zoning regulations

CONTENTS

1 Short Title, Extent and Commencement

1.1 Short Title 1.2 Extent 1.3 Commencement

2 General Provisions 2.1 Applicability of Regulations

2.2 Relaxation/Exemption Powers 2.3 Interpretation 2.4 Penalties

3 Definitions

3.1 Accessory Building 3.2 Accessory Use 3.3 Authority having Jurisdiction

3.5 Balcony 3.6 Basement / Cellar 3.7 Betterment Charge 3.8 Building 3.9 Building Height 3.10 Building Line 3.11 Chajja 3.12 Chowk or Courtyard 3.13 Clean Industry 3.14 Competent Authority 3.15 Conservancy Lane 3.16 Corridor 3.17 Covered Area 3.18 Customary Home Occupation 3.19 Detached Building 3.20 Development 3.21 Drain 3.22 Dwelling 3.23 Executive Authority 3.24 Floor 3.25 Floor Area Ratio (F.A.R) 3.26 Garage Private 3 27 Garage Public 3.28 Group Housing Scheme 3.29 Habitable Room 3.30 Low Cost Housing 3.31 Layout 3.32 Means of Access 3.33 Mezzanine Floor: 3.34 Occupancy or Use Group

3.34.1 Assembly Buildings 3.34.2 Business Buildings 3.34.3 Educational Buildings 3.34.4 Hazardous Buildings 3.34.5 Industrial Buildings 3.34.6 Institutional Buildings

AdministratorRectangle

3.34.7 Mercantile Buildings 3.34.8 Multi Storeyed Buildings 3.34.9 Office buildings (Premises) 3.34.10 Residential Buildings 3.34.11 Storage Buildings 3.34.12 Whole Sale Establishments

3.35 Open Space 3.36 Owner 3.37 Parking Space 3.38 Permanent Open Air Space 3.39 Plinth area 3.40 Plot 3.41 Plot Coverage 3.42 Reconstruction 3.43 Row Buildings 3.44 Semi Detached Building 3.45 Service Road 3.46 Service Industry 3.47 Site or Plot 3.48 Site Corner 3.49 Site Depth of 3.50 Site Double Frontage 3.51 Site, Interior or Tandem 3.52 Street 3.53 Street Level or Grade 3.54 Street Line 3.55 Storey 3.56 Storage 3.57 Tenement Dwelling Unit 3.58 To Abut 3.59 To Erect 3.60 Water Course 3.61 Major Water Course 3.62 Minor Water Course

3.63 Width of Road 3.64 Non-Conforming Building or Use 3.65 Building Set Back

3.66 Light Industry 3.67 Clean Industries 4 Procedure for Securing Development Permission

4.1 Application for Building Permission 4.2 Application for Layout Development Permission 4.3 Fees/Charges for Building Permission and Layout Development Permission

4.3.1 Building Permission A) Scrutiny Fee B) Security Deposit C) Development Charges 4.3.2 Layout Development Permission

A) Scrutiny Fee B) Security Deposit C) Development Charges

4.4 Application Requirements and Documents to be furnished with Development Permission Application

4.4.1 Building Permission 4.4.2 layout Development Permission 4.5 Plans and Specifications to be prepared by Registered Architect/Engineer 4.6 Grant or Refusal of Permission

4.6.1 Grant or Refusal 4.6.2 Time Limit 4.6.3 Scrutiny of the Resubmitted Plan

4.7 Duration of Sanction / Renewal of Development Permission 4.8 Cancellation/Revocation of Permission 4.9 Penalties 4.10 Suspension of Permission 4.11 Grant of Development Permission 4.12 Review of Rejection of Development Permission 4.13 Liability 4.14 Development without Prior Legitimate Permission 4.15 Deviation during course of Construction

5 Inspection and Occupancy Certificate

5.1 Inspection 5.2 Occupancy Certificate 6 Licensing, Qualifications and Competence of Professionals/Technical Personnel

6.1 Licensed Professionals/Technical Personnel 6.2 Penalties and Revocation of License 6.3 Minimum Qualifications, Experience and Competence for Licensed Architects 6.4 Minimum Qualifications, Experience and Competence for Licensed Engineers 6.5 Minimum Qualifications, Experience and Competence for Structural Engineer/

Designer 6.6 Minimum Qualifications, Experience and Competence for Surveyors 6.7 Minimum Qualifications and Experience Requirements for Town Planner 6.8 Duties and Responsibilities of Licensed Technical Personnel

7 Layout Regulations

7.1 Applicability 7.2 Road Widths

7.2.1 Residential and other types of Layouts (other than Industrial Layout) 7.2.2 Industrial Layouts

7.3 Open Space and Space for Amenities 7.4 Additional Amenities and Facilities in case of Large Layouts

7.4.1 Residential and other types of Layouts (other than Industrial Layout) 7.4.2 Industrial Layouts

7.4 Master Plan / Zonal Plan Provisions 7.5 Minimum Plot Sizes

8 Building Regulations

8.1 Residential Buildings 8.1.1 Minimum Plot Sizes 8.1.2 Permissible FAR, Coverage and Setbacks 8.1.3 Parking Requirements 8.1.4 Open Space Requirements

8.2 Educational Buildings


8.2.1 Minimum Plot Sizes 8.2.2 Permissible FAR, Coverage and Setbacks 8.2.3 Parking Requirements 8.2.4 Open Space Requirements

8.3 Institutional (Medical), Assembly, Public Buildings and Public Office Complexes

8.3.1 Minimum Plot Sizes 8.3.2 Permissible FAR, Coverage and Setbacks 8.3.3 Parking Requirements 8.3.4 Open Space Requirements

8.4 Commercial / Mercantile Buildings 8.4.1 Minimum Plot Sizes 8.4.2 Permissible FAR, Coverage and Setbacks 8.4.3 Parking Requirements 8.4.4 Open Space Requirements


8.5 Factory / Industrial Buildings 8.5.1 Minimum Plot Sizes 8.5.2 Permissible FAR, Coverage and Setbacks 8.5.3 Parking Requirements 8.5.4 Open Space Requirements

8.6 Multi storeyed Buildings 8.7 Lighting and Ventilation Requirements for Buildings 8.8 Premium on Floor Area Ratio (FAR)

9 Setbacks on Major Roads in the Master Plan for TUDA Region and Zonal Plan for Tirupati

10 Zoning and Use Regulations 10.1 Proposed Land Uses 10.2 Use Zone Table

10.3 Grouping of Uses 10.4 Non Confirming Uses

11 Parking Requirements

12 Conservation and Harvesting of Rain Water

12.1 Percolation Pits or Trenches 12.2 Terrace Water Collection 12.3 Open Ground 12.4 Any Other Method

13 Restriction of Building Activity in Vicinity of Certain Areas 13.1 Water Bodies 13.2 Restricted Zones 13.3 High Tension Electricity Transmission Lines 13.4 Railway Line

14 Conservation of Listed Buildings, Areas, Artifacts, Structures and Precincts of Historical and / or Aesthetical and / or Architectural and / or Cultural Value and / or Natural Value (Heritage Buildings and Heritage Precincts) 14.1 Applicability 14.2 Restriction On Development / Redevelopment / Repairs Etc. 14.3 Preparation of List of Heritage Buildings and Heritage Precincts 14.4 Power to Alter, Modify or Relax Regulations 14.5 Hearing etc., to Persons likely to be Affected 14.6 Permission to make Alterations to Heritage Buildings / Heritage Precincts 14.7 Grant of Transferable Development Rights in cases of Loss of Development Rights 14.8 Maintaining Sky Line 14.9 Repair Fund 14.10 Grading of the Listed Buildings / Listed Precincts

Annexures A Form No. 1 Application for Building Permission B Form No. 2 Application for Layout Permission C Form No. 3 Undertaking by Owner of Layout Development to Fulfill all

Development Requirements (On Rs 100 Judicial Stamp Paper)

D Form No. 4 Occupancy Certificate E Form No.5 Application for Licensing of Technical Personnel F Listing of Heritage Structures

1 Short Title, Extent and Commencement

In exercise of the powers conferred by Sub Section (1) of Section 59 of the Andhra Pradesh Urban Areas (Development) Act, 1975, the Tirupati Urban Development Authority hereby makes the following Regulations; namely

DRAFT GENERAL DEVELOPMENT CONTROL REGULATIONS.

1.1 Short Title

These regulations may be called the Draft General Development Control Regulations for the Tirupati Urban Development Authority Area, 1981 including Tirupati Zone, Tirupati Municipal Area and Tirupati Non Municipal Area.

1.2 Extent Subject to the provisions of the Andhra Pradesh Urban Areas (Development) Act, 1975, these Regulations shall apply to all development works within the limits of the Tirupati Development Authority Area, Tirupati Municipal Area, Tirupati Non Municipal Area and Tirupati Zone and be extended to other areas within the development area from time to time.

1.3 Commencement

These Regulations shall come into force on and from the date prescribed in the notification of the sanction of the Master Plan for TUDA Region and Zonal Plan for Tirupati Zone.

They shall be read with the prevalent regulations and GOs issued by the Government and Competent Authority. All regulations and bye-laws or parts there of which may be in conflict with these regulations will be invalid to the extent they are so inconsistent, with effect from the date from which these regulations come into force.

2 General Provisions

2.1 Applicability of Regulations The uses permitted in these Regulations are subject to the overall conformity with the Master Plan and Zonal Plan, which are notified from time to time. These Regulations will not prohibit the existing uses of lands and buildings that have been lawfully established prior to the coming into force of these Regulations; provided that where the existing uses of lands and buildings that have been lawfully established prior to the coming into force of these Regulations; provided that where the existing use is a non confirming one, i.e., a use under which these Regulations will not be permissible; provide further, that it will be open to the Authority to order the discontinuance or continuance subject to such restrictions and conditions as may be imposed by it, of an existing use which is non confirming and which in its opinion is injurious to the particular use zone.

2.2 Relaxation/Exemption Powers The Government or any other Authority shall have no powers hereafter to relax any site from the provisions of these Regulations either in part or in total.

2.3 Interpretation In these Regulations, the use of the present tense includes the future tense, the masculine gender includes the feminine and the neutral, the singular number includes the plural and plural includes the singular. The word person includes a corporation, individual writing includes printing and typing and signature includes thumb impression made by a person who cannot write if his name is written near to such thumb impression.

If any question or dispute arises with regard to interpretation of any of these Regulations, the decision of the Competent Authority shall be final.

2.4 Penalties Any person contravening any of the aforesaid regulations or any of the provisions of the Development Plan shall on such contravention be liable to a punishment as provided in the Andhra Pradesh Urban Areas (Development) Act, 1975, and Rules framed thereunder as in force from time to time.

3 Definitions

In these Regulations, unless the context otherwise requires, the terms and expressions defined as follows shall have the meaning indicated against each of them.

The terms and expressions not defined in these regulations shall have the same meaning assigned to them as in Municipalities Act Andhra Pradesh (Telangana Area) 1956 retained in section 391 of Andhra Pradesh Municipalities Act 1965, The Andhra Pradesh Urban Areas (Development) Act, 1975 and National Building Code of India.

3.1 Accessory Building

A Building separate from the main building on a plot and containing one or more rooms for necessary use such as servants quarters, garage, store rooms or such areas as may be classified by the Competent Authority.

3.2 Accessory Use

Any use of the premises subordinate to the principal use.

3.3 Act

Means the Andhra Pradesh Urban Areas (Development) Act, 1975.

3.4 Authority having Jurisdiction

Means the Authority which, has been created by a statute and which, for the purpose of administering the General Development Control Regulations shall be the Tirupati Urban Development Authority.

3.5 Balcony Means a horizontal cantilevered projection, including a hand rail or balustrade, to serve as passage or as sitting place.

3.6 Basement / Cellar

Means the lower storey of a building or complex, which is below or partly below ground and to be used only for parking of vehicles

3.7 Betterment Charge Means a charge levied by the technical approving authority for ensuring off site services and amenities to the area

3.8 Building

Means any structure for whatsoever purpose and of whatsoever materials constructed and every part thereof whether used as human habitation or not. It includes foundation, plinth, walls, floors, roofs, chimneys, plumbing and building services, fixed platforms, verandahs, balcony, cornice or projection part of a building or anything affixed thereto or any wall enclosing or intended to enclose any land or space and signs and outdoor display structures. Temporary structures for public purpose such as fairs, exhibitions, etc. in the form of tents shamianahs and tarpaulin shelters, erected for temporary and ceremonial occasions with the permission of the Authority shall not be considered as building.

3.9 Building Height Means the vertical distance measured in the case of flat roof from the average level of the ground around and contiguous to the building or as decided by the Authority to the highest point of the building adjacent to the street wall and in the case of pitched roofs, upto the point where the external surface of the outer wall inter-sects the finished surface of the sloping roof, and in the case of gables facing the road, the mid-point between the eaves level and the ridge. Architectural features serving no other function except that of decoration shall be excluded for the purpose of taking heights.

3.10 Building Line The line up to which the plinth of a building adjoining a street or an extension of a street of future street may lawfully extend. . It includes the line prescribed, if any, in any scheme and/or development plan. The building line may change from time to time as decided by the Authority. Note: This term is synonymous with Set Back Line

3.11 Chajja

Means a sloping or a horizontal structural overhang usually provided over opening on external walls for providing protection from sun and rain

3.12 Chowk or Courtyard Means a fully or partially enclosed space permanently open to sky within the building at ground level and serves as lighting and ventilating space besides for outdoor activities, etc.

3.13 Clean Industry

Means industries, which do not throw out any smoke, noise, offensive odor or harmful industrial wastes and employing not more than 40 workers with/without power.

3.14 Competent Authority Means any person or persons or Authority or Authorities authorized by the Tirupati Urban Development Authority/ Tirupati Municipality as the case may be to perform such functions as may be specified. Different persons or Authorities may be authorized to perform different functions.

3.15 Conservancy Lane

Means a lane intended to be used mainly for scavenging purposes and not for providing primary access to any road, street, dwelling, house, hut or building.

3.16 Corridor

Means a common passage or circulation pace including a common entrance hall in a building

3.17 Covered Area Means ground area covered immediately above the plinth level by the building but does not include the area covered by compound wall, gate, cantilevered porch, portico, slide swing, uncovered' stair case, chajjas and the like.

3.18 Customary Home Occupation Means occupation conducted only by persons residing in the dwelling, the area for such use not exceeding 25 % of the total floor area of the dwelling and without any public display of goods.

3.19 Detached Building

A building whose walls and rooms are independent of any other building with open spaces on all sides as specified.

3.20 Development

Development with all its grammatical variations means the quarrying out of building engineering, mining or other operations in, or over, or under land or water or the making of any material change, any building or land, or in the use of any building or land and includes development and layout and sub-division of any land and to develop shall be construed accordingly.

3.21 Drain

Means a system or a line of pipes, with their fittings and accessories such as the manholes, inspection chambers, traps, gullies, floor traps and used for drainage of building or yards appurtenant to the buildings within the cartilage. It includes an open channel for conveying surface water or a system for the removal of any liquid

3.22 Dwelling Means a building or a portion thereof which is designed or used wholly or principally for residential purposes. This shall not include boarding or rooming houses, tents, tourist camps, hotels or other structures designed or used primarily for transient residents.

3.23 Executive Authority

Means the executive Authority of the Gram Panchayat which sanctions and releases the permissions and undertakes to ensure that the construction activity / layout development activity is carried out in accordance with the sanctioned plans, etc

3.24 Floor The lower surface in a storey in a building. General term Floor unless otherwise specifically mentioned shall not refer to a mezzanine floor. NOTE: The sequential numbering of floor shall be determined by its relation to the determining entrance level. For floors at or wholly above ground level and the lowest floor in the building with direct entrance from the road, street shall be termed as floor 1. The other floors above floor 1 shall be numbered in sequence as Floor 2, Floor 3 etc., with number increasing upwards.

3.25 Floor Area Ratio (F.A.R)

The quotient obtained by dividing the total covered area (plinth area) on all floors by the area of the Plot

F A R = Total Covered Area on all the Floors ------------------------------------------------

Plot Area

Note: The term F.A.R is synonymous with Floor Space Index (F.S.I).

3. 26 Garage Private Means a building or portion thereof designed and used for parking of private owned motor driven or other vehicles.

3 27 Garage Public

Means a building or portion thereof designed other than a private garage, operated for gain, designed or used for repairing, servicing, hiring selling or storing or parking motor driven or other vehicles.

3.28 Group Housing Scheme

A Housing scheme, wherein dwelling houses are not constructed in separate individual plot but where a group of buildings is proposed in one plot.

3.29 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 storage pantries, corridors, cellars, attics and spaces that are not used frequently or during extended periods.

3.30 Low Cost Housing Means housing development and schemes for socially and economically weaker / backward sections of the society at affordable costs of built-up area and services. The requirements and construction specifications are as instructed by the Government from time to time. It includes low cost housing undertaken by public agencies, co-operative societies, government or semi-government bodies and also private developers with express permission of the collector.

3.31 Layout

Means the laying out a parcel of land or lands into building plots with laying of roads / streets with formation, leveling metalling or black topping or paving of the roads and footpaths, etc. and laying of the services such as water supply, drainage, street lighting, open spaces, avenue plantation etc.

3.32 Means of Access Means an access to a building or plot from an existing public street or road through a road / street / pathway.

3.33 Mezzanine Floor:

An intermediate floor, between two floor levels above ground level.

3.34 Occupancy or Use Group

The principal occupancy for which a building or a part of a building is used or intended to be used, for the purposes of classification of a building according to the occupancy, an occupancy shall be deemed to include subsidiary occupancies which are contingent upon it. Buildings with mixed occupancies are these buildings in which more than one occupancy are present in different portions of the building. 3.34.1 Assembly Buildings

Means any building or part of a building where groups of people congregate or gather for amusement, recreation, social, religious, patriotic, civil, travel and similar purposes. For example, theatres, motion picture houses, assembly halls,

city halls, town halls, auditoria, exhibition halls, museums, marriage halls, gymnasium, restaurants, places of worship, dance halls, club rooms, passenger stations and terminals of air, surface and other public transportation services, recreation places and stadia.

3.34.2 Business Buildings

Means any building or part of a building which is used for transaction of business for the keeping of accounts and records for similar purposes, doctors services facilities, court houses, record and reference libraries shall be classified in this group in so far as principal function of these is transaction of public business and the keeping of books and records.

3.34.3 Educational Buildings

Means any building used for school, college or day-care purposes for more than 8 hours per week involving assembly for instruction, education, or recreation incidental to educational buildings.

3.34.4 Hazardous Buildings

Means any building or part of a building which is used for the storage, handling, manufacture or pro-cessing of highly combustible or explosive materials or products which are liable to burn with extreme rapidity and/or which may produce poisonous fumes or explosions for storage, handling, manufacturing or processing which involve highly corrosive toxic or noxious alkalies, acids or other liquids or chemicals producing flame fumes explosive, mixtures of dust or which result in the division of matter into fine particles subject to spontaneous, ignition.

3.34.5 Industrial Buildings

Means any building or part of a building or structure, in which products or materials of all kinds and properties are fabricated assembled or processed like assembly plants, laboratories, power plants, smoke houses, refineries, gas plants, mills, dairies, factories etc.

3.34.6 Institutional Buildings

Means any building or part there of which is used for the purposes such as medical or other treatment, or care of persons suffering from physical or mental tension in which the liberty of the inmates is restricted. Institutional buildings ordinarily provide sleeping accommodation for the occupants. It includes hospitals, sanitary, custodial instructions and penal institutions like jails, prisons, mental hospitals and reformatories.

3.34.7 Mercantile Buildings

Means any building or part of a building, which is used as shops; stores, market, for display and sale of merchandise either wholesale or retail, Office, storage and service facilities incidental to the sale of merchandise and located in the same building shall be included under the group.

3.34.8 Multi Storeyed Buildings

Means all buildings with more than four floors (including the ground floor) or whose height is 18 meters or more measured from the average level of the central line of the street on which the site abuts, provide that staircase rooms, lift rooms, chimney and elevated tanks above the top most floor and architectural features shall not be included in the numbers of floors in calculating the height of building.

3.34.9 Office buildings (Premises)

Means the premises whose sole or principal use is to be used as an office or for office purpose; "office purposes" includes the purpose of administration, clerical work, handling money, telephone and telegraph operating and operating computers and "clerical work" includes writing, book-keeping, sorting papers, typing, filing, duplicating Punching cards or tapes, machine calculating drawing of matter for publication and the editorial preparation of matter for publication.

3.34.10 Residential Buildings

These shall include any building in which sleeping accommodation is provided for normal residential purposes with or without cooking or dining or both facilities. It includes one or two multi-family dwelling lodging or rooming houses, dormitories, apartment houses and flats, residential hotels and private garages.

3.34.11 Storage Buildings

Means any building or part of a building used primarily for the storage or sheltering of goods, wares merchandise" like ware-houses, cold storages, freight depots, transit sheds, store houses, public garages hangers, truck terminals grain elevators barns and stables.

3.34.12 Whole Sale Establishments

Means establishments wholly or partly engaged in whole sale trade, manufacturers' whole sale outlets including related storage facilities warehouses and establishments engaged in truck transport including truck transport booking agencies.

3.35 Open Space An area, forming an integral part of the site, left open to the sky.

3.36 Owner Means the person who receives the rent for the use of the land or building or would be entitled to do so if they were let. Note: the term Owner is synonymous with the term Applicant, it also includes: a) an agency or trustee who receives such rent on behalf of the owner. b) a receiver, executor or administrator or a manager appointed by any court of competent jurisdiction to have the charge of or to exercise the rights of the owner. c) an agent or trustee who receives the rent of or is entrusted with or is concerned with any buildings devoted to religious or charitable purposes. d) a mortgagee or a leaseholder so empowered.

3.37 Parking Space An area enclosed or unenclosed, over or open sufficient in size to park vehicles, together with a drive way connecting the parking space with a street or alley and permitting ingress of the vehicles.

3.38 Permanent Open Air Space

Air space is deemed to be permanently open if: a) It is a street or it is \ encroached upon by no structure of any kind: and b) Its freedom from encroachment in future by a structure of any kind is assured

either by law or by contract of by the fact that the ground below it is a street or is permanently and irrevocably appropriated as an open space:

Provided that in determining the open air space required in connection with construction work on a building any space occupied by an existing structure may if it is ultimately to become a permanently open air space, be treated as if it were already a permanently open space.

3.39 Plinth area

Means the built up covered area measured at the floor level of the basement or of any storey.

3.40 Plot Means a continuous portion of land held in a single or joint ownership other than the land used, allotted, earmarked or set a part for any street, lane, passage, pathway, conservancy lane or for any other public purpose.

3.41 Plot Coverage

Means the ground area covered by the building and does not include the area covered by compound wall, gate, cantilever porch, chajja, well, septic tank, open platform and the like. It is expressed as percentage of the site / plot area.

3.42 Reconstruction

of a building means and includes (a) The re-erection wholly or partly of the building after more than one half of its

actual content has been pulled down or burnt down or fallen down at one time or at different times,

(b) The conversion of a building into a factory, shop, office, warehouse, school or institution, one or more dwelling house, or a place of worship.

3.43 Row Buildings

Means a row of houses with only front rear and interior open spaces.

3.44 Semi Detached Building A building detached on three sides with open space as specified.

3.45 Service Road

Means a lane from a wider street provided at the front of a plot for service purposes.

3.46 Service Industry

Industries, which are not engaged in the manufacture of goods or articles, but are mainly concerned with the repair, maintenance, servicing and / or other jobbing work.

3.47 Site or Plot A parcel piece of land enclosed by definite boundaries.

3.48 Site Corner

Means a site at the junction of and fronting on two or more intersecting streets.

3.49 Site Depth of

Means the mean horizontal distance between the front and rear site boundaries.

3.50 Site Double Frontage

A site having a frontage on two streets other than a corner plot.

3.51 Site, Interior or Tandem Means a site access to which, is by a passage from a street whether such passage forms part of the site or not.

3.52 Street

Means any highway, street, lane, pathway, alley, stairway, passageway, carriageway, Footway, square, place or bridge whether a through fare or not over which the public have a right of passage or access or have passed and had access uninterruptedly for a specified period, whether existing or proposed in any scheme and includes all bunds channels, ditches, storm water drains, culverts, sidewalks, traffic islands, roadside- trees and hedges, retaining walls, fences, Barriers and railings within the street lines.

3.53 Street Level or Grade Means the officially established elevation or grade of the central line of the street upon which a plot fronts and if there is no officially established grade, the existing grade of the street its mid-point.

3.54 Street Line

Means the line defining the side limits of a road/street.

3.55 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.

3.56 Storage Means a place where goods are stored.

3.57 Tenement Dwelling Unit

Means an independent dwelling unit with a kitchen.

3.58 To Abut

Means to abut on a road such that any portion of the building is fronting on the road.

3.59 To Erect to erect a building means: (a) erect a new building on any site whether previously built upon or not; (b) to re-erect any building of which portions above the plinth level have been pulled down, burnt or destroyed; and

(c) conversion from one occupancy to another and subdivision of occupancy into more than one,

3.60 Water Course

Means a natural channel or an artificial one formed by training or diversion of a natural channel meant for carry-ing storm and wastewater.

3.61 Major Water Course

Means a water course which carries storm water discharging from a contributing area of not less than 160 Ha. Note:-The decision of the authority as regards the calculation of the contributing area shall be final.

3.62 Minor Water Course Means a watercourse which, is not a major one.

3.63 Width of Road

Means the whole extent of space within the boundaries of road when applied to a new road, as laid down in the surveys of the city or development plans or prescribed road lines by any Act or Law and measured at right angles to the course or intended course of direction of such road.

3.64 Non-Conforming Building or Use Means a building, structure or use of land existing at the time of commencement of these regulations and which does not conform to the regulations pertaining to the zone in which it is situated.

3.65 Building Set Back

Means the distance by which, any building or structure shall be separated from the boundary lines of the plot.

3.66 Light Industry

Means Industries which, do not throw out excessive smoke, noise, offensive odor or harmful industrial wastes, employing not more than 100 workers and using power of not more than 100 h. p. Such Industries except in the case of foundries and smithies do not consume any solid fuel.

3.67 Clean Industries

Industries, which do not throw out any smoke, noise, offensive odour or harmful industrial waste and employing not more than (101) workers and with or without power.

4 Procedure for Securing Development Permission

4.1 Application for Building Permission 4.4.1 No person shall carry out any development or building construction activity without

obtaining permit from the Authority, except in the following cases and unless exempted by State or Central Acts/Rules/Orders: A) No prior sanction of building application is necessary for the construction of

individual residential buildings in plots up to 100 sq m and height restricted to 10 m. i.e., Ground + 2 Upper Floors (without stilts) subject to the following conditions:

(i) such plot should be less than or equal to 100 sq. m as per the following: (a) Part of an approved layout or sub-division (b) Allotted by or purchased from a public agency like Housing Board,

Housing Corporation etc. (c) Covered by pattas issued by Revenue Department (d) T. S Record or Registered Sale Deed of Date prior to the date of these orders.

(ii) The construction shall be carried out, strictly in accordance with the Master Plan/Zonal Development Plan and General Development Control Regulations.

(iii) The owners shall file with the Local Authority, copies of drawings of proposed building along with necessary fee/charges as fixed by the Local Authorities together with attested copies of ownership documents and layout plan before undertaking the construction.

(iv) The owner shall file with the Local Authority an undertaking stating that he shall leave and surrender land for road widening, if any, free of cost and he will not violate any rules, building bye-laws, and that in case of violations the Local Authority would be at liberty to summarily remove such deviations without prior notice and at owners cost.

(v) Such application filed with the Local Authority shall be valid for a period of 3 years for completion of building and it would be mandatory to file building completion certificate with the concerned Local Authorities.

B) In respect of construction of individual Residential buildings in plots up to 300 sq. m and height upto 10 m i.e. Ground + two Upper Floors (without stilts) no prior approval from the Local Authority/ Urban Development Authority is necessary, provided; that such type of individual residential buildings are got approved from empanelled licensed personnel i.e qualified Architects, Engineers, Town Planners and surveyors; and it shall be ensured by the licensed technical personnel that the construction is undertaken and carried out as per the approved building plans. Such plots should form part of a layout or sub-division approved by the Competent Authority. Further, (i) The licensed technical personnel shall be completely and solely responsible for

ensuring that such residential building conforms to all regulations, bye-laws, other stipulations in force.

(ii) The construction shall be commenced by the owner only after filing with the Local Authority a copy of the building drawings approved by the licensed technical personnel along with prescribed fee/charges as fixed by the Local Authority together with attested ownership documents, copy of layout/sub-division etc. in the prescribed format.

(iii) The owners shall file an undertaking stating that he shall leave & surrender the land affected in road widening if any, free of cost and that, he shall not violate any Regulations, bye-laws or the approved drawings signed by the licensed technical personnel and in case of any violations, the Local Authority would be at liberty to summarily remove the same without prior notice at the owners cost.

(iv) Such building drawings approved by the licensed technical personnel shall be valid for three years from the date of filing a copy of approved building drawing with the Local Authority. Building completion certificate shall be filed by the owner with the Local Authority through the licensed technical personnel within this period.

(v) If it comes to the notice of the Local Authority that the approval of building drawings are in violation of rules or if the facts have been mis-represented in the following cases, the licensed technical personnel will be held solely responsible and his license will be liable for cancellation, disqualifications etc. (a) If the building proposal is approved in a plot forming part of unauthorized

layout or sub-division. (b) If the building proposal is approved in violation of Zoning Regulations,

Bye-laws Master Plan/ Zonal Development Plan etc. (c) If the building proposal is approved in a plot of 300 sq m or less but the

same is actually having an extent more than 300 sq m on ground. (d) Where the dimensions of the plot are not tallying with documentary plan,

ground situation to that of sanction plan by licensed technical personnel. (e) If the site details are wrongly represented in the drawings.

vi) If it comes to the notice of the Local Authority that the owner after obtaining sanction of building by the licensed technical person takes up the construction in violation of Rules, Regulations etc and against sanctioned plan, action will be taken against such construction as per rules including demolition by the Local Authority.

vii) The Local Authority shall also monitor the construction of above buildings and take necessary action against unauthorized constructions/deviations as per rules.

4.1.2 However, any person can also apply to the concerned Local Authority for sanction in respect of buildings in plots up to and including 300 sq m

4.1.3 For all other types of residential and non-residential buildings prior written permission of the Local Authority/ Urban Development Authority is necessary. Application shall be made in writing in the prescribed Form No. 1. The application shall be accompanied by documents described in Regulation 4.4 along with fee/charges prescribed in Regulation 4.3.

4.2 Application for Layout Development Permission Every owner who intends to carryout development of land into layout and sub-division shall give an application in writing to the Authority about their intention in the prescribed Form No. 2.

4.3 Fees/Charges for Building Permission and Layout Development Permission 4.3.1 Building Permission

A) Scrutiny Fees A person applying for building permission shall have to pay scrutiny fees along with his application to the Competent Authority at the following rates:

No. Area Rate 1 For residential buildings with height restricted to

10 m. i.e., Ground + 2 Upper Floors (without stilts) Rs. 5/sq m of total built up area subject to a minimum scrutiny fee of Rs. 500

2 For multi storeyed buildings, apartments, commercial buildings, institutional buildings, industrial buildings use

Rs. 7/sq m of total built up area subject to a minimum scrutiny fee of Rs. 700

The Scrutiny Fee shall be payable at the same rate in both Tirupati Zone (including Tirupati Municipality, Tirupati NMA, Trichanur, Avilala), Growth Centers & Expansion Zone around Village Settlements and Rest of TUDA Region

B) Security Deposit A security deposit in cash or back guarantee or F.D.R pledged with the Local Authority at the rate specified below, shall be payable to the Local Authority in case of all building permission applications for apartments/ group housing/ institutional and commercial buildings in plots having an area of 300 sq m and above.

No.

Area Rate

1 Tirupati Zone (including Tirupati Municipality, Tirupati NMA, Trichanur, Avilala), Growth Centers and Expansion Zone around Village Settlements

Rs. 100/sq m of total built up area

2 Rest of TUDA Region Rs. 50/sq m of total built up area

The security deposit will be refunded by the Local Authority only on production of Occupancy Certificate issued by the concerned Local Authority.

C) Development Charges A person applying for building permission shall have to pay development charges along with his application to the Competent Authority at the following rates:

No. Type of Use Tirupati Zone (including Tirupati Municipality, Tirupati NMA, Trichanur, Avilala), Growth Centers and Expansion Zone around Village Settlements (Rs. / sq m)

Rest of TUDA Region (Rs. / sq m)

Land Built up Space Land Built up Space 1 Residential 10 20 5 10 2 Commercial 15 30 10 25 3 Industrial 15 30 10 25

4 Institutional 10 20 5 10 5 Others 10 20 5 10

Note: For Layout Development Charges refer 4.3.2 (C)

4.3.2 Layout Development Permission

A) Scrutiny Fees Every application shall be accompanied with the Scrutiny Fee at the rate of Rs. 5 per 10 sq m of the entire area of the layout.

The Scrutiny Fee shall be payable at the same rate in both Tirupati Zone (including Tirupati Municipality, Tirupati NMA, Trichanur, Avilala), Growth Centers & Expansion Zone around Village Settlements and Rest of TUDA Region

B) Security Deposit For the due fulfillment of the obligations like the development of infrastructure facilities in the layout imposed on the owner a Security Deposit by the way of a Bank Guarantee shall be made for a minimum period of not less than 3 years or a non interest bearing cash deposit at the following rates:

No.

Area Rate

1 Tirupati Zone (including Tirupati Municipality, Tirupati NMA, Trichanur, Avilala), Growth Centers and Expansion Zone around Village Settlements

Rs. 6/sq m of total area of the layout

2 Rest of TUDA Region Rs. 3/sq m of total area of the layout

The security deposit shall be returned to the applicant after fulfilling the layout conditions and after granting final approval for the layout.

C) Development Charges The requisite Layout Fee / Development Charges shall be levied after the preliminary scrutiny of the application. The development charges shall be levied at the following rates:

No. Type of Use Tirupati Zone (including Tirupati Municipality, Tirupati NMA, Trichanur, Avilala), Growth Centers and Expansion Zone around Village Settlements (Rs. Per sq m)

Rest of TUDA Region (Rs. Per sq m)

1 Residential 10 5 2 Commercial 15 10 3 Industrial 15 10 4 Institutional 10 5 5 Others 10 5

4.4 Application Requirements and Documents to be furnished with Application

4.4.1 Building Permission A) Key Plan (Location Plan)

A Key Plan (Location Plan) drawn to a scale of not less than 1:1000 showing boundaries of the site with respect to the neighbourhood land marks.

B) Site Plan

The site plan submitted with the application for permit shall be drawn to a scale of 1:500 and shall show: (1) The boundaries of the site and of any contiguous land belonging to the owner thereof (2) The position of the site, in relation to neighboring street (3) The name of the street in which the building is proposed to be situated, if any (4) All existing buildings standing on, over or under the site (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 relation to (1)

(i) The boundaries of the site and in case where the site has been partitioned, the boundaries of the portion owned by the applicant and also of the portions owned by others (ii) All adjacent streets, buildings (with number of storeys and height) and premises within a distance of 12 m of the site and of the contiguous land (if any) referred to in (1); and (iii) If there is no street within a distance of 12 m of the site, the nearest existing street (iv) Location of RWHS with it its cross section and specifications

(6) The means of access from the street to the building, end to all the buildings (if any) which the applicant intends to erect upon his contiguous and referred to in (1) (7) Space to be left around the building to secure a free circulation of air, admission of light and access for scavenging purpose and projection (if any) on to the open space; (8) The width of the street (if any) in front and of the street (if any) at the side or near the buildings (9) The direction of north point relative to the plan of the building; (10) Any existing physical features, such as wells, drains, trees, etc; (11) The ground area of the whole property and the breakup of covered area on each floor with the calculations of percentage covered in each floor in terms of the total area of the plot as required under the regulations governing the coverage of the area (12) Aerial, electric supply line, water supply and drainage line (13) Such other particulars as may be prescribed by the Authority

C) Sub Division/Layout Plan In the case of development work, the notice shall be accompanied by the layout/sub-division plan, which shall be drawn on a scale of not less than 1:500 containing the following: (1) Scale used and North Point (2) The location of all proposed and existing roads with their existing and proposed prescribed widths within the land (3) Dimensions of plot along with building lines showing the setbacks with dimensions within each plot (4) The location of drains, sewers, public facilities and services, and electrical lines, etc (5) Table indicating size, area and use of all the plots in the subdivision layout plan (6) A statement indicating the total area of the site, area utilized under roads, open spaces for parks. Playgrounds, recreation places and development plan reservations, schools, shopping and other public places along with their percentage with reference to the total area of the site proposed to be sub divided

(7) In case of plots which are sub-divided in built-up areas in addition to the above, the means of access to the sub-division from existing streets

D) Building Plans E) Service Plan F) Parking Details and Arrangements F) Particulars of Development G) Ownership Tittle H) Attested Copy of Receipt for Payment of Building Permission Scrutiny Fee

4.4.2 Layout Development Permission A) The layout owner(s) shall execute an agreement on Rs. 100/- non-judicial stamp

paper that they shall fulfill all the conditions within the time schedule and as per specifications (Annexure Form No. 3) and shall submit it along with the Application Form.

B) The application shall be accompanied by a site plan/key plan (4 copies) drawn to a scale of not less than 1:1000 showing the site in relation to the surroundings superimposed on a village map showing the following details within a radius of 100m: - topo details - existing public roads - approach road to the site - sanctioned layouts around the site - electric lines - telephone lines - vankas / streams The site proposed for development shall be shown in red.

C) The application shall be accompanied by a detailed plan of the proposed site drawn to a scale of 1:500 superimposed on revenue field sketches showing the following features: - Boundaries of site with measurements and field numbers - Proposed road pattern and blocks with measurements - Community / open space with measurements - Alignment of existing and proposed roads as per Master / Zonal Development

Plan - Statement showing area of the layout, number of plots, category of plots and

land uses - area under plots, area under roads and open space and percentage to the total area

- physical details and permanent features approach to the site, electrical & telephone lines, wells, drains/channels

D) A true copy of the ownership title deed attested by a Gazetted Officer E) A non encumbrance certificate for not less than 13 years for the lands under

reference F) A certificate from the Revenue authorities not below the rank of MRO/RDO stating

that the lands under reference are patta lands.

4.5 Plans and Specifications to be prepared by Licensed Town Planner/Architect/Engineer/Structural Engineer/Surveyor The plan and particulars prescribed under Regulation 4.4 shall be prepared and signed by licensed town planner/architect/engineer/structural engineer/surveyor. The procedure for licensing and qualifications of technical personnel shall be as laid down in Regulation 6.

4.6 Grant or Refusal of Permission 4.6.1 Grant or Refusal

The Competent Authority may either sanction or refuse the plans and specifications or may sanction them with such modifications or directions as it may deem necessary and there upon shall communicate its decision to the person giving notice in the prescribed form.

4.6.2 Time Limit

The time limit for disposal of building permission applications is as follows a) Individual Residential Buildings 15 days b) Other Building 30 days

If within the specified time period mentioned above the Authority fails to intimate in writing to the person or body who has submitted the application for building sanction its decision of refusal or sanction, such applications together with plans and statements shall be deemed to have been sanctioned. Provided the deemed sanction shall not be constructed as authorizing any such person or body to carryout the construction or works in contravention or against any regulations bye-laws or any other law in force.

4.6.3 Scrutiny of the Resubmitted Plan

Once the plan has been scrutinized and objections have been pointed out, the owner making application shall modify the plan, comply with the objections raised and resubmit it. No new objections shall be raised when they are resubmitted after compliance of earlier objections. The authority shall scrutinize the resubmitted plan and if there shall be further objections, the plan shall be rejected.

4.7 Duration of Sanction / Renewal of Development Permission 4.7.1 Layout Permission

The permission for layout development shall remain valid for two years during which the layout work shall be completed and if not completed or commenced, the permission can be revalidated on application subject to the rules then in force and payment of 20% of the fees and charges. Development Permission can be extended for a period of one year at a time for a maximum of three years.

4.7.2 Building Permission The permission for building construction shall remain valid for two years during which the construction work shall be completed and if not completed or commenced, the permission can be revalidated on application subject to the rules then in force and payment of 20% of the fees and charges. Development Permission can be extended for a period of one year at a time for a maximum of three years.

4.8 Cancellation/Revocation of Permission The development permission if secured by any person by any misrepresentation or by producing false documents will be treated as cancelled/revoked.

4.9 Penalties In the event of violation of these Regulations, if the owner is guilty of an offence the Authority shall take action against the person as per Section 41 of the Act.

4.10 Suspension of Permission Development permission granted under the relevant section of the Act will deemed to be suspended in cases of change of ownership, resignation by any of the licensed personnel till new appointments are made. Any work on site during this time shall be treated as unauthorized development without permission.

4.11 Grant of Development Permission Shall mean acceptance of the Authority of the following requirements: i) Permissible built-up area ii) Permissible FAR iii) Height of a building and its various stories iv) Permissible open spaces, set backs etc., enforced under regulations v) Permissible use of land and built spaces vi) Arrangements of stairs, lifts, corridors and parking vii) Minimum requirements of high-rise buildings including N.O.C. from Fire

Officer/Fire Safety Consultant as appointed by the Appropriate Authority viii) Minimum requirement of sanitary facility and other common facility. ix) Required light and ventilation.

Provided that it shall not mean acceptance of correctness, confirmation, approval or endorsement of and shall not bind or render the Authority liable in any way in regard to: i) title of the land or building. ii) easement rights. iii) Variation in area from recorded areas of a plot or a building. iv) structural reports and structural drawings. v) workmanship and soundness of material used in construction of the building. vi) Location and boundary of the plot.

4.12 Review of Rejection of Development Permission A) After rejection of building applications on technical grounds and within seven days

of such refusal the architect/licensed technical personnel and owner may represent the case to the Competent Authority. After hearing, the concerned Authority shall communicate its decision on the representation within ten days of such hearing.

B) If the architect or owner or both are not satisfied with the decision on their representation then he may file a review petition along with 25% of permit fee together with reasons and grounds for reviewing earlier decisions. The review petition shall be referred to an SELECT COMMITTEE whose decisions shall be final.

C) The SELECT COMMITTEE shall be constituted by the Competent Authority.

4.13 Liability Notwithstanding any development permission granted under the Act and these Regulations, any person undertaking any development work shall continue to be wholly and solely liable for any injury or damage or loss whatsoever that may be caused to any one in or around the area during such construction and no liability whatsoever in this regard shall be cast on the Authority.

4.14 Development without Prior Legitimate Permission In cases where development has already started/commenced on site for which development permission in writing of the Competent Authority is not obtained, but where this development on site is in accordance with the provisions of these regulations, the development permission for such work on site without the prior permission may be granted by the Competent Authority on the merits of each individual case. For such development works, over and above such other charges/fees may be otherwise leviable, the additional amount shall be charged on total built up area as per the following rates: 1 Application for development permission is made but 5 times of

regulation development is commenced as per submitted plan. No. 4.3.1(A)

2 Application is made but development has been 10 times of regulation commenced but not as per submitted plan. No. 4.3.1 (A) 3 Application for development permission is not made and 15 times of regulation development is commenced. No. 4.3.1(A) 4. All other open uses including layout and sub-division of land. 2 times of regulation

No. 4.3.2 (A) Note 1 The Competent Authority may reduce the above fee upto 50% (only) depending on the

merits of the case

2 Minimum additional amount shall be Rs. 1000 for residential and Rs. 5000 for others.

4.15 Deviation during course of Construction Notwithstanding anything stated in the above regulations it shall be incumbent on every person whose plans have been approved to submit revised (amended) plans for any deviations he proposes to make during the course of construction of his building work and the procedure laid down for plans or other documents here to before shall apply to all such revised (amended) plans.

5 Inspection and Occupancy Certificate

5.1 Inspection In respect of commercial complexes/Group Housing/Multi storeyed buildings and other non-residential complexes, the Competent Authority shall carryout mandatory inspection of the construction at: (a) foundation stage (b) plinth level and (c) first and upper floor level

5.2 Occupancy Certificate The completed building shall be allowed to be occupied/used only after issue of Occupancy Certificate by the Competent Authority on the basis of submission of building completion certificate by architect and owner (Form No. 4).

6 Licensing, Qualifications, and Competence of Professionals/Technical Personnel

6.1 Licensed Professionals/Technical Personnel The Competent Authority, following a due process to be specified from time to time, shall license Architects, Engineers, Structural Engineers/Designers, Surveyors and Town Planners as Licensed Architects, Engineers, Structural/Engineers/Designers, Surveyors and Town Planners. Minimum qualifications and experience required for being considered for licensing are specified below. Applications for registration should be made using Form No. 5. The Competent Authority shall prescribe a registration fee which shall be payable by all registered professionals

6.2 Penalties and Revocation of License Responsibilities of licensed professionals are specified below in relevant regulations. The Competent Authority shall define a due process for determining whether a registered professional has failed in discharging his responsibilities. The due process shall include an opportunity for the licensed professional to be heard. Licensed professionals, who are deemed to have failed in discharging their responsibilities, are liable to be penalized and/or their license is liable to be revoked. Penalties for failing to discharge their responsibilities will be specified by the Competent Authority.

6.3 Minimum Qualifications, Experience and Competence for Licensed Architects

A) Qualifications 1) A Bachelors Degree in Architecture/Diploma in Architecture which is considered to be equivalent to a Bachelors Degree in Architecture by the Council of Architecture 2) Registration with the Council of Architecture 3) Associate Member of Indian Institute of Architects 4) 2 years of experience of preparing architectural design, detailed drawings and specifications.

B) Competence The licensed architect shall be competent to carry out the work related to building permission and shall be entitled to submit: 1) all plans and related information connected with building permission 2) structural details and calculations for building on plot up to 500 sq m and up to 3 storeys or 11 m 3) certificate of supervision and completion for all buildings

6.4 Minimum Qualifications, Experience and Competence for Licensed Engineers

A) Qualifications 1) A Bachelors Degree in Civil Engineering, or, a Diploma in Civil Engineering, or a qualification recognized to be their equivalent by the All India Council for Technical Education, 2) 2 years of experience of preparing architectural designs, detailed drawings and specifications for a person holding a Bachelors Degree or its equivalent, and, 5 years

of experience of preparing architectural designs, detailed drawings and specifications for a person holding a Diploma or its equivalent.

B) Competence The licensed engineer shall be competent to carry out the work related to building permission and shall be entitled to submit: 1) all plans and related information connected with building permission/layout development permission 2) structural details and calculations for building on plot up to 500 sq m and up to 5 storeys or 16 m 3) certificate of supervision and completion for all buildings/layouts

6.5 Minimum Qualifications and Experience Requirements for Structural Engineer/Designer

A) Qualifications 1) A Bachelors Degree in Civil Engineering, or, a Masters Degree in Civil Engineering, or, a qualification recognized to be their equivalent by the All India Council for Technical Education 2) Associate Member in Institute of Civil Engineers 3) 5 years of experience of preparing structural designs, detailed drawings and specifications of high rise buildings and special buildings for a person holding a Bachelors Degree or its equivalent, and, 3 years of experience of preparing structural designs, detailed drawings and specifications of high rise buildings and special buildings for a person holding a Masters Degree or its equivalent.

B) Competence The licensed structural engineer/designer shall be competent to carry out the work related to building permission and shall be entitled to submit: 1) all plans and related information connected with building permission development permission 2) structural details and calculations for all buildings 3) certificate of supervision and completion for all buildings

6.6 Minimum Qualifications, Experience and Competence for Surveyors

A) Qualifications Surveyor 1: 1) Diploma in Civil Engineering with two years experience OR 2) 3 years architectural assistantship or intermediate in Architecture with 2 years experience Surveyor 1I: 1) Draftsman in Civil Engineering from ITI with 5 years of experience under Architect/Engineer

B) Competence Surveyor 1:

1) all plans and related information connected with building permission development permission on plots up to 200 sq m and up to 2 storeys 2) certificate of supervision of buildings on plots up to 200 sq m and up to 2 storeys Surveyor 1I: 1) all plans and related information connected with building permission development permission on plots up to 200 sq m and up to 2 storeys 2) certificate of supervision of buildings on plots up to 200 sq m and up to 2 storeys

6.7 Minimum Qualifications and Experience Requirements for Town Planner

A) Qualifications 1) Post Graduate Degree in Planning 2) Associate Member of ITPI

B) Competence 1) all plans and related information connected with building permission development permission on plots up to 200 sq m and up to 2 storeys 2) certificate of supervision for development of land of all areas

6.8 Duties and Responsibilities of Licensed Technical Personnel The duties and responsibilities of licensed technical personnel shall be as follows: A) It will be incumbent on every licensed Technical Personnel, in all matters in which

he may be professionally consulted or engaged, to assist and co-operate with the Competent Authority in carrying out and enforcing the provisions of the Tirupati Municipality Act and these Regulations.

B) Every licensed Technical Personnel shall in every case in which he may be professionally consulted or engaged, be responsible, so far as his professional connection with such case extends, for due compliance with the provisions of the Tirupati Municipality Act and these Regulations or such Regulations which may be applicable to the circumstances of the particular case and in particular it will be obligatory on him to satisfy himself that a qualified and competent Mistry or Inspector of Works is constantly employed and present on the work to supervise the execution of all work and to prevent the use of any defective material therein and the improper execution of any such work.

C) In every case in which a licensed Technical Personnel is professionally concerned in connection with any building or work upon any premises in respect of which a right to require a set-back has accrued or is about to accrue to the Commissioner/Vice Chairman under the provisions of the said Act, or any of them, it will be incumbent on such Licensed Technical Personnel to as certain whether "the regular line of the street" has been prescribed and whether any portion of the said premises is required for the street or under any pretence whatever, be a party to any evasion or attempted evasion of the set-back (if any) that may be required.

D) In every case in which a Licensed Technical Personnel is professionally concerned in connection with any building or work upon any premises designed or intended to be used or any purposes in respect of which the written permission or license of the Commissioner, is prescribed by the said Act as a necessary condition to the establishment or use of such premises for such purpose, it shall be incumbent on such Licensed Technical Personnel, so far as his professional connection with such case extends, to see that all conditions prescribed by the said Act, or these Regulations for

the time being in force there under, in respect of premises designed or intended to be applied to such use, are duly fulfilled or provided for.

E) A Licensed Technical Personnel shall not carry out any work in connection with any building or other erection an a plot of land leased or agreed to be leased by the Municipal Corporation/Urban Development Authority on contravention of any term or condition of the lease or agreement for lease.

F) When a licensed Technical Personnel ceases to be in the employment for the development work, he shall report the fact forth with to the Competent Authority.

7 Layout Regulations

7.1 Applicability A) The Regulation shall apply to the entire Tirupati Development Area B) These regulations shall apply for the following:

i) When more than one building is proposed on any land except for accessory buildings, the owner of the land shall submit proposal layout of buildings or sub division of entire contiguous holding.

ii) When development of any tract of land is proposed which includes division and sub-division into plots for various land uses.

C) The above includes all categories and types of development wherein these regulations shall be applicable viz., i) All types of residential development viz, plotted type, group housing schemes etc ii) All types of commercial, institutional and industrial development iii) Development of mixed land uses iv) Any other type of development schemes

D) All development work shall confirm to the respective provisions and stipulations made under regulations. If there is a conflict between the requirement of these regulations and the requirements and stipulations in force, the requirements of these regulations shall prevail. Provided, however, that for low cost housing schemes undertaken by various government departments or T.U.D.A or any local body, separate provisions and stipulations shall be applicable as decided by the Authority. Provided, however, road setbacks stipulated in Regulation 10 shall prevail in case any of the stipulated roads abuts the proposed development work.

7.2 Roads Widths The proposed roads shall have the following widths depending upon their length, the requirements of the prospective traffic junction and also subject to the provisions of the Master Plan or Zonal Development Plan.

7.2.1 Residential and other types of Layout (other than Industrial Layouts)

The minimum width of access road shall be 12 m and depending on the length of the access road the width shall be as indicated below:

Length of access road (m)

Width of access road (m)

Width of splay required (m)

Carriage width (m)

Up to 240 12.0 2.0 4.0 Above 240 to 400 15.0 3.0 7.0 Above 400 to 1000 18.0 4.5 11.0 Above 1000 24.0 4.5 11.0

In no case the development shall be permitted unless it is accessible by a public street, of width not less than 9.0 m

7.2.2 Industrial Layouts The access road shall be dependent upon the function, prospective traffic and length of the proposed access road and shall have the following minimum widths.

The width of the access road shall depend on the function, prospective traffic and length of the proposed access road. The minimum widths shall be as indicated below:

Length of access road (m)

Width of access road (m)

Width of splay required (m)

Carriage width (m)

Up to 600 13.0 3.0 7.0 Above 600 18.00 or more as

decided by the Authority

4.5 11.0

In no case the development shall be permitted unless it is accessible by a public street width of not less than 12.0 m

7.3 Open Spaces and Space for Amenities This regulation seeks to encourage formation of larger layouts so as to enable formation of wider roads and creation of large open spaces.

In any layout or sub-division for residential, commercial, industrial or any other type of development the minimum open space for parks, play areas, recreational space, amenities etc., shall be provided as indicated below:

No Size of Layout

Minimum Open Space/ Space for Amenities

Remarks

1 Up to 0.5 ha

Nil In lieu of the open space, two times the value fixed by the Registration Department, of the proposed open space equivalent to 10% of the layout area must be paid to Competent Authority*

2 Above 0.5 ha to 3 ha

13% of the layout area

Minimum 10% of the layout area shall be provided as open space. Additional 3% shall be provided towards development of amenities OR in lieu of the same, market value fixed by the Registration Department may be paid to Competent Authority*

3 Above 3 ha to 6 ha



4 Above 6 ha to 10 ha



Above 10 ha


Open Space to be provided

*The amount so levied will be utilized to finance the Master Plan and Zonal Development Plan Proposals such as roads and development of conservation zones.

The open space provided shall as far as possible be provided centrally in one place and shall be of regular shape. No such open spaces shall admeasure less than 450 sq m and the minimum dimension shall in no case be less than 10 m. Every such open space shall have an independent means of access.

7.4 Additional Amenities and Facilities in case of Large Layouts 7.4.1 Residential and other types of Layouts (other than Industrial Layout)

In case of layouts for residential, commercial and other types of development, exceeding 20 ha in area, in addition to the stipulated open spaces / space for amenities in Regulation 7.3, the following additional community amenities and facilities shall be provided:

No Type of Amenity/Facility Minimum area required 1 School 5000 sq m 2 Shopping Centre 500 sq m 3 Electric Sub Station 12 x 12 m

7.4.1 Industrial Layouts

In case of industrial layouts exceeding 20 ha in area, in addition to the stipulated open spaces / space for amenities in Regulation 7.3, the following additional community amenities and facilities shall be provided:

No Type of Amenity/Facility Minimum area required 1 Labour Welfare centre 1000 sq m 2 Shopping centre 500 sq m 3 Bus station 2000 sq m 4 Electric sub-station 900 sq m

7.4 Master Plan / Zonal Plan Provisions Any layout or sub-division shall take into account the provisions of the Master Plan/ Zonal Development Plan such as roads, conservation zones, facilities such as railway stations, solid waste sites, truck terminal etc. If the land is affected by any provision the authority may agree to marginally adjust the location of such reservation to suit the development without altering the area of such reservation.

7.5 Minimum Plot Sizes The minimum area of residential plots intended for individual private detached/semi

detached buildings facing a 12 m wide road shall not be less than 100 sq m and the minimum width and length of any such plot shall not be less than 8 m and 12 m respectively.

The minimum area of residential plots intended for individual private detached/semi detached buildings facing above 12 m wide road shall not be less than 150 sq m and the minimum width and length of such plot shall not be less than 9 m and 16 m respectively.

8 Building Regulations

8.1 Residential Buildings 8.1.1 Minimum Plot Sizes

A) Row Housing 1) Minimum Site Area 1000 sq m 2) Maximum Plot Size 125 sq m 3) Minimum Plot Size 50 sq m

4) Minimum width of plot 4.5 to 8.0 m 5) Minimum width of internal road 9 m 6) Maximum No. of plots permissible in a row 8

B) Individual Residential Buildings Minimum Plot size 100 sq m

C) Group Housing / Apartment Schemes Group Housing Schemes means the development of buildings having FIVE or more multiple dwelling units and common services on a given site or plot, in single or multiple blocks, without customary sub-division of land by way of individual plots.

Minimum Plot Area 450 sq m (net area)

In case of Multi Storeyed Apartments the Minimum Plot Area shall be 1000 sq m (net area)

8.1.2 Permissible FAR, Coverage and Setbacks

A) Row Housing 1) Minimum space between two blocks/rows 6 m 2) Building set backs Front

3.0 m Rear 1.5 m

In case the plot abuts a Master Plan / Zonal Plan road the setbacks prescribed in Regulation 9 shall be maintained

3) Maximum height of the building 6.0 m (Ground + 1 Upper floor)

4) Corner Plots shall be splayed with 3 m

B) Individual Residential Buildings

1) For buildings up to 10 m in height Tirupati Zone, Growth Center, Village Expansion

FAR on Max Coverage Setbacks Prop MP/ZP Roads Front Rear Other Sides

Plot Size (sq m)

Below 12m

12 to 18 m

Above 18 m

Below 12

m

12 to 18m

Above 18 m

Below 50 1.00 1.25 1.33 As per Setbacks 0.75 - - 50 to below 75 1.00 1.25 1.33 As per Setbacks 1.00 1.00 0.50 75 to below 100 1.00 1.25 1.33 As per Setbacks 1.25 1.00 0.50 100 to below 150 1.00 1.25 1.33 As per Setbacks 1.50 2.00 1.00 150 to Below 200 1.00 1.25 1.33 As per Setbacks 2.00 2.00 1.25 200 and upto 300 1.25 1.33 1.50 As per Setbacks 3.00 2.00 1.50 Above 300 to below 500

1.25 1.33 1.50 As per Setbacks 3.00 4.00 6.00 3.00

500 to below 1000

1.25 1.33 1.50 50% 3.00 4.00 6.00 3.00

1000 to below 2000

1.33 1.40 1.60 50% 3.00 4.00 6.00 3.00

2000 and above 1.40 1.50 1.75 1000 sq m or 40% which ever is higher

3.00 4.00 6.00 3.00

1/4th of plot width with 1.5 m on one side OR where 1/4th of side setback is more than 6 m minimum of 3 m on each side

TUDA Region FAR on Setbacks*

Prop MP/ZP Roads Max Coverage

Front Rear Other Sides Plot Size (sq m)

Below

12m

12 to 18 m

Above 18 m

Below 12

m

12 to 18m

Above 18 m

Below 50 1.25 1.25 1.33 As per Setbacks 0.75 - - 50 to below 75 1.25 1.25 1.33 As per Setbacks 1.00 1.00 0.50 75 to below 100 1.25 1.25 1.33 As per Setbacks 1.25 1.00 0.50 100 to below 150 1.25 1.25 1.33 As per Setbacks 1.50 2.00 1.00 150 to Below 200 1.25 1.25 1.33 As per Setbacks 2.00 2.00 1.25 200 and upto 300 1.40 1.50 1.60 As per Setbacks 3.00 2.00 1.50 Above 300 to below 500

1.40 1.50 1.60 As per Setbacks 3.00 4.00 6.00 3.00

500 to below 1000

1.40 1.50 1.60 50% 3.00 4.00 6.00 3.00

1000 to below 2000

1.50 1.60 1.70 50% 3.00 4.00 6.00 3.00


3.00 4.00 6.00 3.00


* In case the plot abuts a Master Plan / Zonal Plan road the setbacks prescribed in Regulation 9 shall be maintained

ii) For buildings in plots having area above 300 sq m maximum height shall be 13 m i.e., ground + 3 floors including the height of the plinth. In addition to the setbacks prescribed above there shall be an increase of 1 m on all sides for every increase of 3 m in the height of the building above 10 m

C) Group Housing / Apartment Schemes

1) Minimum Abutting Road Width: Group Housing shall be permitted on 12 m and above wide roads. However, Group Housing shall also be permitted on 9 m wide road subject to handing over 3 m wide strip of land on the frontage of plot to the Local Authority free of cost, subject to the condition that the remaining plot shall be 450 sq m or more.

The Local Authority shall have the area and utilize it for public purposes. Construction of compound wall will be permitted after leaving 3 m wide strip.

1) For buildings up to 12 m OR Stilt + 3 floors in height Tirupati Zone, Growth Center, Village Expansion Plot Size (sq m) FAR on Max

Coverage

Setbacks*

Prop MP/ZP Roads Front (as per road width)

Below 12m

12 to 18 m

Above 18 m

Below 12 m

12 to 18m

Above 18 m

Other Sides

450 to below 1000 1.25 1.33 1.50 40% 3.00 4.00 6.00 3.00 1000 to below 2000

1.33 1.40 1.60 40% 4.00 4.00 6.00 4.00

Above 2000 1.40 1.50 1.75 40% 5.00 5.00 6.00 5.00 TUDA Region Plot Size (sq m) FAR on Max

Coverage

Setbacks*

Prop MP/ZP Roads Front (as per road width)

Below 12m

12 to 18 m

Above 18 m

Below 12 m

12 to 18m

Above 18 m

Other Sides

450 to below 1000 1.40 1.50 1.60 40% 3.00 4.00 6.00 3.00 1000 to below 2000

1.50 1.60 1.70 40% 4.00 4.00 6.00 4.00

Above 2000 1.75 1.85 2.00 40% 5.00 5.00 6.00 5.00 * In case the plot abuts a specific Master Plan / Zonal Plan road the setbacks if prescribed in Regulation 9 shall be maintained.

2) For buildings above 12 m and up to 18 m (stilt + 5 floors in height) Tirupati Zone, Growth Center, Village Expansion Plot Size (sq m) FAR on Max

Coverage

Setbacks*

Prop MP/ZP Roads Front (as per road width) Below 12m

12 to 18 m

Above 18 m

Below 12 m

12 to 18m

Above 18 m

Other Sides

450 to below 1000 1.25 1.33 1.50 40% 4.00 4.00 6.00 4.00

1000 to below 2000

1.33 1.40 1.60 40% 5.00 5.00 6.00 5.00

Above 2000 1.40 1.50 1.75 40% 6.00 6.00 6.00 6.00 TUDA Region Plot Size (sq m) FAR on Max

Coverage

Setbacks*

Prop MP/ZP Roads Front (as per road width) Below 12m

12 to 18 m

Above 18 m

Below 12 m

12 to 18m

Above 18 m

Other Sides

450 to below 1000 1.40 1.50 1.60 40% 4.00 4.00 6.00 4.00 1000 to below 2000

1.50 1.60 1.70 40% 5.00 5.00 6.00 5.00

Above 2000 1.75 1.85 2.00 40% 6.00 6.00 6.00 6.00 * In case the plot abuts a specific Master Plan / Zonal Plan road the setbacks if prescribed in Regulation 9 shall be maintained.

Note: 1) The distance between two blocks shall not be less than half of the height of the taller block or building 2) It is permitted to transfer one meter of setback from one side to the other side which need not be uniform and at any given point such transfer should not be more than one meter subject to maintaining building line in the front

8.1.3 Parking Requirements

A) Row Housing Refer Regulation 11

B) Individual Residential Buildings Refer Regulation 11

C) Group Housing / Apartment Schemes Refer Regulation 11

8.1.4 Open Space Requirements

A) Row Housing For plots having an area of 2000 sq m and above, 10% of the total plot area will be reserved as open space, excluding margins and internal circulation.

B) Individual Residential Buildings Nil

C) Group Housing / Apartment Schemes Open Space shall be reserved as follows: 1) Plots with an area below 2000 sq m 5% of the plot area 2) Plots with an area of 2000 sq m and above 10% of plot area

In the case of group housing being developed with more than one block, the Open Space may be provided with the mandatory open space between the two blocks after 3 m wide circulation space is left along the building. The open space shall be provided at ground level and shall be open to sky.

In case of group housing/ apartments ventilating spaces for water closets and bathrooms if not open to front, sides or rear open spaces, shall open into a ventilation shaft or size not less than 4.0 sq m with a minimum of width of 1.5 m

8.2 Educational Buildings 8.2.1 Minimum Plot Sizes The minimum plots sizes for educational buildings are as follows:

No. Type Minimum Plot Area (sq m) 1 Nursery, KG, Play Group, Creche 500 2 Primary School (Class 1 to 7) 1,500 High School (Class 8 to 10) 1,500 Secondary School (Class 11 to 12) 2,500

3 College 20,000 or 2 ha

8.2.2 Permissible FAR, Coverage and Setbacks A) For buildings up to 10 m in height

Tirupati Zone FAR on Setbacks (m) Prop MP/ZP Roads

Educational Building Type

Plot Size (sq m)

Below 12m

12 to 18 m

Above 18 m

Max Coverage

Front Other Sides

Nursery School 800 to below 1000 1.25 1.33 1.50 40% 6 4.5 1000 to below

2000 1.33 1.40 1.60 40% 6 4.5

2000 and above 1.40 1.50 1.75 40% 6 4.5 Primary School/High School

1500 and above 1.40 1.50 1.75 35% 9 6

Secondary School

2500 and above 1.40 1.50 1.75 35% 9 6

High School/ College

20,000 and above 1.40 1.50 1.75 35% 9 6

TUDA Region FAR on Setbacks (m) Prop MP/ZP Roads

Educational Building Type

Plot Size (sq m)

Below 12m

12 to 18 m

Above 18 m

Max Coverage

Front Other Sides

Nursery School 800 to below 1000 1.40 1.50 1.60 40% 6 4.5 1000 to below

2000 1.50 1.60 1.70 40% 6 4.5

2000 and above 1.40 1.50 1.75 40% 6 4.5 Primary School/ High School

5000 and above 1.75 1.85 2.00 35% 9 6

Secondary School

2500 and above 1.75 1.85 2.00 35% 9 6

College 20,000 and above 1.75 1.85 2.00 35% 9 6

B) For buildings above 10 m in height In addition to the setbacks prescribed above there shall be an increase of 1 m on all sides for every increase of 3 m in the height of the building above 10 m.


Refer Regulation No. 11.

8.2.4 Open Space Requirements As per norms for educational buildings

8.3 Institutional (Medical), Assembly, Public Buildings and Public Office Complexes 8.3.1 Minimum Plot Sizes

Not specified

8.3.2 Permissible FAR, Coverage, Setbacks A) For buildings up to 10 m in height

Tirupati Zone, Growth Center, Village Expansion FAR on Setbacks (m) Prop MP/ZP Roads Office

Buildings Other Buildings

Plot Size (sq m)

Below 12m

12 to 18 m

Above 18 m

Max Coverage

Front Other Sides

Front Other Sides

Below 200 1.00 1.25 1.33 As per Setbacks

6 4.5 9 6

200 to below 500 1.25 1.33 1.50 As per Setbacks

6 4.5 9 6

500 to below 1000 1.25 1.33 1.50 50% 6 4.5 9 6 1000 to below 2000

1.33 1.40 1.60 50% 6 4.5 9 6


6 4.5 9 6

TUDA Region FAR on Setbacks (m) Prop MP/ZP Roads Office

Buildings Other Buildings

Plot Size (sq m)

Below 12m

12 to 18 m

Above 18 m

Max Coverage

Front Other Sides

Front Other Sides


6 4.5 9 6


6 4.5 9 6

500 to below 1000 1.40 1.50 1.60 50% 6 4.5 9 6 1000 to below 2000

1.50 1.60 1.70 50% 6 4.5 9 6


6 4.5 9 6

B) For buildings above 10 m in height In addition to the setbacks prescribed above there shall be an increase of 1 m on all sides for every increase of 3 m in the height of the building above 10 m.


Refer Regulation No. 11.


Nil

8.4 Commercial / Mercantile Buildings 8.4.1 Minimum Plot Sizes Not specified, but Multi Storeyed Commercial Development will have a minimum plot size of 1000 sq m.

8.4.2 Permissible FAR, Coverage, Setbacks

A) For buildings up to 10 m in height

Tirupati Zone, Growth Center, Village Expansion FAR on Setbacks Prop MP/ZP Roads Front Rear Other

Sides

Plot Size (sq m)

Below 12m

12 to 18 m

Above 18 m

Max Coverage

Below 12 m

12 to 18m

Above 18 m


3 4 6 - -


3 4 6 1 0.5


3 4 6 2 1.00

150 to Below 200

1.00 1.25 1.33 As per Setbacks

3 4 6 2 1.25

200 and upto 300 1.25 1.33 1.50 As per Setbacks

3 4 6 2 1.50

Above 300 to below 500


3 4 6 3

500 to below 1000

1.25 1.33 1.50 50% 3 4 6 3

1000 to below 2000

1.33 1.40 1.60 50% 3 4 6 3


3 4 6 3


TUDA Region FAR on Setbacks Prop MP/ZP Roads Front

Plot Size (sq m)

Below 12m

12 to 18 m

Above 18 m

Max Coverage

Below 12 m

12 to 18m

Above 18 m

Rear Other Sides


3 4 6 - -


3 4 6 1 0.5

100 to below 150


3 4 6 2 1.00

150 to Below 200


3 4 6 2 1.25

200 and upto 300


3 4 6 2 1.50

Above 300 to below 500


3 4 6 3

500 to below 1000

1.40 1.50 1.60 50% 3 4 6 3

1000 to below 2000

1.50 1.60 1.70 50% 3 4 6 3


3 4 6 3


B) For commercial buildings above 300 sq m and above 10 m in height In addition to the setbacks prescribed above there shall be an increase of 1 m on all sides for every increase of 3 m in the height of the building above 10 m.

8.4.3 Parking Requirements Refer Regulation No. 11.


For plots 2000 sq m and above in area a common open space at the rate of 10% of the plot area shall be provided excluding margins and internal circulation. In case of Multi Storeyed development common space must be provided irrespective of the plot size at the rate of 10% of the plot area.

8.5 Factory / Industrial Buildings 8.5.1 Minimum Plot Sizes For Industrial Buildings 450 sq m For Flatted or Guild type Factories 1000 sq m

8.5.2 Permissible FAR, Coverage and Setbacks

Industrial Building Plot Size (sq m) FAR Max

Coverage Setbacks

Front Rear Sides Up to 1000 1.00 50% 6.00 3.00 1.50 Above 1000 to 5000 1.00 40% 9.00 3.00 3.00 Above 5000 to 15000 0.75 35% 9.00 4.50 4.50 Above 15000 0.50 35% 9.00 4.50 4.50 Flatted or Guild Type Factories Plot Size (sq m) FAR Max

Coverage Setbacks

1000 and above 1.50 40% 6.00 3.00 3.00


See Regulation 11


Nil

8.5.5 Special Regulations for Auto Nagar, Truck Terminal etc.

Auto Nagar, Truck Terminal etc. FAR on Setbacks

Prop Road width Front Rear

Other Sides

Plot size (sq m)

Below 12m

12to 18m

Above 18m

Max coverage

Below 12m

12to 18m

Above 18m

Below 50 1.00 1.25 1.33 As per setbacks

0.75 - -

50 to below 75 1.00 1.25 1.33 As per setbacks

1.00 1.00 0.50

75 to below 100 1.00 1.25 1.33 As per setbacks

1.25 1.00 0.50

100 to below 150

1.00 1.25 1.33 As per setbacks

1.50 2.00 1.00

150 to below 200

zoning regulations

Documents

building permission

layout development permission

refusal of permission

suspension of permission

storage buildings

building line

detached building

accessory building