TERMINOLOGIES USED IN BYE-LAWS FOR HOUSING

BUILDING : includes a house, out house ,stable, shed, hut and other enclosure

or structure whether of masonry, bricks, wood, mud, metal or any other material whatever whether used as a human dwelling or otherwise ,and also includes verandahs, fixed platforms, plinths, doorsteps, walls including compound wall and fencing and the like.

F.S.I. (Floor Space Index) / F.A.R. (Floor Area Ratio) :• This is ratio of land to carpet area. • Generally it is 1 for residential plots (much less for agricultural

land). • FSI is not applicable to terraces, balconies• For Calculations, If FSI is 1, and land area is 3000 sq ft, then total carpet area on

that land cannot exceed 3000 x 1 = 3000 sq ft.• F.S.I=Total covered area on all floors /Plot Area

Carpet Area: •  Area between the walls.• Carpet area must have permanent roof (slab) over it, at normal height.• Owner must get exclusive rights to use and resell the carpet area. • Carpet area is calculated by , multiplying dimension of room, i.e. length x width. • Total carpet area is calculated by adding carpet areas of all rooms. • Generally, in addition to all the rooms, varandas, passages, area

inside the main door (if not included in living room dimension), balconies are included in carpet area.

• FSI is applicable to carpet area. • Depending upon builder practice, carpet area may be 50% to 70%

of saleable area.• It is always good to find ratio of carpet area to the saleable area,

higher the ratio, better it is.

Built-up Area : • Carpet Area + area occupied by walls, doors of the unit.• Generally builtup area is not calculated separately, it is included into the

loading factor.

Loading factor or loading or load:•  Loading factor is a number used for purpose of arriving at saleable

area.• It is used to add constructed space not exclusively allocated to the buyer. • Such area generally includes shared areas such as lift/elevator area,

staircases, clubhouse, gymnasium, amenities area, etc. • Loading factor 1.25 indicates that developer/builder is applying 25% on

the carpet area. • Some builders, in addition to carpet area, include terrace and balcony

areas while applying the loading factor. • If the project does not have lot of amenities, the loading factor should be

small. • In most cases loading factor of 1.3 is more than sufficient.• Loading factor also includes parking space (irrespective of it is covered,

open, stilt, sold separately or not).

Super builtup Area:  Carpet area + terrace + balconies + areas occupied by walls +

area occupied by common/shared construction (e.g. lift, stairs, club house, etc).

Generally builders use loading factor on carpet area to arrive at superbuiltup area.

For example, if carpet area is 500, and loading factor is1.5, then superbuiltup area is 500 x 1.5 = 750.

Difference Between Carpet area, Built- Up Area And Superbuiltup Area: 

Usable Area:  This is relatively new term. Technically there is no difference

between Usable Area and Superbuiltup Area. Some builders use this term to justify higher loading factor, typically in Mumbai where land cost is extremely high.

Saleable Area:  Generally superbuiltup area is saleable area.

Terrace :• Open area without roof, attached to the main unit that buyer gets exclusive rights to use and resell (with the main unit). • Open areas with slab at least double the height of the floor are also considered terrace area. • FSI is not applicable to terrace areas.

Balcony:• Open area with roof (slab at floor height), attached to the main unit that buyer has exclusive rights to use and resell (with the main unit). • FSI is applicable to balconies.• Generally balcony area is added to total carpet area.

Dry terrace or dry balcony:• Area meant to dry clothes that buyer has exclusive rights to

use and resell (with main unit). • If it has roof (slab) at normal height, it should be treated as

balcony.• If it does not have roof (slab) at normal height, it should be

treated as terrace.

Mezzanine Floor :

Room Height :• The vertical distance measured from the finished floor

surface to the finished ceiling/slab surface. • In case of pitched roofs, the room height shall be the vertical

distance measured from the finished floor surface up to the mid-point of the sloping roof.

An intermediate

floor, betweentwo floor

levels above ground level.

Mezzanine Floor

Building Height :• The vertical distance measured in the case of flat roofs ,from the

average level of the ground around and contiguous to the building to the highest point of the building and in the case of pitched roofs, up to the mid-point between the eaves level and the ridge.

• In case of stilt parking building height shall be measured above the parking floors. Architectural features serving no other function except that of decoration shall be excluded for the purpose of ascertaining height.

Building Line :• The line up to which the plinth / outer face of column of a

building adjoining a street or an extension of a street or future street may lawfully extend. It includes the lines prescribed, if any, in any scheme and/ or development plan, or under any other law in force.

Row Housing :• A row of houses with only front, • rear and interior open spaces.

Amalgamation :• Combining two or more plots as a single plot.

Subdivision :• Means the division of a plot ,or parcel of land into two or more plots,

sites or other divisions of land for the purpose, whether immediate or future, of sale or of building development.

• For the sub-division/layout/amalgamation of the land admeasuring 2000 sq.m and more, following provision shall be compulsorily provided.

LIG/MIG : (a) 20% area in the form of 30 to 40 sq.m tenements for EWS

(Economically Weaker Section)/LIG (Lower Income Group).  (b) 10% area in the form of 41 to 60 sq.m. tenements for

MIG(Middle Income Group) and  (c) developer proposes all such tenements in one building of

total layout buildings, such development permission may be granted.

Open Spaces :• a) For every land irrespective of in town planning scheme or otherwise measuring 0.20 ha or more,layouts or subdivision or amalgamation proposals shall be submitted.• b) In any layout or subdivision or land measuring 0.20Ha or more, 10% of entire holding area shall be

reserved as recreational space which shall as far as possible be providedin one place.

• Not withstanding anything contained in this rule, the shape and location of such open space shall be such that it can be properly utilized as Play Ground.

For Residential project : • In case open space is less than 500 sq.m club house of15 % of that open space may be allowed to be constructed in main building in one place on the floor immediately above the stilt parking.

 For purely Commercial project : • 10 % open space shall be kept for plots exceeding 0.4 Ha.

Fitness centers of 15% of the open space may be allowed to be constructed.

For recreational Project :• open space or playground 400sqmtr (in one piece and in

one place), structures for pavilions, gymnasium, club houses and other structures for the purpose of sports and recreation activities will be permitted subject to a maximum of 15% builtup area with a maximum of 10% plinth area. A swimming pool may also be permitted on ground and it shall not be counted towards plinth or FSI.

• The staircase and passages shall be permitted free of FSI subject to payment of premium as decided by the authority.

• 10% of the open space area shall be permissible for the purpose of all types of garbage treatment.

• No detached toilet block shall be permitted.

Size of Plots :-

Residential and Commercial Zones (excluding weaker section housingschemes undertaken by public authorities) – the minimum size of plots inresidential layouts shall be 25 sq.m subject however to the following further provisions:

•(a) Plots having areas 25 to 125 sq.m shall be permitted only for row housing schemes and the width of such plots shall be between 4 to 8 m.

•(b) Plots having areas between 125 sq.m to 250 sq.m shall be permitted only for row housing or semi detached housing and the width of such plots shall be between 8 to 12 m. and

•(c) Plots above 250 sq.m shall be permitted for row housing semi-detached or detached housing and the width of plots in this category shall be above12m and no dimension of plot shall be less than 12m The above regulations will also apply to sub-division schemes layouts andbuilding constructions pattern in Commercial Zones.

• (d)For special housing schemes, for Low Income Group and EconomicallyWeaker Section of Society and slum Clearance Schemes, the minimum plotsize shall be 20sq.m. with a minimum, width of 3.6 m or the size asprescribed by Government from time to time.

Amenity space:

•a) In layout or subdivision of the plots in the residential zone amenityspace shall be provided as mentioned belowi)For net plot area between 0.4 Ha to 2 Ha - amenity space of15% shall be provided,•ii) For net plot area between 2 Ha to 5 Ha- amenity space of 15% shall be provided.•iii) For net plot area more than 5 Ha- amenity space of 15% shall be provided.

•b) These Amenity spaces shall preferably be located at one place only and their breadth to length ratio shall not be more than 1:2.5.

Marginal / Open space separate for Each Building or Wing - The marginal

open spaces required under these regulations shall be separate or distinct for each building and where a building has two or more wings, each wing shall have separate or distinct marginal open spaces according to these regulationsfor the purpose of light and ventilation of the wings.•(i) For buildings/ wings which are connected at stilt level by minimum 3 m width slab the distance between 2 wings shall be 6 m for building height upto 21 m & 7.5 m for building height upto 36m.•(ii) In case of building of height more than 36m which may or may not be connected by podium or basement, the distance between thebuildings shall be equal to the marginal open space required for the adjacent tallest building.

3m 6m 7.5m21m 36

m

Basement:-i) In non congested area, a basement for parking may be permitted asmentioned below,•1) Plot area – 750 sq. m. to 2000 sq. m. - single basement may be permitted.•2) Plot area 2000 sq. m. to 4000 sq. m. - Two tier basement may be permitted.•3) Plot area above 4000 sq.m. – Three tier basements may be permitted considering all technical requirements & strata.Note:- Ramps may be allowed in Marginal Open spaces with prior clearance.

PROVISIONS FOR PARKING SPACES :-

Each off-street parking space provided for motor vehicles shall not be less than 2.50m X 5m areas, and for scooters and cycles the parking spaces provided shall not be less than 2 sq.m respectively and 1.00 sq. m and 0.75 sq.m for fabricated cycle stand respectively. For L.C.V. parking space provided shall not be less than 3m x 6m.

No objection Certificate (NOC) : In the case of development permission /occupancies requiring

clearance from the authorities like Civil Aviation25 Authorities, Railway, Directorate of Industries, Maharashtra Pollution Control Board , Central Pollution Control Board , District Magistrate, Inspectorate of Boilers and Smoke Nuisance etc. the relevant no objection certificates from these authorities application to the occupancy, shall also accompany the application.

Completion Certificate : The owner through the licensed architect, engineer,structural

engineer, as the case may be who has supervised the construction,shall give notice to the Authority regarding completion of work described in the building permission.

The completion certificate shall be submitted in the prescribed form accompanied by four sets of sanctioned plan, (One of the sets,shall be provided in the form of soft copy & microfilming) along with No Objection certificate for lift and fire department(if applicable) & along with structural stability /compliance certificate issued by R.C.C. Consultant.

One of the sets, duly certified as Completion Plan, shall be returned to the owner along with the issue of completion certificate.

On obtaining occupancy certificate and after conveyance, Occupants who are in possession of the premises will be responsible to take care of trees/ replant them as directed by the tree officer. The occupants shall also maintain and update essential common utilities and services like Sewage Treatment Plant, Lift, Fire fighting equipments, and vermiculture plant etc., the same shall be presented for inspection before the authority on written demand.