3.1 Land Use Classification
The land use classification may be as indicated below:
| Sl No. | Level 1 | Level 2 | ||||||
| Use Category | Colour | Colour Code Description | N | A-N | Use Zone | |||
| (1) | (2) | (3) | (4) | (5) | (6) | (7) | (8) | (9) |
| i) | 1 | R | Residential | Yellow | 11 | R-1 | Primary residential zone | |
| 12 | R-2 | Unplanned/Informal residential zone | ||||||
| ii) | 2 | C | Commercial | Red | 21 | C-1 | Retail shopping zone | |
| 22 | C-2 | General business and commercial district centres | ||||||
| 23 | C-3 | Wholesale, godowns, warehousing/regulated markets | ||||||
| 24 | C-4 | Service sector | ||||||
| 25 | C-5 | Regulated/Informal/Weekly markets | ||||||
| iii) | 3 | I | Industry | Purple | 31 | I-1 | Service and light industry | |
| 32 | I-2 | Extensive and heavy industry | ||||||
| 33 | I-3 | Special industrial zone - Hazardous, noxious and chemical | ||||||
| iv) | 4 | PS | Public and semi-public | Dark blue | 41 | PS-1 | Govt/Semi Govt/Public offices | |
| 42 | PS-2 | Govt land (use undetermined) | ||||||
| 43 | PS-3 | Police headquarter/Station, police line | ||||||
| 44 | PS-4 | Educational and research | ||||||
| 45 | PS-5 | Medical and health | ||||||
| 46 | PS-6 | Social, cultural and religious (including cremation and burial grounds) | ||||||
| 47 | PS-7 | Utilities and services | ||||||
| v) | 5 | M | Mixed use | Light yellow background with vertical hatching in black | 51 | M-1 | Mixed industrial use zone | |
| 52 | M-2 | Mixed residential zone | ||||||
| 53 | M-3 | Mixed commercial zone | ||||||
| vi) | 6 | P | Recreational | Light green | 61 | P-1 | Playgrounds/Stadium/Sports complex | |
| 62 | P-2 | Parks and gardens – Public open spaces | ||||||
| 63 | P-3 | Multi-open space (Maidan) | ||||||
Alpha-numeric code.
Numeric code.
| (1) | (2) | (3) | (4) | (5) | (6) | (7) | (8) | (9) |
| vii) | 7 | T | Transportation and communication | 71 | T-1 | Roads/Bus rapid transit system (BRTS) | ||
| 72 | T-2 | Railways/Mass rapid transit system (MRTS) | ||||||
| 73 | T-3 | Airport | ||||||
| 74 | T-4 | Seaports and dockyards | ||||||
| 75 | T-5 | Bus depots/Truck terminals and freight complexes | ||||||
| 76 | T-6 | Transmission and communication | ||||||
| viii) | 8 | A | Primary activity | Dark green | 81 | PA-1 | Agriculture | |
| 82 | PA-2 | Forest and horticulture | ||||||
| 83 | PA-3 | Poultry and dairy farming | ||||||
| 84 | PA-4 | Rural settlements | ||||||
| 85 |
NOTES
1 Overall, there could be 43 use zones at the development plan level within 10 land use categories at the perspective plan level as given in the above table.
2 Areas of informal activities may be identified in the above land use categories at level 2 for 1 to 7 level 1 use zones only.
3 Mixed use zone shall be identified at the development plan level, having dominant use and mixed use.
4 Use permissions for different activities, as specified in the next section on simplified use zone regulations may be provided at the project/action plan level or with the approval of the Statutory Authority as the case may be.
5 The process of changing/relaxing/modifying land use of part or ‘spot’ of a ‘zone’ in a particular land use is termed as ‘Spot Zoning’. Spot zoning may be done for comparatively smaller area in a particular land use zone in such a way that it does not affect the overall development plan.
6 Use zone regulations for the use permissibility (from the suggestive list) could be decided by the town planner depending upon the requirement/feasibility.
7 Appropriate code in terms of both numerical and alphabetic (letter) are provided to facilitate the reference and to have a simplified procedure to follow.
This colour code is for Level 1 land uses.
For subsequent levels of land uses different shades of Level 1 land use colour may be used along with relevant alpha-numeric code for clarity.
For transportation and communication facilities, brown colour, and for roads, grey colour may be used. If so decided by the planning agency, different shades of grey may be used for both roads and facilities.
PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS
3.2 The various building uses and occupancies (see 7) permitted on the various zones shall be as given in the Master Plan of the town/city concerned.
3.3 Uses to be in Conformity with the Zone
Where the use of buildings or premises is not specifically designated on the Development/Master Plan or in the absence of Development Plan, shall be in conformity with the zone in which they fall.
3.4 Uses as Specifically Designated on Development/Master Plan
Where the use of a site is specifically designated on the Development/Master Plan, it shall be used only for the purpose so designated.
3.5 Non-Conforming Uses
No plot shall be put to any use, occupancy or premises other than the uses identified in 3.1, except with the prior approval of the Authority.
3.6 Fire Safety
Buildings shall be so planned, designed and constructed as to ensure fire safety and this shall be done as per Part 4 ‘Fire and Life Safety’ of the Code.
3.7 Transferable Development Rights (TDR)
3.7.1 Transferable development rights (TDR) is a compensation, in the form of floor area ratio (FAR) or development right, which shall entitle the owner for construction of built-up area, as per applicable regulations, on designated sites. The FAR credit shall be issued, in a certificate called as development right certificate (DRC). The DRC is transferrable in full or part thereof.
3.7.2 Development Right Certificate
The development right certificate (DRC) shall be issued by the local body or the competent authority as per regulations and shall contain the following information:
a) Built-up area or FAR credit to which the owner is entitled;
b) Place and usage zone from which the DRC is generated (originating plot);
c) Place where the FAR credit shall be used (receiving plot); and
d) Details of development rights transferred and remaining.
3.7.3 TDR Eligibility
TDR may be granted for,
a) Lands earmarked for various public purposes including road widening, which are subjected to acquisition, and are proposed in the plan or regulations prepared under the applicable town planning/municipal or any other legislation;
b) Development or construction of the amenity on the reserved land;
c) Heritage structure or precinct under the provision of development control regulations or any other applicable regulations;
d) In-lieu of constructing housing for slum dwellers, slum redevelopment, disused mill sites, etc; and
e) Purposes as may be notified by the Government as per notification.
3.8 Accommodation Reservation (AR)
Accommodation reservation (AR) is a planning tool for development of public amenities reserved in a redevelopment plan wherein local authority is not required to acquire the land by incurring expenditure on payment of compensation. In case of AR, the owner of land earmarked as public amenity, in the redevelopment plan, shall be permitted to develop his land, using full permissible FAR on the plot, subject to handing over the built-up area for the proposed use to the local body/Authority, free of all encumbrances, in lieu of full permissible FAR granted to him. The area utilized for the amenity shall not form part of FAR calculation.