI.
• ⭐⭐GRIHA Four Star / IGBC Gold / LEED Gold (or equivalent): **5% incentive FSI** on basic FSI.
• ⭐⭐⭐GRIHA Five Star / IGBC Platinum / LEED Platinum (or equivalent): **7% incentive FSI** on basic FSI.

Conditions & Mandates

✅Incentive FSI is awarded after pre-certification from an empanelled agency and is **exclusive** of other FSI limits.
• 🏛️Achieving a minimum GRIHA Three Star/IGBC Silver/LEED Silver (or equivalent) rating is **mandatory** for all buildings belonging to Government, Semi-Government, local bodies, and public sector undertakings.
• ⚠️**Penalty:** If a developer fails to achieve the committed rating at the time of final occupancy, a penalty is imposed (e.g., 2 times the land cost as per ASR for the incentive FSI not achieved).

Land Use Zoning & Permissibility

The UDCPR classifies land into distinct zones, each with specified permissible uses, to guide planned development and create functional, orderly urban environments. This categorization prevents haphazard growth and ensures compatibility of activities.

Residential Zone (R-1 & R-2)

The primary zone for housing. R-1 is typically for low-density residential use, while R-2, usually on wider roads, permits a greater mix of compatible uses.

Permitted Uses:

• 🏠Residential Buildings (apartments, bungalows, row houses), Hostels, Old Age Homes.
• 🩺Clinics, Dispensaries, Medical Practitioners' consulting rooms, Nursing Homes (up to 20 beds).
• 🏫Primary & Secondary Schools, Crèches, Coaching Classes.
• 🛒Convenience Shops (Ground Floor in R-1, unrestricted in R-2), retail stores for daily needs.
• 💇‍♀️Beauty Parlours, Hairdressing Saloons, Laundries, Tailoring Shops.
• ⚙️Home occupations (e.g., arts, crafts) up to 25 sq.m. or 25% of the floor area, whichever is less.

Commercial Zone

Designated for business, trade, and commercial activities, facilitating high-intensity mixed uses, economic hubs, and public services.

Permitted Uses:

• 🛍️All uses permitted in R-2 Zone.
• 🏢Offices, Banks, Financial Institutions, Corporate Headquarters.
• 🍽️Restaurants, Hotels, Boarding & Lodging Houses, Theatres, Cinema Halls, Multiplexes.
• 📦Wholesale Establishments, Warehousing (with specific conditions).
• 🎓Colleges, Universities, Professional Institutions.
• 🏥Hospitals, Sanatoria, Polyclinics (larger scale than residential).

Industrial Zone

Primarily for manufacturing, processing, and allied industrial activities. Includes provisions for non-polluting industries and strategic conversions.

Permitted Uses:

• 🏭Service Industries, General Industries (non-hazardous/non-polluting).
• 🚚Logistics Parks, Godowns, Transport Hubs, Truck Terminals.
• 💡Information Technology (IT/ITES), Biotechnology Units.
• ⛽Petrol Pumps, Service Stations, Auto Repair Shops.
• 🏬Ancillary Commercial/Office uses related to the industrial activity.
• 🏡Residential use for watchmen/caretakers (restricted).

Public and Semi-Public Zone

Dedicated to providing essential public services and community facilities, contributing to the social infrastructure of urban areas.

Permitted Uses:

• 🏥Hospitals, Health Centers, Polyclinics, Blood Banks.
• 🏫Educational Institutions (Schools, Colleges, Universities, Research Centers).
• 🏛️Government & Semi-Government Offices, Civic Centers.
• 🌳Parks, Gardens, Playgrounds, Community Halls.
• 🚨Police Stations, Fire Stations.

Agricultural Zone

Primarily for agricultural activities, with limited provisions for allied uses and farm-related structures to preserve green cover and food production.

Permitted Uses:

• 🌾Farming, Horticulture, Dairy, Poultry, Pisciculture.
• 🏡Farm houses (restricted FSI, usually 0.20-0.50).
• 🚜Storage for agricultural produce and equipment.
• 🏕️Agri-tourism or Eco-tourism (with specific conditions).

Green Belt / Hill Top-Hill Slope Zone

Zones dedicated to environmental protection, conservation of natural features, and maintaining ecological balance, with very limited development.

Permitted Uses (Highly Restricted):

• 🌲Afforestation, nurseries, gardens, public parks.
• 🏕️Forest houses (small scale, for forest personnel/tourism).
• 🔬Research and educational institutions related to environment.
• 💧Water bodies, reservoirs, infrastructure related to water supply.
• 🚫Strict prohibition on general construction and substantial alterations to topography.

Special Development Schemes & Provisions

The UDCPR incorporates various special schemes and provisions to address specific urban development challenges and promote inclusive growth.

Slum Rehabilitation Schemes (SRS)

A crucial mechanism for transforming informal settlements into planned, multi-story developments, providing free housing to eligible slum dwellers.

Key Aspects:

• 🏘️Rehabilitation of eligible slum dwellers in new tenements (27.88 sq.m. carpet area).
• 📈Utilizes FSI as a resource: Incentive FSI is granted for the sale component to cross-subsidize free housing.
• 🏢Managed by Slum Rehabilitation Authority (SRA) in Mumbai Metropolitan Region and other planning authorities.
• 🔄Includes provisions for Project Affected Persons (PAPs) who are displaced by infrastructure projects.

Heritage Conservation

Regulations for preserving buildings, precincts, and natural features of historical, architectural, or cultural significance.

Key Aspects:

• 📜Identification and listing of Heritage Buildings/Precincts (Grade I, II, III).
• 🚧Restrictions on development, redevelopment, repairs, and demolition without prior approval from a Heritage Committee.
• 💰Incentives may include TDR benefits for the conserved area or relaxation in certain regulations.
• 🌳Conservation extends to natural features like ancient trees, rock formations, and waterfronts.

Transit Oriented Development (TOD)

Promoting high-density, mixed-use developments around public transit hubs to encourage public transport use and reduce congestion.

Key Aspects:

• 🚇Higher FSI permitted for developments within a specified radius (e.g., 500m) of metro stations, railway stations, BRT corridors.
• 🏙️Encourages a mix of residential, commercial, and public uses to create vibrant, walkable communities.
• 🚶‍♀️Focus on pedestrian-friendly design, integrated public spaces, and reduced parking dependence.
• 🌱Aims to reduce carbon footprint and improve urban livability.

Compliance and Enforcement: Ensuring Planned Growth

To uphold the integrity of planned development, the UDCPR mandates stringent compliance and outlines severe penalties for contraventions, holding all stakeholders accountable.

Violation	Consequence
Unauthorized Development / Construction	Punishable under **Section 52 of the MR&TP Act, 1966**. This includes issuance of stop-work notices, demolition of the unauthorized work, and imposition of fines. No compensation is paid for demolished structures.
Contravention by a Licensed Professional (Architect/Engineer/Supervisor)	The Authority can initiate disciplinary action, including **cancellation of their license**, debarment from practice within the district/state for a specified period, and reporting to their respective professional councils (e.g., Council of Architecture for Architects).
False Statement or Misrepresentation in Application	If any false statement, misrepresentation of facts, or fraudulent intent is discovered in the application or during construction, the Planning Authority has the power to **revoke the granted permission**. The entire work is then treated as unauthorized, and no compensation is paid.
Failure to Obtain Occupancy Certificate (OC)	Occupying a building without a valid OC is illegal. The Authority can issue notices, impose penalties, and even disconnect essential services (water, electricity). Legal action may also be initiated.
Non-compliance with Environmental Clearances (EC)	Projects requiring Environmental Clearance from the Ministry of Environment, Forest and Climate Change (MoEFCC) or State Environmental Impact Assessment Authority (SEIAA) face strict penalties under the **Environment (Protection) Act, 1986** for non-compliance. This can include heavy fines, closure of operations, and legal prosecution.

This infographic provides a detailed summary of key aspects of the Maharashtra UDCPR-2020. For complete and legally binding details, please refer to the official government notification and subsequent amendments.

Data synthesized from the UDCPR document and publicly available information, updated as of May 31, 2025.