Model Building Construction and Development Byelaws and Model Zoning Regulations for Development Authorities of Uttar Pradesh, 2025

Model Building Construction and Development Byelaws and Model Zoning Regulations for Development Authorities of Uttar Pradesh, 2025 Housing & Urban Planning Department Government of Uttar Pradesh 3 July 2025 Version: PRF3 1 Model Building Construction and Development Byelaws and Model Zoning Regulations for Development Authorities of Uttar Pradesh, 2025 Housing and Urban Planning Department Government of Uttar Pradesh This document (except Chapter 15 and Appendix 15) constitutes the Building Construction and Development Byelaws for Development Authorities of Uttar Pradesh, 2025. Chapter 15 along with Appendix 15 of this document constitute the Model Zoning Regulations for Development Authorities of Uttar Pradesh, 2025. Building Byelaws and Zoning Regulations have been integrated into a single document to ensure ease of understanding, consistency, user-friendliness and to address potential discrepancies.

2 Contents 1 Short Title and Definitions .............................................................................................................. 7

1.1 Short Title and extent .............................................................................................................. 7

1.2 Definitions ............................................................................................................................... 7

1.3 Applicability of byelaws ....................................................................................................... 17

1.4 Difficulty Removal ............................................................................................................... 18

1.5 Effect on relevant Government Orders ................................................................................. 18

1.6 Sectoral Policies .................................................................................................................... 18 2 Permission for Land Development and Building Construction .................................................... 19

2.1 Land Development and Building Construction Permission .................................................. 19

2.2 Procedure for obtaining Development and/or Building Permission ..................................... 22

2.3 All Plans ................................................................................................................................ 26

2.4 Signing of Plans .................................................................................................................... 29

2.5 Application/Notice for alteration .......................................................................................... 30

2.6 Permit Fees ............................................................................................................................ 31

2.7 Permit Process ....................................................................................................................... 31

2.8 Procedures during Development and Construction Work .................................................... 34

2.9 Notice of Completion ............................................................................................................ 35

2.10 Permission near protected monuments/heritage sites ........................................................... 37

2.11 Permission along the riverbanks ........................................................................................... 37

2.12 Architectural control ............................................................................................................. 38 3 Standards for Land Development and Building Construction ...................................................... 39

3.1 General Land Development Requirements ........................................................................... 39

3.2 Development Standards (Plot Size, FAR, Building Height, Setbacks) ................................. 45

3.3 Requirements of Parts of Building ........................................................................................ 65 4 Residential Buildings .................................................................................................................... 80

4.1 Plotted Development - Single/ Multi-units. .......................................................................... 80

4.2 Group Housing ...................................................................................................................... 81

4.3 EWS and LIG housing requirements .................................................................................... 83

4.4 Affordable Housing standards .............................................................................................. 85 5 Commercial Buildings .................................................................................................................. 88

5.1 Bazaar Street ......................................................................................................................... 88

5.2 Shops, Commercial Complex and Shopping Malls .............................................................. 89

5.3 Hotels .................................................................................................................................... 91

5.4 Single Screen Cinema, Miniplex and Multiplex ................................................................... 93 3

5.5 Petrol Pump/Filling Station (CNG/PNG/EV Charging Station) ........................................... 95

5.6 LPG Gas Godown ................................................................................................................. 97

5.7 Open-air/ Rooftop Restaurants .............................................................................................. 97 6 Institutional Buildings & Community Facilities ........................................................................... 99

6.1 Hospitals and healthcare Buildings ....................................................................................... 99

6.2 Educational Institutions....................................................................................................... 101

6.3 Marriage Hall / Banquet/ Multi-purpose Hall ..................................................................... 103

6.4 Auditorium and Convention Centre .................................................................................... 104 7 Industrial and Agricultural Use Buildings .................................................................................. 106

7.1 Industries ............................................................................................................................. 106

7.2 Farmhouse ........................................................................................................................... 107

7.3 Dairy Farm .......................................................................................................................... 108 8 Mixed-Use and Transit-Oriented Development .......................................................................... 110

8.1 Mixed Use Development .................................................................................................... 110

8.2 Transit Oriented Development (TOD) ................................................................................ 112

8.3 Other requirements .............................................................................................................. 113 9 Additional Floor Area Ratio ....................................................................................................... 115

9.1 Compensatory Floor Area Ratio (FAR) .............................................................................. 115

9.2 Purchasable & Premium Purchasable FAR......................................................................... 115

9.3 Additional FAR on Green Buildings .................................................................................. 118 10 Fire Prevention and Life Safety .............................................................................................. 120

10.1 Fire prevention and life safety measures. ............................................................................ 120

10.2 Minimum Standards for Fire prevention and Life Safety for permanent structures ........... 121

10.3 Issuance of Fire Safety Certificate and its renewal ............................................................. 122 11 Structural Safety and Quality Control ..................................................................................... 123

11.1 Structural Design and Safety............................................................................................... 123

11.2 Structural Design Basis Report (SDBR) ............................................................................. 124

11.3 Review of Structural Design ............................................................................................... 124

11.4 Quality Control and Safety during Construction ................................................................ 125

11.5 Periodic Evaluation of Buildings ........................................................................................ 125

11.6 Seismic Strengthening/Retrofitting ..................................................................................... 126

11.7 Format for Structural Design Basis Report (SDBR) ........................................................... 126

11.8 Requirements for earthquake resistant construction ........................................................... 127 12 Provisions for differently abled, elderly and children ............................................................. 131

12.1 Definitions ........................................................................................................................... 131

12.2 Scope ................................................................................................................................... 131

12.3 Site Development Specifications ........................................................................................ 131 4

12.4 Building Requirements ....................................................................................................... 132 13 Environmental Sustainability .................................................................................................. 135

13.1 Water Conservation ............................................................................................................ 135

13.2 Energy Conservation ........................................................................................................... 136

13.3 Topography and Natural Drainage ...................................................................................... 138

13.4 Solid Waste Management ................................................................................................... 139

13.5 Wastewater Recycling......................................................................................................... 139

13.6 Air Quality & Noise ............................................................................................................ 140

13.7 Green Cover/ Tree Plantation ............................................................................................. 142

13.8 Environment Impact Assessment ........................................................................................ 143

13.9 Environment Management Plan .......................................................................................... 143 14 Qualifications and Competence of Licensed Technical Persons ............................................ 144

14.1 Essential Requirements ....................................................................................................... 144

14.2 Qualifications and Competence of Licensed Persons ......................................................... 144

14.3 Builder/ Developer Entity ................................................................................................... 146

14.4 Licensed qualified third-party agency for fire and life safety systems ............................... 146 15 Model Zoning Regulations...................................................................................................... 147

15.1 Objectives of Zoning ........................................................................................................... 147

15.2 Definitions of land use activities ......................................................................................... 149

15.3 Permissibility of various activities in major land use zones ............................................... 159

15.4 Order of land use zones from lowest to highest order and determination of Impact fee .... 164 16 Compounding of Building Construction and Development .................................................... 166

16.1 Title and Commencement ................................................................................................... 166

16.2 Compounding of Offences .................................................................................................. 166

16.3 Compounding Process ........................................................................................................ 166 17 Provision of Electric Charging Infrastructure ......................................................................... 173

17.1 Electric Vehicle Charging Infrastructure (EVCI) ............................................................... 173

17.2 Explanatory Note on Electric Vehicle Charging Infrastructure (Annexure E-1): ............... 175

17.3 Rationale for EVCI establishment ...................................................................................... 176

17.4 EV Charging Technology ................................................................................................... 176

17.5 Options for EV Charging .................................................................................................... 177

17.6 Charger Specifications and PCS Infrastructure................................................................... 178

17.7 Location of PCS / FCB CS in local area / building precincts ............................................. 179

17.8 Public Charging Infrastructure (PCI) - Minimum Requirements (Annexure E-2) ............. 180 18 In-Building Solutions for Common Telecom Infrastructure (CTI) ......................................... 184

18.1 Introduction to Communication System ............................................................................. 184

18.2 In- Building and Gated Buildings Solutions ....................................................................... 185 5

18.3 Incorporation in State Building Bye Laws .......................................................................... 185

18.4 At Layout Level .................................................................................................................. 186

18.5 Other procedures for setting up In-Building Solution (IBS)/Fiber Networks ..................... 187 Appendix-1: List of Government Orders, Policies, Rules, Byelaws (B.1.6) ...................................... 190 Appendix-2: Application form for development permit (B.2.2.1) ...................................................... 191 Appendix-3: Notice to start land development work (B.2.8.1.1) ........................................................ 192 Appendix-4: Application Form-D for completion certificate of layout plan (B.2.9.1) ....................... 193 Appendix-5: Application Form for building permit (B.2.2.1) ............................................................ 197 Appendix-6: Form to intimate start of building construction (B.2.8.1.2) ........................................... 198 Appendix-7: Application Form-A for completion certificate of residential building (> 500 sqm.) – (B.2.9.2) .............................................................................................................................................. 199 Appendix-7: Application Form-B for completion certificate of group housing, commercial and multistorey building (B.2.9.2) ..................................................................................................................... 202 Appendix-7 Application Form-C for completion certificate of buildings other than residential, group housing, commercial and multi-storey buildings (B.2.9.2) ................................................................. 205 Appendix-8: Building Information Schedule (B.11.8.2) .................................................................... 208 Appendix-9: Structural Safety Certificate (B.11.8.2) ......................................................................... 209 Appendix-10: Structural and Foundation Design Certificate .............................................................. 210 Appendix-11: Structural Safety Certificate on Completion of Building (B.11.8.4) ........................... 211 Appendix-12: Affidavit for Development/Building Permission (B.2.2.1).......................................... 212 Appendix-13: Site Inspection Notice (B.2.8.1) ................................................................................... 213 Appendix-14: Format for Structural Design Basis Report (SDBR) (B.11.7) ..................................... 214 Appendix-15: Use zones across different master plans ...................................................................... 221 Appendix-16: Case examples with illustrated calculations ................................................................ 227 Appendix-17: Graphical Illustrations .................................................................................................. 239 Appendix-18: List of Service and Cottage Industries ......................................................................... 244 6 7 1 Short Title and Definitions

1.1 Short Title and extent

(i) These bye-laws will be called… (Name of Authority)… Development Authority Building Construction and Development Byelaws 2025.

(ii) These bye-laws will be applicable to the entire …(Name of development area)… development area.

1.2 Definitions Sl. Item Definition 1 Access “Access” or “Means of Access” or “Approach Road” means a clear approach to a plot or a building from a road/street. (This refers to any road, street, lane, passage giving access to the plot being a right of way, and includes such features as drain, median strip, shoulder or berm, bridge, culvert, burrow pit etc. between the two boundary walls of the premises on either sides of such right of way or, where a street alignment has been fixed and the area within such alignment has been acquired by authority or other agency/ institution and the alignment has been demarcated or is capable of being demarcated up to such alignment.)

2 Act “Act” unless specified otherwise, means the Uttar Pradesh Urban Planning and Development Act, 1973.

3 Addition, Revision and/or Alteration “Addition, Revision and/or Alteration” means a change from one occupancy to another, or a structural change including an addition to the area or change in height or the removal of part of building, or any change to the structure, such as the construction or removal or cutting into of any wall or part of a wall, partition, column, beam, joist, floor including a mezzanine floor or other support, or a change to or closing of any required means of access ingress or egress as provided in these Bye-Laws.

4 Affordable Housing Scheme “Affordable Housing Scheme” refers to government initiatives or programs designed to make housing accessible and affordable for low to middle-income individuals and families, often through subsidized housing, interest rate reductions, or other financial incentives. E.g. Pradhan Mantri Awas Yojana (PMAY) and similar programs.

5 Air-conditioning “Air-conditioning” means the process of treating air to control simultaneously its temperature, humidity, purity, distribution and air movement and pressure to meet the requirements of the conditioned space.

6 Amenity “Amenity” includes roads, water supply, street lighting, drainage, sewerage, development of public parks and open spaces, solid waste management and disposal, sewage treatment plant and other public works including utilities, services, and such other conveniences as the State Government may, by notification in the Gazette, specify to be an amenity for the purposes of UP Urban Planning and Development Act, 1973.

7 Ancillary Use “Ancillary Use” means any use of the premises subordinate to the principal use and incidental to the principal/ main use.

8 Application “Application” means an application made in such form as may be prescribed by the Authority from time to time.

9 Approved “Approved” means as approved/sanctioned by the Authority.

10 Area “Area” in relation to a building means the superficies of a horizontal section thereof made at the plinth level inclusive of the external walls and of such portions of the party walls as belong to the building.

8 Sl. Item Definition 11 Atrium “Atrium” means the internal court/ entrance hall of a building, which is sky lighted or covered with a transparent permanent structure on the terrace floor.

12 Authority “Authority” means the Urban Development Authority which has been created under the provisions of Uttar Pradesh Urban Planning and Development Act, 1973 or the Uttar Pradesh Housing and Development Board established under the Uttar Pradesh Awas Evam Vikas Parishad Act, 1965.

13 Balcony “Balcony” means a horizontal projection, cantilevered or otherwise including a parapet handrail, balustrade, to serve as a passage or sit out place.

14 Basement or Cellar “Basement or Cellar” means the lower storey of a building, below or partly below ground level, with one or more than one levels. The maximum height of the basement above ground level shall not be more than 1.20 meters.

15 Bazaar Street “Bazaar Street” means a linear mixed-use construction along the road which is identified in the Master Plan/Zonal Plan.

16 Building “Building” means a structure constructed with any materials whatsoever for any purpose, whether used for human habitation or not, and includes:

(i) foundation, plinth, walls, floors, roofs, chimneys, plumbing and building services, fixed platforms etc., (ii) verandahs, balconies, cornices, projections etc., (iii) parts of a building or anything affixed thereto; (iv) any wall enclosing or intended to enclose any land or space, sign and outdoor display structures; etc., (v) tanks constructed or fixed for storage of chemicals or chemicals in liquid form and for storage of water, effluent, swimming pool, ponds etc., (vi) all types of buildings as defined under the ‘use group or occupancy’ or based on ‘design, height or other features’, except tents, shamianas and tarpaulin shelters erected temporarily for temporary purposes (for less than three months) and ceremonial occasions, shall be considered to be "buildings".

Types of buildings based on use of premises or activity (Use group or Occupancy):

(a) “Residential building” includes a building in which sleeping and living accommodation is provided for normal residential purposes, with cooking facilities and includes one or more family dwellings, apartment houses, boarding houses, flats, and private garages of such buildings.

(b) “Educational buildings” includes a building exclusively used for a school or college or training institution recognized by appropriate board or university or any other competent authority, involving assembly for instruction, education or recreation incidental to educational use, and including a building for such other uses as research institution. It shall also include quarters for essential staff required to reside in the premises, and building used as a hostel captive to an educational institution whether situated in its campus or outside.

(c) “Institutional buildings” includes a building used for such purposes as hospital, nursing home, health center or other treatment or care of persons suffering from physical or mental illness, handicap, disease or infirmity, care of orphans, abandoned women, children and infants, convalescents, destitute or aged persons and for penal or correctional detention with restricted liberty of inmates ordinarily providing sleeping accommodation and includes dharmshalas, hospitals, sanatoria, custodial and penal institutions such as jails, prisons, mental hospitals, reform homes, etc.

9 Sl. Item Definition

(d) “Assembly Building” includes a building or part thereof, where groups of people (not less than 50) congregate or gather for amusement, recreation, social, religious, patriotic, civil, travel and related purposes, and this includes buildings such as theatre, cinema hall, community hall, auditorium, exhibition hall, museum, skating rink, gymnasium, , eating or boarding houses, place of worship, dance hall, clubs, gymkhanas and passenger station/ terminals of air, land or other public transportation services, amusement park, etc.

(e) “Mercantile/Commercial Building” includes a building or part thereof used for shops, stores, restaurants, markets for display and sale of wholesale or retail goods or merchandise including office, storage, and service facilities incidental thereto and located in the same building.

(f) “Office/business building” includes a building or part thereof used principally for transaction of business and/or keeping of accounts and records including offices, banks, professional establishments, court houses, etc., if their principal function is transaction of business and/or keeping of books and records.

(g) “Industrial building” includes a building or part thereof wherein products or material are fabricated, assembled, or processed, such as assembly plants, laboratories, power plants, refineries, gas plants, mills, dairies, and factories, etc.

(h) “Storage building” includes a building or part thereof used primarily for storage or shelter of goods, wares, merchandise and includes a building used as a warehouse, cold storage, freight depot, transit shed, store house, public garage, hanger, truck terminal, grain elevator, silos, barn, and stables.

(i) “Hazardous building” includes a building or part thereof used for –(a) storage, handling, manufacture or processing of radioactive substances or highly combustible or explosive materials or products which are liable to burn with extreme rapidity and/or producing poisonous fumes or explosive emanations, or (b) storage, handling, manufacture or processing of which involves highly corrosive, toxic or noxious alkalis, acids, or other liquids, gases or chemicals producing flame, fumes, and explosive mixtures, etc., or which result in division of matter into fine particles capable of spontaneous ignition.

(j) “Mixed Use Building” means a building partly used for non-residential activities and partly for residential purpose or a mix of two non-residential activities.

(k) “Wholesale Establishment” means an establishment wholly or partly engaged in wholesale trade and manufacture, wholesale outlets, including related storage facilities, warehouses and establishments engaged in truck transport, including truck transport booking agencies.

Types of buildings based on design, height, and other features:

(l) “Detached Building” includes a building with walls and roofs independent of any other building and with open spaces (defined as per these byelaws) on all sides within the same plot.

(m) “Multi-Storeyed Building or High-rise Building” means building above four storeys, and/or a building exceeding 15 meters or more in height (without stilt) and 17.5 meters (including stilt).

(n) “Semi-detached Building” means building detached on three sides with open space as specified in these regulations.

(o) "Group Housing" include group of residential buildings or multistorey buildings having one or more independent residential units on each 10 Sl. Item Definition floor and in which there is sharing and co-ownership of land and services, open space, and transportation routes.

(p) “Multiplex” means a group or conglomeration of two or more than two cinema halls (or as prescribed by State Tax Department) within same premises with commercial, cultural and other entertainment related facilities.

“Miniplex” means a two cinema halls/screens, licensed for cinematograph exhibition or exhibitions through digital projection system in a permanent building with seating capacity not exceeding 250 with commercial activities (or as prescribed by State Tax Department) within the same premises.

“Cinemas” means the entire place licensed for Cinematograph exhibition and exhibitions through digital projection system and includes all appurtenances, plant and apparatus located therein; and includes Single Screen, Miniplex and Multiplex.

(q) “Special Building” includes all buildings like assembly, industrial, buildings used for wholesale establishments, hotels, hostels, hazardous, critical, mixed occupancies with any of the aforesaid occupancies and centrally air-conditioned buildings having total built up area exceeding 500 sq m., as defined in the National Building Code as amended from time to time.

(r) “Multi Level Car parking” means a building partly below ground level having two or more basements or above ground level, primarily to be used for parking of cars, scooters, or any other type of light motorized vehicle.

(s) “Stand-alone factory” refers to a manufacturing unit that operates independently, with its own facilities and processes, rather than being part of a larger industrial complex or park. As per the Factories Act, 1948, means any premises where ten or more workers are working, or were working on any day of the preceding twelve months, and in any part of which a manufacturing process is being carried on with the aid of power.

(t) “Flatted factory” means a multi-story industrial building (nonpolluting in nature) designed to accommodate several businesses, each occupying a separate unit, for activities like manufacturing, assembly, and storage. Flatted factories are developed to encourage industrial growth and make land usage more efficient.

(u) “Single-Unit” refers to residential building having one independent residential unit on one floor or combination of floors with three or less storeys and height not exceeding 15-meters.

(v) “Multi-Unit” refers to residential building having one or more independent residential units on one floor with four or less storeys and height not exceeding 17.5-meters (including mandatory stilts).

(w) “Other Buildings” means any other building which is not covered in the above.

17 Building Height “Building Height” or “Height of building” means the vertical distance measured (i) In the case of flat roofs above average level of the front road and continuance to the highest point of the building, (ii) In case of pitched roofs up to the point where the external surface of the outer wall intersects the finished surface of the sloping roof and (iii) In the case of gables facing the road midpoint between the eaves level and the ridge. Architectural features serving no other function except that of decoration shall be excluded for the purpose of measuring heights. The height of the building shall be taken up to the terrace level for the purpose of fire safety requirement.

11 Sl. Item Definition 18 Building Envelope “Building Envelope” means the horizontal spatial limits up to which a building may be permitted to be constructed on a plot. It is the residual area after leaving the setbacks prescribed for a plot, within which construction is permissible as per rules.

19 Building Line “Building Line” means the line up to which the plinth of building adjoining a street or an extension of a street or on a future street may lawfully extend and includes the lines prescribed, if any, in any scheme and/or layout plan. The building line may change from time-to-time as decided by the Authority.

20 Built-up area (Master Plan) “Built up area (Master Plan)” in the context of Master Plan means such densely populated area situated within the development area, most of which has been developed as commercial, industrial, residential, or other areas. Here, all the necessary facilities like roads, water supply, sewerage, electricity supply etc. are available and have been demarcated as built-up area by the authority under its master plan.

21 Built-up area (Building) “Built-up area (Building)” in the context of building construction refers to the total covered area on all floors of an immovable property or building.

22 Canopy “Canopy” shall mean a cantilevered projection from the face of the wall over an entry to the building at the lintel or slab level provided that: (i) It shall not project beyond the plot line, (ii) It shall not be lower than 2.3 meters when measured from the ground, and (iii) There shall be no structure on it and the top shall remain open to sky.

23 Carpet Area “Carpet Area” means the net usable floor area of an apartment, excluding the area covered by the external walls, areas under services shafts, exclusive balcony or verandah area and exclusive open terrace area, but includes the area covered by the internal partition walls of the apartment.

24 Construction "Construction" means any erection of a structure or a building, including any addition or extension thereto either vertically or horizontally, but does not include, any reconstruction, repair and renovation of an existing structure or building, or, construction, maintenance and cleansing of drains and drainage works and of public latrines, urinals and similar conveniences, or, the construction and maintenance of works meant for providing supply of water for public, or, the construction or maintenance, extension, management for supply and distribution of electricity to the public; or provision for similar facilities for publicity.

25 Convenience Shop “Convenience Shop” means a small retail shop or a corner shop that carries a limited selection of basic items and is open long hours for the convenience of local residents or shoppers.

26 Covered Area “Covered area” means the covered floor area above the plinth level over which a building is constructed. The following structures shall not be included under the covered area: (a) Garden, rockery, well and any structure related to a well, plant nursery, water pool, uncovered swimming pool, platform around a tree, tank, fountain, bench, open platform. (b) Drainage culvert, catch-pit, gully pit, chamber, gutter, etc. (c) Compound wall, entrance gate, floorless porch and portico canopy, slide, swing, uncovered stairs, uncovered ramp etc. (d) Watchman booth, pump-house, garbage shaft, electrical cabin/sub-station and such other utilities structures related to various services.

27 Development “Development” - ‘Development’ with grammatical variations means the carrying out of building, engineering, mining, or other operations, in, or over, or under land or water, on the making of any material change, in any building or land, or in the use of any building, land, and includes re- 12 Sl. Item Definition development and layout and subdivision of any land and ‘to develop’ shall be construed accordingly.

28 Drain “Drain”- A conduit or channel for the carriage of storm water, sewage, wastewater, or other waterborne wastes in a building drainage system.

29 Drainage System “Drainage system” - A system or a line of pipes, with their fittings and accessories, such as manholes, inspection chambers, traps, gullies, floor traps used for drainage of building or yards appurtenant to the buildings within the same cartilage; and includes an open channel for conveying surface water or a system for the removal of any wastewater.

30 Dwelling Unit “Dwelling Unit”- A building or a portion thereof which is designed or used wholly or principally for residential purposes for one family.

31 Encroachment “Encroachment”- means an act to enter into the possession or rights either of permanent or temporary nature on a land or built-up property of local body/authority or state/ central Government.

32 Enclosed Staircase “Enclosed Staircase”- means a staircase separated by fire resistant walls and doors from the rest of the building.

33 Existing Building “Existing Building”- A building or structure existing in authorized manner with the approval of the Authority before the commencement of these Byelaws.

34 Existing Use “Existing Use”- Use of a building or structure existing in authorized manner with the approval of the Authority before the commencement of these Byelaws.

35 Exit “Exit”- A passage channel or means of egress from the building, its storey or floor to a street or, other open space of safety; whether horizontal, outside, and vertical exits meaning as under: - (i) Horizontal exit means an exit, which is a protected opening through or around a fire well or bridge connecting two or more buildings. (ii) Outside exit mean an exit from building to a public way to an open area leading to a public way or to an enclosed fire-resistant passage leading to a public way. (iii) Vertical exit means an exit used for ascending or descending between two or more levels including stairway, fire towers, ramps, and fire escapes.

36 External Wall “External Wall” means an outer wall of a building not being a party wall even though adjoining to a wall of another building and also means a wall abutting on an interior open space of any building.

37 Floor “Floor” means the lower surface in a storey on which one normally walks in a building and does not include a mezzanine floor. The floor at ground level with direct access to a street or open space shall be called the ground floor; the floor above it shall be termed as floor-1, with the next higher floor being termed as floor- 2, and so on upwards.

38 Floor Area “Floor area” means the area covered on any floor of a building.

39 Floor Area Ratio “Floor Area Ratio (FAR)” means the quotient obtained by dividing the combined covered area (plinth area) of all floors, excepting areas specifically exempted under these regulations, by the total area of the plot, viz.: - Floor Area Ratio (FAR) = Total covered area on all floors/ Plot Area.

(a) “Compensatory FAR” means the additional FAR allowed on the plot up to the specified limit to compensate for the land being transferred free of cost by the landowner from the private plot to the Authority for right-ofway/road expansion or public facilities. or The FAR received by the owner from the Authority as a compensation for surrender of land to the government body without any monetary compensation and free from encumbrances.

13 Sl. Item Definition

(b) “Basic FAR” or “BFAR” means the FAR which is permissible without any fee as per the applicable Building Byelaws.

(c) “Purchasable FAR” or “PFAR” means the additional FAR permissible to the extent specified over the basic FAR in the Master Plan / Regional Plan / Building Construction and Development Byelaws, which can be purchased by the applicant on payment of prescribed fee as per Chapter-9 of the byelaws.

(d) “Premium purchasable FAR” or “PPFAR” means the additional FAR permissible to the extent specified over the purchasable FAR in the Master Plan/ Regional Plan/ Building Construction and Development Byelaws, as per Chapter-9 of the byelaws.

(e) “Maximum Permissible FAR (MFAR)” means the sum of Base FAR (BFAR), Purchasable FAR (PFAR) and, Premium Purchasable FAR (PPFAR) as per Chapter-9 of the byelaws.

40 Fire Lift “Fire Lift”- Means a special lift designed for the use of fire service personnel in the event of fire or another emergency.

41 Footing “Footing”- A foundation unit constructed in brickwork, stone masonry, or concrete under the base of a wall or column for the purpose of distributing the load over a larger area.

42 Foundation “Foundation”- A substructure supporting an arrangement of columns or walls in a row or rows transmitting the loads to the soil 43 Gallery “Gal1ery"- An intermediate floor or platform projecting from a wall of an auditorium or a hall providing extra floor area, and/additional seating accommodation and includes the structures provided for seating in stadia.

44 Green Building “Green building” means a building which has less water usage, proper energy efficiency, conservation of natural resources, minimum generation of waste and provides healthy environment to the occupants as compared to conventional building.

45 Ground Floor “Ground Floor”- shall mean storey, which has its floor surface nearest to the ground around the building. A building may have more than one ground floor:

“Upper Ground Floor” refers to a floor that is situated above the ground level but is not considered a full first floor or higher. It can be slightly elevated compared to the standard ground floor and is usually used in buildings where the terrain or design requires a split-level approach.

“Lower Ground Floor” refers to a floor which has more than half of its height above the mean ground level and rest of the height below the mean ground level.

46 Habitable Room “Habitable Room” means a room occupied or designed for occupancy by one or more persons for study, living, sleeping, eating, kitchen if it is used as a living room, but not including bathrooms, water-closet compartments, laundries, serving and store pantries, corridors, cellars, attics, and spaces that are not used frequently or during extended periods.

47 Land Use “Land Use” means the use of Land for which land or building is used or intended to be used as per the provisions of Master Plan or the Zonal Development Plan or the Layout Plan.

“Mixed Land Use” means mixing / planning of two or more compatible uses horizontally or vertically on a land parcel in accordance with the Zoning regulations.

48 Layout plan/ Subdivision plan “Lay-out plan/sub-division plan” means sub-dividing of any land or part thereof into more than one plot for sale or otherwise, in which the configuration of roads, measurement of plots along with set-back lines and method of development (e.g. row-housing, semi-detached detached group 14 Sl. Item Definition housing) should be shown and details of size, use, area of all the plots should be given."

49 Licensed Technical Professional “Licensed Technical Person (LTP)” means a qualified professional (Architect/ Town Planner/ Engineer/ Supervisor) who is registered under the building construction and development byelaws or registered under any body constituted under any Act under which the said profession is governed. The qualifications and competence requirements for registration of professionals as ‘Licensed Technical Person’ or LTP, shall be as per Chapter-14 of the byelaws.

50 Lift “Lift”- An appliance designed to transport persons or materials between two or more levels in a vertical or substantially vertical direction by means of a guided car or platform. The word ‘elevator’ is also synonymously used for ‘lift’.

51 Lobby “Lobby”- means a covered space in which all the adjoining rooms open.

52 Loft “Loft” means an intermediate floor between two floors or a residual space in a pitched roof above normal level constructed for storage with maximum clear height of 1.5 meters.

53 Master Plan “Master Plan” means a Master Plan formulated under the UP Urban Planning and Development Act, 1973 or the Uttar Pradesh Special Area Development Authorities Act, 1986 or any other Act for any town, approved and notified by the State Government.

54 Means of Escape “Means of Escape”- An escape route provided in a building for safe evacuation of occupants.

55 MCLR “MCLR, or Marginal Cost of Funds-Based Lending Rate”, is the minimum interest rate below which banks cannot lend, determined by the Reserve Bank of India (RBI) based on the bank's cost of funds and other factors.

56 Mezzanine Floor “Mezzanine Floor” means an intermediate floor between two floors of any storey forming an integral part of floor below.

57 Mumty or stair cover “Mumty or Stair Cover”- A structure with a covering roof over a staircase and its landing built to enclose only the stairs for the purpose of providing protection from weather and not used for human habitation.

58 Non-Built-up area "Non-Built-up area" is the area other than Built-up area (Master Plan) defined above.

59 Occupancy “Occupancy or use”- The principal occupancy/ use for which a building or a part of a building is intended to be used. For the purposes of classification of a building according to occupancy, an occupancy shall be deemed to include the subsidiary occupancies which are contingent upon it. “Mixed occupancy” buildings being those in which more than one occupancy is present in different portions of the buildings.

60 Open to sky (OTS) “Open to sky” means an area forming an integral part of a building left open to the sky.

61 Owner “Owner” means a person who has legal rights over any land or building or receives rent or is entitled to receive rent in case the premises are on rent and will also include the following: (1) Any agent or person who receives rent on behalf of the owner, (2) Any agent or person who receives rent or is entrusted with the management of any land or building for religious or charitable purposes, (3) Any receiver or manager appointed by a court of competent authority who has been given the charge/authority of exercising the rights of the owner in the premises.

62 Parapet “Parapet”- A low wall or railing built along the edge of a roof or a floor.

15 Sl. Item Definition 63 Park and Open space “Park and open space” means a space which is open and un-built, or which has been laid out and developed as a public park or garden.” 64 Parking Space “Parking space”- An enclosed or unenclosed covered or open area sufficient in size to park vehicles. Parking spaces shall be served by a driveway connecting them with a street or alley and permitting ingress and egress of vehicles.

65 Partition Wall “Partition Wall” includes (i) A wall forming part of a building and being used or constructed to be used in any part of the height or length of such wall for separation of adjoining buildings belonging to different owners or constructed or adopted to be occupied by different persons; or (ii) A wall forming part of a building and standing in any part of the length of such wall, to a greater extent than the projection of the footing on one side or ground of different owners.

66 Permission or Permit “Permission or Permit”- A valid permission or authorization in writing by the competent Authority to carryout development or a work regulated by the Byelaws.

67 Plinth “Plinth” means the portion of a structure between the surface of the surrounding ground surface of the floor immediately above the ground.

68 Plinth Area “Plinth Area” means the built-up covered area measured at the floor level of the basement or of any storey.

69 Plot/ Site “Plot/ Site” means a parcel or piece of land enclosed by definite boundaries.

“Corner plot” means a plot which is situated on two or more intersecting/ meeting roads.

“Island Plot” means plot surrounded by roads on all four sides.

70 Plotted Development “Plotted Development” – Type of layout wherein a stretch of developed land is divided into regular sized plots for uniform controlled building volumes.

71 Podium Parking “Podium Parking” means the floor/floors from the floor above the ground level to the bottom surface of the beam for parking purposes under the building envelope line in which there should be provision of ramp for entry and exit of vehicles and in case of mechanized parking, there should be provision of entry and exit as per the actual design.

72 Porch “Porch”- A covered surface supported on pillars or otherwise for the purpose of a pedestrian or vehicular approach to a building.

73 Prohibited Area “Prohibited area” means any area specified or declared to be a prohibited area under section 20A of the Ancient Monuments and Archaeological Sites and Remains Act, 2010 (AMASR Act, 2010), and as defined under other relevant acts 74 Protected Monument “Protected monument” means an ancient monument which is declared to be of national importance by or under the AMASR Act, 2010.

75 Redevelopment “Redevelopment” refers to rehabilitating or constructing new infrastructure on a site by renovating or replacing existing uses with new development or construction, following an approved layout plan 76 Regulated Area “Regulated area” means any area specified or declared under section 20B under the AMASR Act, 2010.

77 Refuge Area “Refuge Area” means an unenclosed area within the building for a temporary use during egress. It generally serves as a staging area which is protected from the effect of fire and smoke.

78 Road/ Street “Road/Street”- Any highway, street, lane, pathway, alley, stairway, passageway carriageway, footway, square, place or bridge whether a 16 Sl. Item Definition thorough-fare or over which the public have a right of passage or access or have passed and have access uninterruptedly for specified period, whether existing or proposed in any scheme and includes all bends, channels, ditches, storm water drains, culverts sidewalks, traffic islands, roadside trees and hedges, retaining walls fences, barriers and railing, street furniture within the street lines, which shall be a part of Right of Way 79 Road/ Street Level or Grade “Road/Street Level or Grade” means the officially established elevation or grade of the centerline of street upon which a plot fronts, and if there is no officially established grade, the existing grade of street at its mid-point.

80 Road/ Street Line “Road/Street Line” means the line defining the side limits of a road/ street.

81 Road Width “Road Width or Width of Road/Street” means the overall width of the road or right-of-way or the whole extent of space within the boundaries of a road when applied to a new road/street as laid down in the city survey or development plan or prescribed road lines by any act of law and measured at right angles to the course or intended course of direction of such road.

82 Row Housing “Row Housing” -A row of houses with only front, rear, and interior open spaces.

83 Room Height “Room Height”- The vertical distance measured from the finished floor surface to the finished ceiling surface. Where a finished ceiling is not provided, the underside of the joists or beams or tie beams shall determine the upper point of measurement for determining the head room.

84 Service Road/Lane “Service Road/Lane” means a road that runs parallel to a main road, providing access for local traffic to properties along the main road, minimizing disruption to through traffic.

85 Service Floor “Service floor” means a floor up to a maximum height of 2.10 meters from floor to beam between any two floors which is used only for pipes, service ducts etc. related to the building.

86 Service Apartment “Service Apartment” means a fully furnished & self-contained apartment having cooking facilities (cooking/kitchen) and used for short-term stay.

87 Setback Line “Set-back Line” means a line usually parallel to the plot boundaries or center line of a road (as specified in building construction & development byelaws) and laid down in each case by the Authority or as per recommendations of Master/Zonal Plan, beyond which nothing can be constructed towards the plot boundaries excepting with the permission of the Authority.

88 Shelter Fee “Shelter Fee” refers to a charge levied on private developers in lieu of non-construction of EWS & LIG houses in a residential project, the area of which is less than 4 ha (refer para 4.3.1 and 4.3.11).

89 Special Amenity “Special Amenity” includes projects of vital importance such as mass rapid transit system (metro rail, light rail, regional rapid rail, bus rapid transit system, ropeway, etc.), freeways (elevated roads, etc.), urban revitalization projects (river front development, etc.) or any other major infrastructure project which may be notified to be as such by the State Government.

90 Plot Depth “Site Depth” or “Plot Depth” means the mean horizontal distance between the front and rear site boundaries.

91 Site Plan “Site Plan” – A detailed Plan showing the proposed placement of structures, parking areas, open space, landscaping, and other development features, on a parcel of land, as required by specific sections of the development code.

17 Sl. Item Definition 92 Spiral Staircase “Spiral Staircase”- A staircase forming continuous winding curve round a central point or axis provided in an open space having tread without risers.

93 Stilt Floor “Stilt Floor” means a structure built on a plinth on pillars which is intended for the purpose of parking.

94 Storey “Storey”- The portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it, then the space between any floor and the ceiling next above it.

95 Tot-lot “Tot-lot” means a park or playground situated in a residential area and planned for the use of small children.

96 Unauthorised Construction “Un-authorized Construction” means erection or re-erection, addition or alternations which is not approved or sanctioned by the Authority or in violation of Uttar Pradesh Urban Planning and Development Act, 1973.

97 Underground/ Overhead Tank “Underground/Overhead Tank”- An installation constructed or placed for storage of water.

98 Ventilation “Ventilation”- Supply of outside air into, or the removal of inside air from an enclosed space. (a). Natural Ventilation - Supply of outside air into a building through window or other openings due to wind outside and convection effects arising from temperature or vapour pressure differences (or both) between inside and outside of the building. (b). Positive Ventilation - the supply of outside air by means of a mechanical device, such as a fan. (c).

Mechanical Ventilation - Supply of outside air either by positive ventilation or by infiltration by reduction of pressure inside due to exhaust of air, or by a combination of positive ventilation and exhaust of air.

99 Verandah “Verandah” — A covered area with at least one side open to the outside except for one-meter-high parapet on the upper floors to be provided on the open side.

100 Water Closet “Water Closet (W.C)”- A water flushed plumbing fixture designed to receive human excrement directly from the user of the fixture. The term is used sometimes to designate the room or compartment in which the fixture is placed.

101 Window “Window”- An opening to the outside other than a door, which provides all or part of the required natural light or ventilation or both to an interior space and not used as a means of egress/ingress.

102 Zonal Development Plan “Zonal Development Plan” means a Plan formulated under Section 9 of the UP Urban Planning and Development Act, 1973 for development of zones which are part of the development area under the jurisdiction of Authority.

Note: Words or expressions used but not defined in these byelaws shall have the same meaning as assigned to them in the Master Plan/Zonal Plan/Zoning Regulations/Byelaws/Act/National Building Code.

1.3 Applicability of byelaws

(i) These building byelaws shall be applicable to all building activities and read in conjunction with the master plan/development plan/regional plan/any other statutory plan in force, if any, and notifications, if any, with regard to the same and as amended from time to time. Till such time the revised byelaws are notified, these building byelaws will continue to be in force.

(ii) These byelaws shall be applicable to the entire plot/building or the self-contained part, as the case may be, in case of development, redevelopment, sub-division or construction, reconstruction of building or alteration of a plot of land, to the remaining part after demolition and in case of land use change, to the entire part of the affected plot/building.

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(iii) Regarding such requirements/provisions related to development and construction which are not contained herein, the provisions of National Building Code and IS/BIS Code, as applicable, may be followed.

(iv) For layouts approved or developed by the erstwhile improvement trusts, societies or prescribed authority, or any other competent authority under the respective Acts, eg. Regulation of Building Operations (RBO) Act, 1958, UP Improvement Trusts Act, etc the provisions of these byelaws shall be applicable. However, the provisions of these byelaws shall be applicable to the layouts/ improvement trust lands/ nazul lands/ government grant lands/ rajakiya asthan/ any other land allotted or acquired by the government for any specific purpose, subject to the confirmity with lease conditions or any other condition prescribed before allotment of such lands.

(v) The provisions of Real Estate Regulatory Authority (RERA) Act, UP Apartment Ownership Act, shall be applicable.

1.4 Difficulty Removal In case of any clarification regarding any term or omission or contradiction or interpretation of any provisions and difficulty removal, a committee shall be constituted under the chairmanship of Principal Secretary, Housing and Urban Planning Department, whose decision shall be final. The Committee shall include Housing Commissioner, Director, Awas Bandhu, Vice Chairmen of any two Development Authorities nominated by the Chairman, and Chief Town and Country Planner (CTCP), who shall be the Member Convenor.

In case of any discrepancy in interpretation of the Hindi and English versions of these byelaws, the provisions of the latter shall prevail.

1.5 Effect on relevant Government Orders From the date of coming into force of these byelaws, relevant clauses of the government orders, byelaws, etc., listed in Appendix-1 shall be considered to have been amended to that extent as per the provisions of these byelaws. In case of any discrepancy between the provisions of the government orders, policies, rules, byelaws, etc., listed in Appendix-1 and these byelaws, the provisions of the latter shall prevail.

1.6 Sectoral Policies Provisions of various sectoral policies notified by the State Government from time to time which are at variance with these Byelaws shall prevail. Specific provisions in sectoral policies in relation to parameters like FAR, building height, Ancillary/ Mixed uses, if prescribed beyond the permissible limits of these byelaws, shall be valid. An indicative list of these policies is given below:

• Uttar Pradesh Warehousing & Logistics Policy 2022 • IT & ITeS Policy of Uttar Pradesh, 2022 • Uttar Pradesh Data centre Policy 2021 • Uttar Pradesh Tourism Policy 2022 (incl. Homestay/ Heritage Hotels) • Uttar Pradesh Micro Small and Medium Enterprises Policy 2022 & Pledge Park • Uttar Pradesh State Bio-Energy Policy 2022 • Uttar Pradesh Solar Energy Policy 2022 • Uttar Pradesh Textile and Garmenting Policy 2022 • The Indian Telegraph Right-of-way (Amendment) Rules, 2022 • The Uttar Pradesh Energy Conservation Building Code (UPECBC), 2018 19 2 Permission for Land Development and Building Construction

2.1 Land Development and Building Construction Permission

2.1.1 Development Permission No person shall carry out any development or redevelopment on any plot or land (including subdivision) or cause to be done without obtaining a prior Development Permission of the Authority. No such permission shall be in contravention of the Master Plan/ Zonal Development Plan.

2.1.2 Building Permission No person shall erect, re-erect, or make addition/ alterations/ revisions in any plot/building or cause the same to be done without obtaining a prior building permission from the Authority.

(i) No piece of land shall be used as a site for the construction of a building, and no building shall be constructed or reconstructed, and no addition or alteration shall be made to an existing building without the self certification based declarations or the required approval in the manner specified herein, relating to the use of building sites or the construction or reconstruction of buildings. To facilitate regulated and faster construction permits, risk-based classification of residential and non-residential buildings along with a fast track approval system shall be followed. For this purpose, a. Plots of size up to 100 square meters for residential purpose and plots of size up to 30 square meters for commercial purpose in approved layouts shall be classified under low-risk category. Building permissions in such plots shall be as per sl. no. (ii) below.

b. Plots of size upto 500 square meters for residential purpose (except multi-unit) and plots of size up to 200 square meters for commercial purpose, where the plans are prepared by a licensed technical person and certified that the proposed construction/ reconstruction is as per the master plan and building bye-laws, shall be classified under medium-risk category. Building permissions in such plots shall be as per sl. no. (iii) and (iv) below.

c. Plots of size more than 100 square meters and commercial plots of size more than 30 square meters which are not part of approved layouts, residential plots of size over 500 square meters and commercial plots of size over 200 square meters which are part of approved layouts, all types of High Rise Buildings, Group Housing, Multiplexes, Community Facilties, Industrial buildings, and all other categories, etc., shall be classified under high-risk category. Building permissions in such plots shall be as per sl. no. (v) below.

(ii) For plots of size upto 100 square meters for residential purpose and plots of size up to 30 square meters for commercial purpose, classified as low-risk buildings, will not require any permission, except in the mela area declared under the Uttar Pradesh Melas Act, 1938 and plots in unauthoritized layouts/ colonies.

Provided the restriction shall be that all provisions of master plan, zonal plan and building byelaws, have been followed. The applicant however needs to register online with a token amount of Rs.1/- and duly self certifying his title, the size of the plot and floors, and details mentioned in table below. A completion certificate will not be required in such cases. Any plot bigger than 100 square meters cannot be split for this purpose or this provision cannot be misused for taking up constructions in government or prohibited or disputed land. An online mechanism shall be developed for submission of a self-declaration in a prescribed format and an affidavit. A certificate of acceptance shall be generated automatically on submission, which shall serve as a certification from the Authority. The onus to ensure authenticity of self-certification and compliance with the self-certification lies with the applicant, who shall be held personally accountable and liable in case of false declaration and action shall be initiated against the said 20 person, as specified.

a. Land use of the plot as per Master Plan b. The location of plot along with existing roads with their width.

c. Plan showing dimension within plots/premises along with setback.

d. Include floor plans of all floors together with the covered area clearly indicating sizes of rooms and the position and width of staircases, and other exits e. Height of proposed building f. Details of parking spaces provided (If plot size is more than 50 sqm)

(iii) For plots of size upto 300 square meters for residential purpose (only single unit): (a) where the approach road is of the required width and is built by any government department/ agency/ authority/ corporation, even if not marked in the master plan, and (b) in such areas outside the approved layouts as may be identified by the Authority, and where plans are prepared by a licensed technical person and certified that the proposed construction/ reconstruction is as per the master plan and building bye-laws, the applicant upon furnishing all required information/details and payment of fees, shall get instant online approval. The onus to ensure authenticity of selfdeclaration and compliance with the Self-Certification lies on the Owner, Applicant and Licensed Technical Personnel, who shall all be held personally responsible and accountable in case of false declaration, and the Owner, Applicant and the Licensed Technical Personnel, will be liable for action as per law.

(iv) For Plots in layouts approved or developed by the Authority: For plots of size upto 500 square meters for residential purpose (except multi-unit) and plots of size up to 200 square meters for commercial purpose, where the plans are prepared by a licensed technical person and certified that the proposed construction/ reconstruction is as per the master plan and building bye-laws, classified as medium-risk buildings, the applicant upon furnishing all required information/details and payment of fees, shall get instant online approval. The onus to ensure authenticity of self-declaration and compliance with the Self-Certification lies on the Owner, Applicant and Licensed Technical Personnel, who shall all be held personally responsible and accountable in case of false declaration, and the Owner, Applicant and the Licensed Technical Personnel, will be liable for action as per law.

(v) For categories of plots other than (ii) and (iii): For residential plots of size more than 100 square meters and commercial plots of size more than 30 square meters which are not part of approved layouts, residential plots of size over 500 square meters and commercial plots of size over 200 square meters which are part of approved layouts, all types of High Rise Buildings, Group Housing, Multiplexes, Community Facilties, Industrial buildings, and all other categories, etc., classified as high-risk buildings, one common application form shall be submitted through web based online system as prescribed.

(vi) The permission issued under (ii) and (iii) can be revoked by the Authority within 30 days from the date of approval. However, such limitation of 30 days shall not be applicable if it is found that approval has been obtained by mis-representation of the facts or false statements, and/or against the building byelaws and Master Plan land use provisions.

(vii) Other exemptions from taking building permit are specified in paragraph 2.5.1. Provided that the Government may exempt certain buildings from taking building permission under this section, as per section 53 of Uttar Pradesh Urban Planning and Development Act, 1973.

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2.1.3 Pre-issued Permissions and provisions for plots allotted by Authority.

2.1.3.1 Where any development/building permit has been issued by the Authority prior to the commencement of these byelaws

(i) If land development/building construction is in progress and the work has not been completed within the validity or extended validity period of such permit, the said development/construction shall be governed by sanctioned map.

(ii) If the validity of the permit has expired and development/construction has not commenced, fresh permit shall be obtained as per the provisions of these building byelaws.

2.1.3.2 Where the plot/land has been allotted through allotment/ public auction with specific restrictions on ground coverage, FAR, setbacks, building height, lease/sale conditions, etc.

(i) In such plots where construction has not been done, any benefit accruing to the owner/developer due to relaxation in development/ construction parameters (which were restricted during auctioning) on application of these byelaws, shall be chargeable.

(ii) In such plots (except group housing) where construction has been done, but the owner/developer intends to take benefits accruing out of these byelaws, due to relaxation in development/ construction parameters (which were restricted during auctioning) on application of these byelaws, shall also be chargeable.

(iii) The benefit accruing out of the application of these byelaws shall not be applicable to those group housing projects where completion/ occupancy certificate has been issued. However, if any legal entity competent under the Uttar Pradesh Apartment Ownership Act, 2010, intends to take such benefits on chargeable basis, the Board of the Authority is competent to take a decision keeping in mind the adequacy of infrastructure provisions, subject to the compliance of relevant statutory provisions.

(iv) For plots, which had been allotted/auctioned as plotted-residential development (prior to coming into effect of these byelaws), no extra charges shall be levied for availing the benefit of increased basic FAR. For calculation of charges for plots allotted/auctioned as non-residential plots and group housing plots the cumulative benefit due to the allottee because of changes in Ground Coverage, Setbacks, Height relaxations, etc. shall be charged through FAR only, in the form of Differential FAR Benefit Charges (DFBC. Such charges shall be payable on the difference of the FAR that is proposed to be availed and the base FAR prevailing at the time of allotment/auction.

The charges are calculated using the formula of purchasable FAR applicable to that particular plot use. Refer Appendix-16.

(v) In plots where construction has been done beyond the permissible limits of previous byelaws, but is within permissible limits as per these byelaws, the variation of extra ground coverage, FAR or any other parameter, shall be charged as per compounding provisions in chatper-16. This shall be in addtion to the amount payable as per paragraph (iv) above.

(vi) Before sanction of the map, necessary changes shall be made in the lease/sale deed by the competent authority.

(vii) Certain areas which were earmarked as Developed Areas and Un-developed areas by Authorities in the Master Plans, will now be a part of Non-built-up area. Situations may arise where the base FAR for Non-built-up-area as prescribed in these byelaws will be higher than the base FAR for Developed Areas. In such cases, the Differential FAR Benefit Charge shall be due, but it shall be calculated using the formula of purchasable FAR, irrespective of whether the area falls in a layout developed/approved by the Authority or not.

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2.2 Procedure for obtaining Development and/or Building Permission

2.2.1 Application/Notice

(i) Every person who intends to carry out any development or redevelopment including sub-division on any plot or land or to erect, re-erect or make alternation in any place in a building shall give application/notice in writing to the Authority of his intention in the prescribed form (See Appendix-2 of these bye-laws for development permission and See Appendix-5 for building permission).

(ii) Such application/notice shall be submitted online through a portal that the Government of Uttar Pradesh may notify from time to time for this purpose, accompanied by relevant plans and statements. The formats for submission of such plans may be revised from time to time.

2.2.2 Details/Information Accompanying Application/Notice

(i) In case of development permission, the application/notice shall be accompanied by the key plan, location plan, site plan, layout/sub-division plan, indicating setback lines, and services plan/ infrastructure plan, landscape plan and specifications and other documents as prescribed by the Authority.

(ii) In case of building construction, the application/notice shall be accompanied by the location plan, site plan, subdivision / layout plan, building plan, services plan, specifications and certificate of supervision, ownership title and other documents as prescribed by the Authority.

2.2.3 Documents

(i) Application for development permit or building permit shall be accompanied by the following documents:

a. Ownership Documents-lease-deed/sale-deed etc. duly accompanied by a declaration along with the site plan; giving the details of the plot/property, b. Copy of possession letter and deed, in case of land development in the schemes of Authority, and c. No objection certificate from the Authority/lessor, in such cases where lease deed has not been executed.

d. Free-hold deed or no-objection certificate from the concerned department, in case the land belongs to Nazul or Improvement Trust, e. An affidavit/ undertaking for handing over of the land required for road widening, in case land requirement for implementation of master plan roads.

f. In non-built-up area, approval of building plan shall also be considered if the approach road is of the required width and is built by any government department/ agency/ authority/ corporation, even if not marked in the master plan.

(ii) In case of any deviation from the terms and conditions stipulated in the lease deed/ownership document, necessary clearance from the Authority/ competent Officer shall be obtained and submitted.

(iii) No objection certificates (NOCs) required to be attached:

The following departments from which NOCs are sought for, for the purpose of obtaining building plan permit, shall provide the NOC within the number of days mentioned against each of them in the table below, from the date of application of such NOC.

Sl. Department Applicability Time (days) 1 Development Authority 10 23 Sl. Department Applicability Time (days) 1a Planning Section Planning Section (land use conversion in master plan area) 1b Acquisition Section Acquisition (All buildings) 1c Nazul Section Nazul - Only for notified villages listed under Nazul Registers (1862, 1886, 1907) 1d Improvement Trust Improvement Trust – Only for notified schemes/area 1e Property Section Property section – normally only for leasehold buildings 1f Urban Ceiling Urban Ceiling - only for notified villages 2 Tehsil Tehsil - all buildings 10 3 Airport Authority of India As per Colour-Coded Zoning Maps:

(i) Buildings in Red Zone, and (ii) buildings with a desired height above the Permissible Top Elevation of relevant zone 10 4 Army/Airforce As per Ministry of Defence letter No.F.11026/2/2011/ D (Lands) dated 21.10.2016:

(i) Any construction or repair activity within 10 metres of stations listed in Part A of letter’s annexure; (ii) Any construction or repair activity within 100 metres of stations listed in Part B of letter’s annexure 10 5 Fire Department As per UP Fire & Emergency Services Act, 2022:

(i) Multi-storied buildings above 15 meters height;

(ii) special buildings like educational, institutional, assembly, business, mercantile, industrial, storage and hazardous buildings as defined in National Building Code; (iii) Mixed occupancies with any of the aforesaid occupancies having more than 500 square meter covered area Conditional

(15) 6 Irrigation / Ground Water Department "Non-Notified Areas" under UP Ground Water Act 2019, OR 50 meters 15 7 Metro For complete corridors:

(i) Any building within 11m of either side from edge of underground structure, (ii) Any building within 5m of either side from edge of atgrade/elevated structure For under-implementation corridors:

Any building within 50m of either side of centre line of Metro alignment 15 8 Forest Department All buildings requiring tree felling 15 9 Railways Buildings within 30m from railway track 15 10 Power / Electricity Only in respect of Electrical load 5 11 NHAI Only buildings/ layouts proposing direct access from NHAI 10 12 PWD Where applicable 10 24 Sl. Department Applicability Time (days) 13 ASI, NMA 300m from the precinct of the listed buildings (protected buildings) as per Act 10 14 Prison In case of buildings within 30 m from perimeter wall 10 15 Urban Local Bodies (ULB) In case of buildings/ layouts proposed on ULB- owned lands (till the time digital database of government-owned properties is in place) only with regard to ownership of land.

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(iv) Wherever feasible, system level validation based on GIS layering and PM Gati Shakti may be ensured by relevant departments concerned with issuance of NOC.

(v) If the application is in order with all the requisite particulars and if the concerned department has neither called for any additional details nor rejected it by an explicit order on substantial grounds with the reasons recorded in writing for such rejection, the NOC shall be deemed to have been given on the 30th day (or on expiry of days specified in the table above whichever is earlier) from the date of such application. The following procedures may be further stipulated for the implementation of the deemed NOC system:

a. The first scrutiny of the application shall be done by the competent authority of the concerned department within 7 days from the date of receipt of the application and such status shall be updated online.

b. All the required additional particulars from the applicant shall be called for within 10 days from the date of receipt of application.

c. The applicant shall be given a time of 10 days to furnish the additional particulars called for.

d. If the particulars are not received within the stipulated time, the application shall be summarily rejected on the 30th day (or on the day specified in the table, whichever is earlier) e. On the day of considering it as deemed NOC, the concerned Head of Department (HOD) shall be alerted by the system in his login and via SMS about the deemed NOC.

f. In all cases of deemed NOCs, accountability is to be fixed on the respective official responsible for issuing such NOC. The concerned HOD shall conduct periodical reviews with the officials to ensure timely processing of NOCs.

g. The competent authority of the department concerned shall cause inspection for such developments where Its risk assessment deems it fit for Inspection if need be within 7 days from the date of deemed NOC and raise objections, if any, to the planning authority concerned.

h. If no objection is raised by the concerned Departments within 7 days of deemed NOC, the deemed NOC shall be construed as confirmed, under intimation to the concerned department.

i. The Authority shall ensure that the intimation of deemed NOCs are sent to the respective departments on the date of granting planning permission based on this deemed NOC. This process shall be automated and such intimation should reach the login of the HOD concerned.

j. The permit shall include a clause to specifically mention that the Planning Permission is being granted based on the deemed NOC.

(vi) Further instructions with regard to certain departments are as follows:

25 a. The building permits which involve the NOC of Defence, Indian Air Force, shall be issued only after such NOC is received.

b. HT/LT Lines (lines on a pole) passing through the site shall be ascertained by Development Authority through inspection. Hence there is no need for a separate NOC from the UP-Power Transmission Corporation Limited.

(vii) If any authority wishes to take NOC from other than any departments listed above, the same may be done in consultation with the committee constituted in paragraph 1.4 of these byelaws.

(viii) The NOC applications shall be made online on the relevant portal and the entire applications shall be shared with the departments to enable them to give NOC within prescribed time limits.

(ix) In case NOCs are received from the department, the authority shall approve/ reject the building plan according to the conditions laid down in the NOCs and these building byelaws. In case NOCs are not received from the departments within the prescribed time, the authority shall approve/ reject the building plan according to these building byelaws.

(x) After the plan is approved/rejected, the same shall be shared with the concerned departments for their comments through the online portal and the concerned department shall respond with their comments agreeing or disagreeing with the approved/rejected plan within a timeframe of 15 days on the portal. In case such comments are not received in the prescribed time period, the building plan shall be considered to be approved with the NOCs of such department.

2.2.4 Colouring and Notations The plans shall be coloured as specified in the table below. Further, prints of the plans shall be on one-side of paper only.

Sl. Item Site Plan Building Plan Document type White Plan Blueprint / Ammonia Print White Plan Blueprint / Ammonia Print 1 2 3 4 5 6 1 Boundaries Of Plot Thick Black Thick Black Thick Black Thick Black 2 Current Route Green Green 3 Proposed Route If Any Dotted Green Dotted Green 4 Permissible Building Lines Thick Dotted Black Thick Dotted Black 5 Open Spaces No Colour No Colour No Colour No Colour 6 Existing work Black (Outline) Black (Outline) Black (Outline) Black (Outline) 7 Proposed compoundable work Hatched Yellow Hatched Yellow Hatched Yellow Hatched Yellow 8 Proposed demolition Hatched Red Hatched Red Hatched Red Hatched Red 9 Proposed work (see Note-1) Red (Filled) Red Red Red 10 Drainage and Sewerage Dotted Red Dotted Red Dotted Red Dotted Red 11 Water Supply works Thin Black Dotted Thin Black Dotted Thin Black Dotted Thin Black Dotted Note:

(1) For entirely new construction this need not be done; for extension of an existing work this shall apply.

(2) For land development, sub-division, layout, suitable colouring notations shall be used which shall be indexed.

(3) The colouring and notation of plans shall be based on formats adopted in online portal, which may be revised from time to time.

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2.3 All Plans

2.3.1 Key Plan A ‘Key Plan’ drawn to a scale of not less than 1: 10,000 shall be submitted along with application/ notice for development permission or building permission, showing boundary and location of the site (along with north point indicator and scale) with respect of neighbourhood landmarks in areas where there are no approved layout plans. If site is part of layout plan, then it shall be shown in the layout plan.

2.3.2 Site Plan for Development Permission

(i) Plot number along with details of neighbouring land shall be given in the Site Plan.

(ii) If proposed land is contiguous with neighbouring land owned by same applicant, and whose subdivision is already approved, the details of public amenities provided in such land and all streets within it opening out in the site for which permission is being sought, shall include:

a. The means of access from existing street, distance from it, mentioning name and width of the street to the site proposed for development.

b. The position of all existing structures and features like high-tension lines, telegraph and electrical poles, underground pipe lines, trees, buildings and railway lines etc. within a distance of 30 meters from the boundary of the site.

c. All major physical characteristics of the land proposed to be developed which include the approximate location and size of any water body, flood affected areas, and contours at an interval of 0.3 meters in case of a site having a slope of more than 1:20.

d. Location of the site in Master Plan / Sector Plan.

e. North point and scale used.

2.3.3 Layout/ Sub-division Plan for Development Permission

(i) The layout/sub-division plan to be submitted along with the application for development permit shall be drawn to a scale of 1:500 for plots up to 10 hectares, on a scale of 1:1000 for plots above 10 hectares but less than 50 hectares, and on a scale of 1:2000 for plots more than 50 hectares.

The layout plan shall show the following details:

1 North Point and scale used.

2 The location of all proposed and existing roads with their width.

3 Plan showing dimension within plots/premises along with setback and method of plotted development like row-housing, semi-detached or detached. In case of group housing/ clustered development, the distance between blocks and corresponding height of blocks.

4 Services plan showing the location of drains, water supply and sewer networks, electric lines, solid waste disposal, and other public facilities and services along with their linkage with existing/proposed facilities.

5 Analysis indicating size, area, and use of all the plots and different premises/uses proposed in the layout/sub-division plan.

6 A statement indicating the total area of the site, area utilized under roads, open spaces, residential, commercial, community facilities and other public uses, proposed in the layout/ sub-division plan along with their percentage with references to the total area of the site.

7 In case of proposed sub-division for plots situated in built-up area, in addition to the details mentioned above (1) to (6), the means of access to the proposed sub-division from existing street shall also be shown.

8 Landscape plan (with plantation).

27 9 Sustainability provisions outlined in Chapter-13 shall be ensured by competent authority for conservation and recharging of ground water.

2.3.4 Specifications for Sub-division of land The following specifications and details shall be enclosed to obtain permission for the sub-division of land:

(i) Details of general specification for development works in the proposed area viz., general specification of roads drains (side drains) and streets along with their slope, and paving provision for water supply, management and disposal of sewerage and garbage, street lighting, playground park and community facilities.

(ii) Existing external infrastructure facilities near the site such as sewerage disposal site, drainage (Nallah etc.) main road, electric supply system, source of water supply etc.

(iii) In case of industrial units, type and quantities of effluents.

2.3.5 Site Plan for Building Permission The site plan to be sent along with the application for building permit shall be drawn to a scale of 1:100 for plots up to 500 sqm in size, on a scale of 1:500 for plots above 500 sqm in size and on a scale of 1:1000 for plots above 10,000 sqm. The plan shall show the following details:

1. The boundaries of the site and any contiguous land belonging to the owner thereof.

2. The names of the streets on which the building is proposed to be situated, if any.

3. All existing buildings standing on, over or under the site.

4. The position of the site in relation to neighbouring street.

5. The position of the building and of all other buildings, if any, which the applicant intends to erect upon his contiguous land referred to in (1) in relation to.

a) The boundaries of the site and in case where the site has been partitioned, the boundaries of the portion; owned by the applicant and of the portions owned by others.

b) All adjacent streets / buildings and premises within 12 meters of the site and of the contiguous land, if any, referred to in (1); and c) If there is no street within 12 meters of the site, the nearest existing street.

6. The means of access from the street to the building, and to all other buildings, if any which the applicant intends to erect upon his contiguous land, referred to in (1).

7. Space to be left around the building to secure un-interrupted ventilation, admission of light and access, through setbacks (front, rear and sides of the building) and parking spaces.

8. The width of the street, if any, in front, at the sides or rear of building.

9. Any existing physical features such as well, drains, trees, overhead electric supply lines etc.

10. Water supply lines, taps up to discharge point, drainage lines and roof top rainwater harvesting system.

11. The direction of north point relative to the plan of the buildings.

12. The ground area of the whole property and the breakup of covered area on each floor with the calculation for percentage covered in each floor in terms of the total area of the plot as required under the Byelaws governing the coverage of the area.

13. Parking plans indicating the parking spaces wherever required.

14. Building number or plot number of the property on which the building is intended to be erected.

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15. Landscape plan showing plantation of trees while keeping the circulation area free from obstructions as outlined in Chapter-13 of the byelaws.

16. A copy of approved sub-division plan (if any) of the planning area, and

17. Such other particulars as may be prescribed by the Authority

2.3.6 Building Plan The plans of the building, elevations and sections accompanying the application/notice with dimensions shall be drawn to a scale of 1:50 for plots measuring up to 250 sq.m., for plots measuring above 250 sq.m. to a scale of 1:100, and for plots measuring 2000 sq.m. and above to a scale of 1:200 with following details:

a. Include floor plans of all floors together with the covered area clearly indicating the size and spacing of all frame members and sizes of rooms and the position and width of staircases, ramps, and other exit ways, lift ways, lift machine room, and lift pit details.

b. Show the use or occupancy of all parts of the building.

c. Show exact location of essential services, for example toilet, water closet, sink, bath, water supply, drainage, and connection to soak pit/septic tank or sewer line for sewage disposal.

d. Include sectional drawing clearly showing the sizes of the footings, thickness of basement wall, wall construction, size and spacing of framing members, floor slabs and roof slabs with their materials. The section shall indicate the heights of building and rooms and the heights of the parapet and drainage and the slope of the roof. At least one section shall be taken through the staircase, kitchen, and toilet, bath, and water closet.

e. Show all elevations for abutting roads.

f. Indicate details of service privy (running water toilets), if any.

g. Give dimensions of the projected portions beyond the permissible building line.

h. Include terrace plan indicating the drainage and the slope of the roof.

i. Give indications of the north point relative to the plan.

j. Details of parking spaces provided.

k. Give indication of all doors, windows and other openings including ventilators l. Maps shall show the provisions for rainwater harvesting solar water heating, wastewater recycling, and waste management as outlined in Chapter-13 of the byelaws.

m. Such other particulars as may be required to explain the proposal clearly and as prescribed by the Authority.

2.3.7 Building Plans for Multi-storeyed/ Special Buildings

(i) For multi-storeyed buildings, which are above 4 storeyed and buildings above 15 meters in height and for special buildings like assembly, institutional, industrial storage and hazardous occupancies as defined under paragraph 1.2. 16 (a to k) the following additional information shall be furnished/ indicated in the building plans in addition to the item (a) to (l) of Building Bye-Laws paragraph 2.3.6.

a. Access to fire appliances/ vehicles with details of vehicular turning circle/ and clear motorable access way around the building.

b. Size (width) of main and alternate staircase along with balcony approach, corridor, ventilated lobby approach.

c. Location and details of lift enclosures.

29 d. Location and size of fire lift.

e. Smoke-stop lobby/ door where provided.

f. Refuse chutes & chamber, services duct (sanitation, electric & telecommunication), if required.

g. Vehicular parking spaces.

h. Refuge area if any.

i. Details of building services-air conditioning system with position of dampers, mechanical ventilation system, electrical services, boilers, gas pipes etc.

j. Details of exits including provision of ramps, etc. for hospitals and special risks.

k. Location of generator, transformer, and switchgear room.

l. Smoke exhaust system if any.

m. Details of fire alarm system network.

n. Location of centralized control, connecting all fire alarm systems, built-in fire protection arrangements and public address system, etc.

o. Location and dimension of static water storage tank and pump room.

p. Location and details of fixed fire protection installations such as sprinklers, wet risers, hose reels, drenchers, CO2 installation etc.

q. Location and details of first aid firefighting equipment/installation.

r. The proper signs/symbols and abbreviation of all fire-fighting systems shall be shown as per the relevant BIS Codes.

(ii) In addition to those buildings specified in (i), for construction approval of buildings such as waterworks and overhead tanks, bridges and culverts, power generation centres and power substations, power towers, photo galleries, auditorium, meeting hall, educational institutions, bus terminal whose ground coverage is more than 500 square meters (even if their height is less than 15 meters), the presented building plans shall have the full name, signature along with seal of the landowner/ builder, the registered/licensed technical personnel as well as the structural engineer who prepared the structural design, along with a certificate of earthquake resistant design as per format given in Appendix-10. Also, the relevant part of the details mentioned in Appendix-8 “Building Information Schedule” (relating to this drawing) shall be marked on the map in the form of a table which shall be certified by the Structural Engineer.

2.3.8 Services Plan and Water Supply Provisions

(i) Plans, elevations and sections of private water supply, sewage disposal system and details of building services, where required by the Authority, shall be made available to a scale not less than 1: 100.

(ii) Besides the normal drawings, which are submitted for the sanction of any building, a proper landscape plan, a circulation plan indicating vehicular and pedestrian movement and parking and an urban design scheme where necessary, shall be submitted for sanction by the Authority.

(iii) Specifications: General specification of the proposed construction giving type and grade of material proposed to be used in the form given in paragraph 11.1 duly signed by the engaged Competent Professional for building plan design (as per Chapter-14 of the byelaws) may be shown accompanying the application/notice as the case may be.

2.4 Signing of Plans

2.4.1 Signing of Layout Plans All layout plans before submission to the Authority shall be signed by the owner(s) and the Licensed Technical Person.

2.4.2 Signing of Building Plans

(i) All building plans before submission to the Authority shall be signed by the owner(s) and the 30 Licensed Technical Person (except as given in paragraph 2.5.1 of these byelaws).

(ii) This shall not apply in case of standard designs/ building plans as described in paragraph 2.7.2.1.

2.5 Application/Notice for alteration When the application/notice is only for an alteration of the building only such plans and statement as may be necessary, shall accompany the application/notice.

2.5.1 Exemption from Building Permit

(i) No application/application and building permit, is necessary for the following alterations, which do not otherwise violate any provisions regarding general building requirements, structural stability and fire safety requirements (as part of National Building Code, 2016) of these Bye- Laws.

a. Plastering and patch repairs;

b. Re-roofing, or renewals of roof including roof of intermediate floors at the same height;

construction of roof on previously approved covering;

c. Flooring and re-flooring;

d. Opening and closing of windows, ventilators and doors not opening towards other's properties and / or public road/property;

e. Replacing fallen bricks, stones, pillars, beams etc.

f. Construction or re-construction of sunshade not more than 75cms. in width within one's land and not overhanging over a public street; construction of portico/porch as per standards prescribed in building byelaws, g. Construction or re-construction of parapet or boundary wall as permissible under these Byelaws.

h. White-washing, painting, etc. including erection of false ceiling in any floor at the permissible clear height provided the false ceiling in no way can be used as a loft etc;

i. Reconstruction of portions of buildings damaged due to natural disaster, such as storm, rains, fire, earthquake or any other natural calamity to the same extent and specification as existing prior to the damage provided the use conforms to provisions of Master Plan/ Zonal Plan;

j. Erection or re-erection of internal partitions provided the same are within the purview of the Byelaws.

k. Construction work for the purpose of inspection or renovation and repair of sewers, main streets, pipes, cables, or other plant for the implementation of any services by any Central/State Government or any local body.

l. Construction of septic tank/soak pit.

m. Installing hand pump n. Construction of temporary water tank for construction work.

o. Construction of necessary structures (including underground