jkti=] fgekpy izns'k

fgekpy izns'k jkT; 'kklu }kjk izdkf'kr

lkseokj] 21 vxLr] 2017@30 Jko.k] 1939

fgekpy izns'k ljdkj

uxj ,oa xzke ;kstuk foHkkx

vf/klwpuk

f'keyk&2] fnukad 31 tqykbZ] 2017

la[;k%Vh-lh-ih-,Q¼5½&1@2017-&&vf/klwpuk la[;k Vh0lh0ih0&,Q¼5½&9@2004 rkjh[k 27 fnlEcj]

2004 }kjk vf/klwfpr e.Mh ;kstuk {ks= ds fy, fodkl ;kstuk esa la'kks/kuksa ds izk:Ik dks] fgekpy izns'k uxj

vkSj xzke ;kstuk fu;e] 2014 ds fu;e 11 ds lkFk ifBr fgekpy izns'k xzke ;kstuk vf/kfu;e] 1977 ¼1977 dk

105&jkti=@2017&21&08&2017

¼5013½

5014

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

vf/kfu;e la[;kad 12½ dh /kkjk 19 dh mi&/kkjk ¼1½ ds v/khu funs'kd] uxj ,oa xzke ;kstuk foHkkx] fgekpy

izns'k }kjk uksfVl la[;k% fge@Vhih@ihtsVh@,tsM vkj&e.Mh@2013@oksY;we&I@20254&71 rkjh[k 4 ekpZ]

2017 }kjk rkjh[k 17 ekpZ] 2017 dks jkti= ¼bZ&xtV½ esa vk{ksi ¼iksa½ vkSj lq>ko ¼okas½ dks vkefU=r djus ds fy,

izdkf'kr fd;k x;k Fkk(

vkSj funs'kd }kjk dsoy ,d gh vk{ksi@lq>ko izkIr gqvk gS ftl ij mu }kjk lE;~d :Ik ls fopkj fd;k

x;k vkSj tgka dgha visf{kr Fkk mikarj.k fd, x, vkSj mDr fodkl ;kstuk esa la'kks/ku ds izk:Ik dks ljdkj dks

vuqeksnukFkZ izLrqr fd;k x;k (

vr% fgekpy izns'k ds jkT;iky] fgekpy izns'k uxj vkSj xzke ;kstuk vf/kfu;e] 1977 ¼1977 dk 12½ dh

/kkjk 20 dh mi&/kkjk ¼1½ ds v/khu fufgr 'kfDr;ksa dk iz;ksx djrs gq,] fcuk mikUrj.kksa ds] e.Mh ;kstuk {ks= ds

fy, fodkl ;kstuk esa fuEufyf[kr la'kks/kuks dks vuqeksfnr djrs gS] vFkkZr~%&

ßpsIVj ¼v/;k;½ 19 dk izfrLFkkiu]&e.Mh ;kstuk {ks= ds fy, fodkl ;kstuk dk psIVj ¼v/;k;½ 19 dk

fuEu izdkj ls j[kk tk,%&

CHAPTER-19

ZONING AND SUB-DIVISION REGULATIONS

19.1. PROCEDURE

19.1.1 APPLICATION FOR PERMISSION

The application for development of land to be undertaken on behalf of the Union or State

Government under Section 28 and under Section 29 by a Local Authority or any Authority

specially constituted under the Himachal Pradesh Town and Country Planning Act,1977

shall be accompanied by such documents as prescribed under Rule-14 of the Himachal

Pradesh Town and Country Planning Rules, 2014.

The application for development of land to be undertaken under Section 30 by any person

not being the Union or State Government, Local Authority or any Authority specially

constituted under the Himachal Pradesh Town and Country Planning Act, 1977 shall be in

such form along with the Specifications Sheet and Schedule attached with these forms and

containing such documents and with such fee as prescribed under Rule 16 of the Himachal

Pradesh Town and Country Planning Rules, 2014.

19.1.2 DOCUMENT REQUIRED

Apart from above the applicant shall furnish the following additional documents namely:—

Location Plan in the Scale of 1:1000, indicating the land in question, main

approach roads, important physical features of the locality/area, important public

buildings like School, Hospital, Cinema, Petrol Pump etc. and surrounding ownership.

Site Plan in the scale of 1:200 indicating the proposed site, approach road,

adjoining buildings, the existing drainage and sewerage showing the built up and

open area clearly. Site must tally with the shape and dimensions of plot shown in the

Tatima.

Three sets of plan, showing elevation and section in the scale of 1:100.The

architectural drawings duly signed by the licensed and registered Architect/Planner/

Engineer/Draftsman alongwith his/her address and Registration number.

Copy of Treasury Challan Form vide which requisite fee has been deposited.

5015

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

Latest original Khasra Map (Tatima) showing Khasra number of land in question,

adjoining Khasra numbers from all sides of plot and approach path with dimensions.

Ownership documents, i.e. latest original Jamabandi.

In the Site Plan, the distance of electricity line, from development as per Indian

Electricity Rules, in case any electricity line is passing over or nearby the proposed site

be shown.

A certificate from the Municipal Council or Nagar Panchayat or Gram Panchayat

or Development Authority or Local Authority as the case may be, shall be enclosed in

support of taking over the land surrendered for development of road or path and

designating it as Public Street shall be submitted.

For the plots abutting National Highway, State Highway, Bye-Passes and other

Scheduled Roads, No Objection Certificate (NOC) from the Public Works

Department shall be submitted, as per the format appended below:-

NO OBJECTION CERTIFICATE FROM HIMACHAL PRADESH PUBLIC

WORKS DEPARTMENT

The Himachal Pradesh Public Works Department has no objection on carrying out

any development on land bearing Khasra Number………………...……….. of

revenue Village/Mohal/Patti………abutting National Highway/State Highway/

Scheduled Road………………..by the owner Sh./Smt. ……………….. resident

of………………..with respect to the provisions of the Himachal Pradesh Road Side

Land Control Act, 1968 in this behalf, as shown in the site plan.

Seal of the Competent Authority

Public Works Department

10. Applicant shall have to submit any other Certificate/documents/Plan e.g. No

Objection Certificate (NOC) from the Himachal Pradesh State Pollution Control

Board, Water and Electricity availability certificate from the concerned Departments,

etc. as may be required by the Competent Authority. For obtaining NOC from

Himachal Pradesh State Electricity Board, the same shall be submitted as per format

appended below:—

NO OBJECTION CERTIFICATE FROM HIMACHAL PRADESH STATE

ELECTRICITY BOARD.

The Himachal Pradesh State Electricity Board has no objection on carrying out

any development on land bearing Khasra Number………………..of revenue

Village/Mohal/ Phatti………………..under the………………..line by the owner Sh./

Smt. ………………..resident of………………..with respect to the provisions of the

Indian Electricity Rules, 1956, in force in this behalf as shown in the site plan.

Seal of the Competent Authority

Demarcation Certificate from revenue authority shall be submitted.

5016

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

12. The structural stability certificate shall be submitted by the applicant on

submission of planning permission case and at the time of completion of structure

duly singed by the Graduate civil engineer.

19.2 GENERAL REGULATIONS

The following General Regulations shall apply to all development activities in the Mandi

Planning Area:—

No building or other structure shall be erected, re-erected or materially altered

without the permission of the Competent Authority.

The height of all the buildings shall further be related to the width of abutting path:

•

For path less than 3.00 M and non- vehicular

10 Metres

•

For path less than 3.00M but vehicular

13 Metres



For path between 3.00M to 5.00M

15 Metres

•

For path above 5.00M

21 Metres

No yard or plot existing at the time of coming into force of these Regulations shall be

reduced in dimension or area below the minimum requirement set forth herein. The

yards or plots created after the effective date of these requirements shall meet atleast the

minimum requirements established by these regulations. All the plots registered prior to

coming into force of these regulations shall be treated as plots irrespective of their size

subject to the condition that 3.00 M wide path abutting one side of the plot will be the

basic requirement. If 3.00 M wide path is not available at site and if it is less in width

then the owner shall surrender the remaining land from his plot to make the path as 3.00 M

wide in that case where the land has been surrendered by the individuals for making the

existing path min. 3.0 mts wide,in such cases the benefit of additional FAR

considering the area left for path under total plot area shall be given and no fee for such area

shall be charged.

Area zoned for Public and Semi-Public Use and Parks and Open Spaces shall not be built

upon in any way or use etc. for any purpose other than parks, play grounds and recreations.

These may, however, with the prior permission of the competent authority be

permitted temporarily for a period not exceeding 30 days to be used for public

entertainment purposes and shall be removed at the end of the period and shall in no case be

permanently erected.

The height limitations of these Regulations shall not apply to all kind of religious places

e.g. Temples, Mosques, Gurudwaras, Churches, etc. provided it is so designed and

approved by the Director. The chimneys, elevators, poles, tanks and other projections not

used for human occupancy may extend above the prescribed height limits. The cornices

and window sills may also project into any required set backs.

In the public interest and in the interest of town design or any other material consideration

the Director may relax minimum size / area of plot, plot coverage, setbacks, number of

storeys and floor area ratio (F.A.R.), height etc. The decision of the Director shall be

final. The cases for Change of landuse shall be permitted by the Director only.

5017

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

The existing non-conforming uses of land and buildings, if continued after coming into

force of this Development Plan, shall not be allowed in contravention of provisions of

Section-26 of the Himachal Pradesh Town and Country Planning Act, 1977.

Natural Nallahs which pass through land involving division shall be developed and

maintained according to discharge of water.

Where it is essential to develop a plot by cutting, it shall be the responsibility of the plot

owner to provide according to the engineering specifications, retaining and breast walls

so that such cutting of natural profile of the land may not harm the adjoining uphill side

properties. However, cutting of natural profile shall not exceed more than 3.50 M in any

case having a provision of diaphragm wall for step housing and maximum acceptable

slope for development shall be 45 degree.

10.

No building shall be built to abut against an earth cutting including a toe wall supporting an

earth cutting and Metre distance shall be maintained between building and toe wall etc.

11.

Development proposal for a part of land or total land shall be considered for Sub-

division/Development keeping in view the interest of individuals according to the provision

of applicable regulations and future scope of planned development of total area.

12. No wall fence and hedge along any yard or plot shall exceed 1.50 M in height.But keeping

in view the site condition and security requirement of the building the height of boundary

walls may be permitted maximum upto 2.10m. in such manner that it may not impede the

vision on corner plot bounded by vehicular road in any area to avoid accidents and for

smooth running of vehicular traffic.

13. On a corner plot bounded by a vehicular road in any land use zone, nothing shall be

erected, placed, planted or allowed to grow in such a manner so as to materially impede the

vision to avoid accidents and for smooth running of vehicular traffic.

14. The planning permission for development shall be granted if the path is developed or it is

entered in revenue or is transferred in the name of concerned ULB/ Gram Panchayat.

15. In case of existing areas, the Front and Rear setbacks need not to be left and existing

building line can be maintained provided further that the existing buildings are

approved by the Competent Authority.

16. Drainage shall be regulated strictly according to natural profile of land with a view to

prevent landslides, soil erosion and to maintain sanitation.

17. In case of plot or land abutting existing road or path, width of the same shall be increased

to meet requirements of this Development Plan by getting additional strip of land

surrendered by the land owner(s) on either sides of each road or path equitably or in

accordance with topography of land and feasibility. Right of ownership of use of such

land, which is earmarked for path or road shall be surrendered or transferred to the

Development Authority or Local authority as the case may be, by owners of the plots

without any compensation for maintenance purpose. The Registering Authority shall have

binding with this provision to affect all Registrations as per approved layouts from the

Director. The Registering Authority shall affect transfer of mutations in the name of

Government for the land surrendered for public roads, path and facilities.

5018

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

18.

The constructions conforming to the traditional hill architecture with conical roof shall

be encouraged.

19.

Roof slab / chhaja projection over door and window openings shall be limited upto

0.60M over setbacks on all sides.

20. Maximum height of plinth level shall be 2.00 M provided that no slab will be in between.

21.

In case of petrol filling station, the layout plan/norms of the Indian Oil Corporation

(IOC) shall be adopted. However, on National Highways and State Highways the front

set back shall be kept as 8.00 M from acquired width of the Highway. If the rear and side

set backs are not mentioned in the layout plan of IOC, then the sides and rear setbacks shall

be 2.00 M minimum.

22.

No construction shall be permitted on a piece of land left with buildable width less than

5.00 M after maintaining setbacks with reference to the size/area of plot but in case of

plots having irregular shape and area less then 150 sq. mtr. minimum relaxation in set

backs can be considered to achieve min. 5.0m buildable width of the structure.

23.

Not more than three dwelling units per floor shall be permissible in residential

building constructed on plot having an area up to 250 Sq. mtr. For plot measuring more than

250 sq. mtr. one additional dwelling unit for every additional 100 Sq. mtr. area shall be

permissible in each floor.

24.

Provisions for parking shall be mandatory where ever feasible. The maximum Height of

parking floor shall be 3.00M for residential use and 4.00 m for other uses with shear walls

on all the three sides. The parking floor shall be over and above the permissible F.A.R. In

case space as per requirement for parking is available in open over and above the setbacks,

condition of parking floor shall not be insisted.

25.

Multilevel parking floors shall be allowed in Government & public undertaking buildings

and in commercial uses wherever feasible. The regulations of public and semi-public

use shall be applicable to the Multilevel parking floor in Govt. buildings. The

Regulations of Commercial Uses shall be applicable for multilevel parking floors propose

in Commercial uses. Though one parking floor is mandatory yet, second parking floor can

be constructed which will be optional. Parking floor more than one shall be counted

towards F.A.R in commercial, Residential, others uses except in the case of Govt.

Buildings subject to the height of building restriction and structure stability.

26.

Every room used or intended to be used for the purpose of an office or for habitation in

any building shall have a height of minimum 2.75 Meters and maximum 3.50 Meters

measured from the surface of floor to lowest point of the ceiling (bottom of slab), if

required for specific functional/operational requirement of an activity shall be

permissible with restriction of overall height of the structure. The chimneys, elevators,

poles, tanks and other projections not used for human occupancy may extend above the

prescribed height limits. The cornices and window sills may also project into any required

Set Backs.

27.

Sloping roof shall be mandatory. The CGI sheets on roof top and MS sheet 0.24 wide

Facia shall be painted in post office red or grey green colour or any other color confirming

to the natural roofing material. Height of sloping roof zero at eaves level and maximum

2.75 M at centre shall be permissible. The dormer at suitable distance on either side of the

roof shall be permissible subject to the condition that the ridge of the dormer shall be below

5019

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

the ridge of main roof. The 1/3rd area of top floor shall be allowed as open terrace

wherever sloping roof is provided.

28.

Roof top @ 12 Sq. mtr. 1 Kilo Watt peak (KWp) shall be used for Solar Photovoltaic

(PV) installations in public and semi-public buildings, and tourism unit.

29.

Minimum front set back from the line of controlled width of Highways and other

Himachal Pradesh Public Works Department’s scheduled roads falling within the

Planning Area or Special Area limits (excluding the land, included in the inhabited

sites of an village as entered and demarcated in the revenue record or on sites in notified

municipal area that are already built up) shall be 3.00 M. Minimum front setback for

non-scheduled roads and municipal roads shall be 3.00 M.

30. For the plots abutting Highways, Bye-pass and other Himachal Pradesh Public Works

Department’s scheduled roads, No Objection Certificate from the Himachal Pradesh Public

Works Department shall be mandatory, in the cases where plot is directly abutting to these

roads and there is direct access through connecting bridge and by constructing ramps to such

roads.

31. Minimum front Set Back from non-scheduled roads and municipal roads shall be 3.00

Metres.

32. Every building should have a clear means of access thereto from a street or road. The

competent authority may require the provisions of an access lane or access road within the

site of any new building. Where for the purpose of this regulation, it is necessary to

determine the width of any road or street, the same shall be determined by the competent

authority.

33.

Issuance of No Objection Certificate (NOC) for water supply and electricity and sewerage

connection shall be as under:—

(a) Temporary at plinth level.

(b) Permanent on completion of dwelling unit / floor /whole building as per approval.

34.

Any subsequent deviations made in the building constructed after getting the plan

approved and after grant of No Objection Certificate (NOC) issued by the Department shall

entail the entire building unauthorized and NOC so issued shall be withdrawn and the

services shall be disconnected.

35.

Adequate distance from the electric lines as per the requirement of Himachal Pradesh

State Electricity Board Limited (HPSEB Ltd.) Rules shall have to be maintained. The No

Objection Certificate (NOC) of the competent authority shall also be required, if HT/LT line

is crossing through the site.

36. Minimum permissible distance between two Blocks constructed on a plot shall be

5.00 Metres.

37.

The construction shall be allowed at distance of 3.00 Metre and 5.00 Metre from Nullah

and Khud respectively.

38.

In case of plot having irregular shape, average setback on any or each setback except

front set back shall be considered in order to permit permissible coverage with prescribed

setback on plot of same size.

5020

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

39.

No construction shall be allowed within a radius of 5.00 M from the Forest boundary

and within a radius of 2.00 M from an existing tree. The distance shall be measured from

the circumference of the tree.

40. Regulations regarding re-construction of houses/ buildings in the existence shall be on

predominantly existing building lines, provided minimum width of road as per Rules is

available and roof projections, sun shades shall be permitted over streets or paths, as the

case may be. Construction on sandwiched plots in Bazar area shall be permissible for shops

as per existing building lines, only in existing built up areas.

41.

One storey shall be allowed on valley side above National Highways and State Highways.

42.

The provision for Rain Harvesting Tank shall be proposed in the plan @20 Litre per sqm.

of the roof top area where roof top area exceeds 200 sq. mt.

43.

No plot size restriction shall be applicable for the plots existing prior to enforcement of

the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977) and to

the plots carved out after inheritance and to such plots carved out for social housing

schemes of Government.

44.

Every development proposal shall have explicit mention of muck disposal.

45.

All building plans above 15 M of height, industrial units and commercial

establishments dealing with or using explosive and highly inflammable substances shall

require “No Objection Certificate” from the Director of Fire Services or Chief Fire

Officer, as the case may be, on the basis of recommendations of Divisional Fire Officer or

Station Fire Officer concerned.

46. Permissible Area Standard/Norms for different parts of a Building shall be as under:—

Habitable room

Minimum floor area

Minimum width

9.50M²

2.40M

Kitchen

Minimum floor area

Minimum width

4.50M²

1.80M

Bath room

Minimum floor area

Minimum width

1.80M²

1.20M

Water Closet (WC)

Minimum

floor

area

Minimum width

1.10M²

0.90M

Toilet (WC

+Bath)

Minimum floor area

Minimum width

2.30M²

1.20M

Minimum width of

corridor

For Residential use

For other uses

1.00M

1.20M

Minimum width of

stairs

For Residential use

For other uses

1.00M

1.50M

Minimum width of

treads without nosing

For Residential use

For other uses

25 centimeter wide for

internal stairs.

30 centimeter wide for

internal stairs case.

Maximum height of

riser

For Residential use

For other uses

19 centimeter

15 centimeter

5021

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

Provision of spiral stair

case

For other uses except

Residential use

Provision of spiral stair

case not less than 1.50M dia

with adequate head height for

fire escape in addition to

regular stair case.

Opening

For sufficient air and

light,

windows

and

ventilators

should

have

minimum area equivalent

to 1/6^thof Floor Area

Projections over doors,

windows and

ventilators

0.60M

Balcony Projections

1.20M wide balcony complete open on two sides with

restriction of 50% of Building frontage where minimum

front Set Back is 3.00M shall be permissible. Balcony of

1.00M width shall be allowed over Set Back of 2.50M

47.

The habitable basement and attic/mezzanine floor shall be counted as independent storey.

48.

The Apartments and Colonies shall be dealt with as per Regulations contained in 19.13.

The powers for Registration of Promoters/Estate Agents and powers for issuance of

Licences shall vest with the Director (TCP) only and none other authorities.

49.

Though minimum area of plot has been defined in Regulation II, yet the plots allotted by

the Central or State Government under various Social Housing Schemes including Gandhi

Kutir Yojana, Indira Awas Yojana, Rajiv Awas Yojana, Affordable Housing Schemes,

launched by the Central or State Government, may be considered and permission

accorded in relaxation of Regulations. However, the minimum area of plot for the persons

belonging to the Economically Weaker Sections and Low Income Groups of society

should not be less than 45 M²and 80 M²respectively.

50.

Service floor wherever proposed for installation of plumbing and other services and to

maintain the hygiene of habitable area in case of Commercial/ Shopping Complex and

Tourism Unit. Service floor, wherever proposed shall have height restriction of 2.10 Metres

and this floor shall not be counted in the FAR. However, the overall height restriction of

building will remain the same.

51.

Change of Land Use.— Change of existing land use for Residential, Commercial, Public

and Semi-public and Industrial, shall be on existing pattern of development and site

conditions subject to the conditions that where basic services like paved roads, drainage,

water supply, sewerage disposal, electrical supply line, street lighting etc. do not exist,

change of land use or development of land shall not be permitted unless the applicant

undertakes that these services shall be provided at his own cost.

52.

In case of any clarification with reference to any proviso or if there is no any specific

provision, the provisions as envisaged in the Urban and Regional Development Plans

Formulation and Implementation Guidelines, 2014 of the Government of India or the

National Building Code of India, 2005 shall have to be adhered to.

5022

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

53.

Firefighting provisions and specification shall be as per National Building Code of

India, 2005.

19.3

SUB-DIVISION OF LAND REGULATIONS

The Sub-Division of land into plots amounts to “Development” under the Himachal

Pradesh Town and Country Planning Act, 1977. No person will sub-divide the land unless

permitted to do so as per Rules/Regulations framed under Act ibid.

Similarly, no Registrar or the Sub-Registrar shall register any deed or documents of any

sub-division of land, unless the sub-division of land is duly approved by the Competent

Authority, as provided under Section 16 of the Himachal Pradesh Town and Country

Planning Act, 1977 and the Sub-Division of Land Regulations as prescribed herein.

The application for sub-division of land shall be submitted as per the procedure

provided under Regulation 19.1

The General Regulations provided under Regulation 19.2 shall be kept in view

while permitting sub-division of land.

The sub-division of land shall be permitted in accordance with natural profile of

topography as shown on the contoured map alongwith drainage of land, access,

road alignment, wind direction and other environmental requirements and according

to prescribed land use in the Development Plan. Natural flora and fauna shall be

preserved. Unless site conditions prohibit, plots shall be permitted at right angle to

the road with proper shape and dimension, so that optimum use of the land is ensured.

The development of land shall not be permitted in area where basic services like

paved roads, water supply, drainage, sewerage disposal, electricity, street lighting

etc. do not exists or unless the applicant undertakes that these services shall be

provided at his own cost.

(I)

Minimum width of pedestrian links to

smaller cluster of plots, not exceeding 5 in

number.

3.00 M.

(II)

Minimum width of vehicular access, if

number of plots is above 5.

5.00 M (with cul-de-sac) at

the end.

(III)

Minimum area for open/green space for the

scheme having more than 5 plots.

10%

(IV)

Minimum area for soak pit etc.

(irrespective of number of plots).

5% of the scheme area

(V)

Orientation of the plots shall be provided in

such a manner so as to be in conformity

with

the integration

existing

plots/

infrastructure, wind direction, natural flow of

surface drainage to allow un-obstructed rain

water discharge.

5023

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

(VI)

Layout of plots shall be governed by easy

access having acceptable grades minimum

1 in 15 and which may not obstruct view or

vista.

Minimum area of plot for detached house shall not be less than 150 sqm. in case of plot

meant for row housing, the minimum area shall be 90 sqm.

Semi-detached house construction shall be allowed on plots upto max. 250 sqm. and row

housing on plots upto 120 sqm. subject to maximum number of such plots do not exceed 8

in row after with a gap of 7.00 m shall be left. Although minimum size of plot for

construction in a row with two common walls, has been kept as 90 sqm. yet in exceptional

circumstances, considering economic/site conditions the minimum size of plots in a row,

with two common walls, upto 60 sqm. for houses may be allowed so as to provide smallest

possible residential construction in a planned manner for the benefit of economically

weaker sections of the society.

The plots allotted by the Government under Gandhi Kutir Yojna, Indra Awas Yojna and

Economically Weaker Section (EWS) Schemes may be considered and permission

accorded in relaxation of regulations.

19.4

REGULATIONS FOR EACH LANDUSE ZONE

The following regulations shall apply to each of the land use zones as specified below:—

19.4.1 RESIDENTIAL ZONE

(a) PERMITTED USES.—Residences–plotted, (detached, semi-detached and row

housing) group housing houses, residential flat, residential-cum-work, hostels,

boarding and lodging (accommodation for transit employees of Govt./ Local Bodies)

houses, baratghar/ marriage hall, community hall, old age home, police post, home

stay, guest houses, crèches, day care centre, convenience shopping centres, local (retail

shopping), medical clinic, dispensaries, nursing home and health centres (20 bed),

dispensary for pets and animals, professional offices, educational buildings:

(nursery, primary, high school, college), school for mentally/ physically challenged,

research institutes, community centres, religious premises, library, gymnasium,

park/tot-lots, plant nursery, technical training centre, yoga centres/health clinics,

exhibition and art gallery, clubs, banks/ATM, police stations, taxi stand/three wheeler

stands, bus stops, electrical distribution depot, water pumping station, post offices,

hostels of non-commercial nature, kindergartens, public utilities and buildings (except

service and storage yards), and accessory uses clearly incidental to residential uses

which will not create a nuisance or hazard.

(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL

GROUNDS BY DIRECTOR.—Places of worship, dharamshala, foreign missions,

night shelters, petrol pumps, motor vehicle repairing workshop/garages, household

industry, bakeries and confectionaries, storage of LPG gas cylinders, burial-grounds,

restaurants and hotels, printing press, godowns/ warehousing, bus depots without

workshop, cinema hall, auditoriums, markets for retail goods, weekly markets (if not

obstructing traffic circulation and open during non-working hours), informal markets,

multipurpose or junior technical shops, transient visitors camp, municipal, State and

Central Government offices, hospitals and sanitaria not creating contagious diseases or

mental patients; raising of poultry for non- commercial uses provided that no bird is

5024

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

housed closer than 5.0 Metres of a dwelling or a property line, removal of gravel,

clay, sand or stone for development of site which will not result in the stagnation of

water or cause other nuisance, terminals, rail passenger and freight stations; taxi

and rickshaw stands, subject to the coverage, height, FAR and set backs of this

zone.

(c) PROHIBITED USES.—Heavy, large and extensive industries: noxious, obnoxious

and hazardous industries, warehousing, storage go-downs of perishables, hazardous,

inflammable goods, workshops for buses etc., slaughter-housing wholesale mandis,

hospitals treating contagious diseases, sewage treatment plant/disposal work, water

treatment plant, solid waste dumping yards, outdoor games stadium, indoor games

stadium, shooting range, zoological garden, botanical garden, bird sanctuary, picnic

hut, international conference centre, courts, sports training centre, reformatory, district

battalion office, forensic science laboratory and all uses not specifically permitted

herein. Further all uses mentioned herein shall not be permitted to use machinery

involving more than three horse power in capacity.

19.4.1.1 The General Regulations:

As laid down under regulation 19.2 shall be kept in view while permitting any development

19.4.1.2 (a) The minimum Plot Area, minimum Set Backs and maximum Floor Area Ratio

(FAR) shall be as under:—

Sl.

No.

Description and Minimum

Plot Area

Minimum Set Backs

(in Metre)

Maximum

Floor Area

Ratio

Maximum

Height in

Metres*

Front

Left

Right

Rear

Detached Houses

2.00

1.50

1.75

21.00

(i) 150 M²to 250 M²

(ii) Above 250 M²to 500 M²

3.00

2.00

1.75

21.00

(iii) Above 500 M²

5.00

3.00

2.00

1.75

21.00

Semi-detached Houses with

2.00

1.50

—

1.50

1.75

21.00

common wall on one side

Upto 120 M²

Above120 M²to 250 M²

2.00

1.75

—

1.50

1.75

21.00

Row Houses with common

wall on two sides 90 M²to 120 M²

2.00

Nil

1.50

1.75

18.00

*Note.—The Maximum height of building further be depicted by the General

Regulation clause No. 2.

(b) Maximum width of path/road abutting one side of plot shall be 3.00 m. In case the plot

is located on existing or proposed roads/path having following Right of Ways, the

front set back shall be left as under:—

Sl. No.

Proposed Right of Ways

Front Set back (from control line)

24Meter

8Meter

18 Meter

8Meter

12Meter

3Meter

09Meter

3Meter

07Meter

3Meter

5025

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

of row housing and semi detached housing. However, the owner of the plots of either

side shall have an option to construct a common wall.

19.4.2 COMMERCIAL ZONE

(a) PERMITTED USES.—Retail shops including business and professional offices,

convenience/neighborhood shopping centre, local shopping centres, professional

offices, work places/offices, banks, stock exchange/financial institution, bakeries

and confectionaries, cinema hall/theatre, malls, banquet halls, guest houses,

restaurants, hotels, weekly market, petrol pumps, go-downs and warehousing,

general business, wholesale, residential plot-group housing, hostel/boarding housing,

hostel, banks/ATM, restaurants, auditoriums, colleges, nursing homes/medical

clinics, pet clinics, religious places, offices/work places, commercial centres,

research/training institute, commercial service centres/garages/workshop, baratghar/

night shelter, weekly/formal markets, library, parks/open space, museum, police

stations/post, taxi stand/three wheeler stands, parking site, post offices,

Government/institutional offices, telephone exchange/centres, warehousing and

covered storage, research institutions, parking area.

(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL

GROUNDS BY DIRECTOR.—Non-pollution, non-obnoxious light industries,

warehousing/ storage godowns of perishable, inflammable goods, coal, wood, timber

yards, bus and truck depots, gas installation and gas works, poly-techniques and

higher technical institutes, junk yards, water treatment plant, railway yards/stations,

sports/stadium and public utility installation, hotel and transient visitor’s homes,

religious buildings, hospitals and nursing homes, petrol filling stations, service

stations, coal, wood, timber yards, flatted factories service industries which do

not cause nuisance, small workshops, repair shop, subject to the coverage, height,

FAR and set backs of this zone.

(c) PROHIBITED USES.—Dwellings except those of service apartment, essential

operational, watch and ward personnel, heavy, extensive, noxious, obnoxious,

hazardous and extractive industrial units, hospitals/research laboratories treating

contagious diseases, poultry farms/dairy farms, slaughter‐houses, sewage treatment/

disposal sites, agricultural uses, storage of perishable and inflammable commodities,

quarrying of gravel, sand, clay and stone, zoological garden, botanical garden, bird

sanctuary, picnic hut, international conference centre, courts, sports training centre,

reformatory, district battalion office, forensic science laboratory and all other

activities which may cause nuisance and are noxious and obnoxious in nature.

19.4.2.1 The General Regulations:

The General Regulations as laid down under regulation 19.2 shall be kept in view

while permitting any development in this zone.

19.4.2.2. The minimum Plot Area, minimum Set Backs and maximum Floor Area Ratio

(FAR) for the construction in this zone shall be as under:—

5026

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

Sl.

No.

Description and Minimum

Plot Area

Minimum Set Backs (in Metre) Maximum

Floor

Area

Maximum

Height

Front

Left

Right

Rear

1. Booths upto 10 M²

1.00

Nil

—

4.00

Shops

(i) Independent

Shop/

Show-rooms

(standalone) above 10

M²to 30 M²

(ii)

Row Shops with

common wall on two

sides above 30 M²to

100 M²

(iii)

Row

Shops

with

common wall on two

sides above 100 M²to

2.00

3.00

Nil

1.50

2.00

Nil

1.50

2.00

1.00

1.50

2.00

—

1.75

6.00

9.00

21.00

Shopping Complex

(i)

500 M²to 1500 M²

(ii) Above 1500M²to

4000 M²

(iii) Above 4000 M²

5.00

10.00

12.00

3.00

5.00

7.50

3.00

5.00

7.50

3.00

5.00

6.00

1.75

1.50

21.00

Parking

(i) 500 M²to 1500 M²= 1.50 ECS per100 M²of built up area

(ii)1500 M²to 4000 M²= 2.00 ECS per100 M²of built up area

(iii) Above 4000 M²= 3.00ECS per100 M²of built up area

Tourism Unit

(i) 250 M²to 500 M²

(ii) Above 500M²to 1500 M²

(iii) Above 1500 M²

3.00

5.00

7.50

2.00

4.00

5.00

2.00

4.00

5.00

2.00

3.00

4.00

1.75

1.50

21.00

Parking

(i)

250 M²to 500 M²= 1.00ECS per 100 M²of built up area

(ii) Above 500 M²to 1500 M²= 1.50ECS per 100 M²of built up area

(iii) Above 1500 M²= 2.00 ECS per 100 M²of built up area

(iv) Tourism Units, can be known by the name of Hotel or Guest House or Eco-

Tourism or by any other name.

(v) In existing built up areas like Bazars, the building line can be maintained

5. Cinema / Cineplex 4000 M²

and above

15.00

7.50

6.00

1.50

21.00

Parking

(i) 3.00 ECS per 100 M²of built up area

(ii) Other Regulations as per Cinematography Act shall also apply

5027

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

6. Multiplexes

4000 M²and above

15.00

9.00

1.50

21.00

Parking

(i) Permissible within the complex

(ii) Parking space to be provided within Multiplex @ 3 ECS for every 100 M²of built

up area.

(iii) Other Regulations as per Cinematography Act shall also apply

(iv) Multiplex complex shall mean an integrated entertainment and shopping centre/

complex having at least 2 Cinema Halls. The minimum area on which this use

shall be permitted should not be less than 4000 M². Apart from Cinema Halls, the

Multiplexes may also have Restaurant, Fast Food, Outlet, Pubs, Health

Spas/Centres, Hotels and other Re-creational activities. The shopping centre may

have Retail Outlet, Video Games, Parlours, Bowling Alleys, Health Centres,

Shopping Malls, Office space.

Note:—

1.00 ECS (Equivalent Car Space) shall mean as under:—

(i)

For parking in open : 23 M²

(ii) For parking in stilts or ground floor

: 28 M²

(iii) For parking in basement floor

: 32 M²

Multi-level parking

(i) 500 M²to 1500 M²

(ii) Above 1500 M²to

4000 M²

(iii) Above 4000 M²

5.00

10.00

12.00

3.00

5.00

7.50

3.00

5.00

7.50

3.00

5.00

6.00

1.75

1.50

21.00

*Note.—The Maximum height of building further be depicted by the General

Regulation clause No 2.

The Hotels/Guest Houses shall be permitted provided following regulations:—

The proposed Guest Houses/Hotels must have a vehicular access at least with a

width of not less than 3.00 M.

Each suit shall have an attached independent toilet.

If a commercial building/plot abuts on two or more streets (path/road building/ plot

shall be deemed for the purpose of this regulation to phase upon the street (path/road)

that has greater width.

Maximum width of path/road abutting one side of plot shall be 3 meters. In case the

plot is located on existing or proposed roads/paths having following Right of Ways

(ROWs), the Front set sack shall be under:-

Sl.No.

Proposed Right of Ways

Front Set back (after control line line)

24 Meter

8Meter

18 Meter

8Meter

12 Meter

3Meter

09 Meter

3Meter

07 Meter

3Meter

5028

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

19.4.3 INDUSTRIAL ZONE:-

(a) PERMITTED USE.—Residential building for essential staff and for watch and

ward personnel, all kind of industries, public utilities, parking, loading, unloading

spaces, warehousing, storage and depot of non‐perishable and non‐inflammable

commodities and incidental use, cold storage and ice factory, gas godowns, cinema,

bus terminal, bus depot and workshop, wholesale business establishments, petrol

filling stations with garage and service stations, parks and playgrounds, medical

centres, restaurants.

(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL

GROUNDS BY DIRECTOR.—Noxious, obnoxious and hazardous industries

except storage of perishable and inflammable goods, junkyards, sports/ stadium/

playgrounds, sewage disposal works, electric power plants, service stations,

cemeteries, government/semi-government/private business offices, bank and financial

institutions, helipads, hospitals/medical centres, religious buildings, taxi stands, gas

installations and gas works, animal racing or riding stables, workshops/ garages,

dairy and farming, quarrying of gravel, sand, clay or stone subject to the coverage,

height, FAR and set backs of this zone.

(c) PROHIBITED USES.—Residential dwellings other than those essential operational,

service and watch and ward staff, schools and colleges, hotels, motels and caravan

parks, recreational sports or centres, other non-industrial related activities, religious

buildings, irrigated and sewage farms, major oil depot and LPG refilling plants,

commercial office, educational institutions, social buildings.

19.4.3.1. The General Regulations as laid down under regulation 19.2 shall be kept in view while

permitting any development in this zone.

19.4.3.2. Type of Industry, minimum Plot Area, minimum Set Backs, maximum Floor

Area Ratio (FAR) and maximum height of building:—

Sl.

No.

Type of Industry and

Minimum Plot Area

Minimum Set Back in Metres

Maximum

FAR

Maximum

Height in

Metres from

Mean Sea Level

above 1000M

Front

Left

Right

Rear

Sm Scale Industries

250 M²to 500 M²

3.00 2.00

2.00

1.75

12.00

Service/Light scale

Industries

Above

500 M²to 1000 M²

5.00 2.00

2.00

3.00

1.50

12.00

Medium Scale

Industries

Above

1000 M²to 5000 M²

10.00 5.00

5.00

1.25

15.00

5029

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

Large

and

Heavy

Scale

Industries

Above 5000 M²

15.00 7.50

7.50

1.00

15.00

Note:—

Service area required for pharmaceutical units or such type of Industries under

requirement of Goods Manufacturing Practice (G.M.P) shall not be included for

calculation of FAR, provided it is only used for utilities and services but not in any

case for production.

For ancillary uses like security post/room shall be allowed in set back area i.e. one

wall shared with the boundary wall and shall be counted in the FAR.

Minimum width of path/road abutting one side of plot shall be 3.00 M for small

scale industries and 5.00 M for others. If the plot is located on existing or proposed

roads/paths having following Right of Ways (ROW) the minimum front set back shall

be left as under:—

Sr.

No.

Proposed Right of Ways

Front Set back

24 Meter

8 Meter

18 Meter

8 Meter

12 Meter

3 Meter

09 Meter

3 Meter

07 Meter

3 Meter

19.4.3.3. CONSTRUCTION OF CELLAR:

(a) Construction of cellar shall not be counted as a storey and should be constructed

within the prescribed set backs and prescribed building lines and subject to

maximum coverage on floor i.e. entrance floor and may be put for following uses:—

Storage of household or other goods of ordinarily combustible material;

Minimum width of path/road abutting one side of plot shall be 5.00 M;

Strong rooms, bank cellars etc;

Air conditioning equipment and other machines used for services and utilities of

the building; and parking spaces.

(b) The cellar shall have following requirements:—

All the walls shall be kept dead and below the natural ground level except the

portion kept for ventilation purpose;

Every cellar shall be, in every part, at least 2.40 M in height from the floor to

the underside of the roof slab or ceiling;

Adequate ventilation shall be provided for the cellar and any deficiency in

ventilation requirements may be met by providing mechanical ventilation in the

form of blowers, exhaust fans and air conditioning system etc;

5030

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

The minimum height of the ceiling of any cellar shall be 0.90 M and the

maximum 1.20 M above the average surrounding ground level;

Adequate arrangements shall be made such that surface drainage does not enter

the cellar;

The walls and floors of the cellar shall be watertight and be so designed that the

effects of the surrounding soil and moisture if any, are taken into account in

design and adequate damp proofing treatment is given;

The access to the cellar shall be separate from the main and alternative

staircase providing access and exit from higher floor. Where the staircase is

continuous in the case of buildings served by more than one staircase, the same

shall be enclosed type, serving as a fire separation from the cellar floor and higher

floors. Open ramps shall be permitted, if they are constructed within the building

line subject to the provision of clause (v) above;

In case partition in the cellars is allowed by the Authority, no compartment

shall be less than 50.00 M²in area and each compartment shall have proper

ventilation provision and the cellar partition shall however, conform to the

norms laid down by the Fire Services; and

In no circumstances, construction of toilet, bath, and kitchen etc. shall be allowed

in the cellar.

19.4.4 PUBLIC AND SEMI PUBLIC

(a) PERMITTED USES.—Government Offices, Central, State, Local and Semi-

Government, public undertaking offices, defence court, universities and specialised

educational institute, polytechnic, colleges, schools, nursery and kindergarten (not to

be located near hospital or health care facility), research and development centres,

social and welfare centres, libraries, social and cultural institutes, religious

buildings/centres, conference halls, community halls, baratghar, dharamshala, guest

house, museum/art galleries, exhibition centres, auditoriums, open air theatre,

recreational club, playground, banks, police station/police posts, police lines, police

headquarters, jails, fire stations/fire posts, post and telegraph, public utilities and

buildings, solid waste dumping grounds/sites, post offices, local State and Central

Government Offices and use for defence purposes, bus and railway passenger

terminals, public utility and buildings, local municipal facilities, uses incidental to

Government offices and for their use, monuments, radio transmitter and wireless

stations, telecommunication centre, telephone exchange, hospitals, health centres,

nursing homes, dispensaries and clinic and other public and semi-public facilities as

decided on the basis of common usage by the Director.

(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL

GROUNDS BY DIRECTOR.—Residential flat and residential plot for group

housing for staff employees, hostels, water supply installations, sewage disposal

works, service stations, railway stations/yards, bus/truck terminals, burial grounds,

cremation

grounds

and

cemeteries/graveyards,

warehouse/storage

godowns,

helipads, commercial uses/centres, other uses/ activities, subject to the coverage,

height, FAR and set backs of this zone.

5031

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

(c) PROHIBITED USES.—Heavy, extensive and other obnoxious, hazardous

industries, slaughter houses, junk yards, wholesale mandis, dairy and poultry farms,

farm‐houses, workshop for servicing and repairs, processing and sale of farm

product and uses not specifically permitted herein.

19.4.4.1 The General Regulations as laid down under regulation 19.2 shall be kept in view while

permitting any development in this zone.

19.4.4.2 Minimum Plot area, set back, FAR of Public and Semi Public use.

The Minimum plot area, minimum set back, maximum floor area for public and semi

public educational buildings, police/fire station, medical, community hall, Library/

Religious Building, Govt. & Semi Govt. offices shall be governed by the following

table:—

Sl.

No.

Description and

Minimum Plot Area

Minimum Set Backs (in Metre)

Maximum

Floor Area

Ratio

Maximum

Height in

Metres*

Front

Left

Right

Rear

1. 250 M²to 500 M²

3.00

2.00

21.00

2. 501 M²to 1000 M²

5.00

2.00

3.00

1.75

21.00

3. 1001 M²to 5000 M²

10.00

5.00

1.50

21.00

4. Above 5000 M²

15.00

7.50

1.50

21.00

*Note.—The Maximum height of building further be depicted by the General Regulation Clause No 2.

In case of petrol/diesel filling stations, the layout plan/norms prescribed for set backs

etc. by the Indian Oil Corporation (I.O.C.) shall be adopted. However, on National

Highway and State Highways the front set backs shall be kept 5.00M. If the rear and

sides set backs are not mentioned on the layout plan(I.O.C.) then the sides and rear set

backs shall be kept as 2.00M.

In the case of godowns for Liquefied Petroleum Gas (LPG) cylinders the norms as

prescribed by the Oil and Natural Gas Commission (O.N.G.C.) shall be adopted.

However on National Highway and State Highway the front set backs shall be kept

5.00M. If the rear and sides set backs are not mentioned on the layout plan (I.O.C.)

then the sides and rear set backs shall be kept as 2.00M.

The set back shall not be applicable to services like electric sub-stations, road

side infrastructure/facilities such as rain shelters, landscaping/auto services etc.

which have specially been permitted by the Himachal Pradesh Public Works

Department (Building and Roads) in the acquired width of roads.

In case of existing institutional buildings, Govt./Semi Govt. office buildings in zones

other than this zone the permission on special ground may be given by the Director to

construct such institutional buildings according to the requirements and regulations of

that particular zone.

5032

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

Minimum width of path road abutting one side of plot shall be 3.00M. In case the

plot located on existing or proposed roads/path having following Right of Ways

(ROWs), the front set back shall be left as under:—

Sl.

No.

Proposed Right of Ways

Front set back(from control line)

24 Meter

8 Meter

18 Meter

8 Meter

12 Meter

3 Meter

09 Meter

3 Meter

07 Meter

3 Meter

19.4.5 Parks and open spaces zone

(a) PERMITTED USES.—Regional parks, district parks, playgrounds, children traffic

parks, botanical/zoological/horticultural garden, bird sanctuary, clubs, stadiums

(indoor), outdoor stadiums with/without health centre for players and staff, picnic

huts,

holiday

resorts, shooting range, sports training centres, specialized

parks/maidans for multiuse, swimming pool, special recreation and special educational

areas, , library, public utilities. Forest Department or any other Department/

Organization may plant trees/shrubs etc. in the Natural Reserves and Green Belt

area demarcated in the Development Plan for the control of soil erosion/

conservation and strengthening of natural environs with the prior consent/approval

of the owner of such Natural Reserve/Green Belt area but the ownership of the

plantation shall vest in the owner.

(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL

GROUNDS BY DIRECTOR.—Building and structures ancillary to use permitted

in open spaces and parks such as stand for vehicles on hire, taxis and scooters, bus

and railway passenger terminals, facilities such as police post, fire post, post and

telegraph office, commercial use of transit nature like cinema, circus and other shows,

public assembly halls, restaurants and caravan parks, sports stadium, open air cinemas,

subject to the coverage, height, FAR and set backs of this zone.

(c) PROHIBITED USES.—Any building or structure which is not required for open

air recreation, dwelling unit except for watch and ward personnel and uses not

specifically permitted therein.

19.4.5.1. The General Regulations as laid down under regulation 19.2 shall be kept in view while

permitting any development in this zone.

19.4.5.2 In case of construction of any building incidental to parks and open spaces use such

stadium, sports room etc. the regulations as applicable to the public and semi public

zone as envisaged under regulation 19.4.4.2 shall also be applicable to this zone.

19.4.6 Traffic & transportation zone.—The general regulations as laid down under

regulation 19.2 shall be kept in view while permitting any development in this

zone.

19.4.6.1 In case of construction of any building incidental to traffic & transportation use, such as

convenient shopping hotel, warehousing, waiting hall etc. the regulations as applicable

to commercial zone shall also be applicable to this zone as envisaged under regulation

19.4.2.

5033

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

19.4.7 Agriculture zone and water bodies zone :

(a) PERMITTED USES.—Dwellings for the people engaged in the farm, farm

houses and accessory buildings, agriculture, horticulture, dairy, poultry farms,

stables for animals rearing and breeding, processing and sale of farm produce,

petrol and other fuel filling stations, schools, libraries, religious buildings, public

utility buildings etc.

(b) RESTRICTED USES THAT MAY BE PERMITTED ON SPECIAL

GROUNDS BY DIRECTOR.—Quarrying of gravel, sand, clay or stone, lime kilns,

brick kilns, show room workshops for servicing and repair of farm machinery and

service stations on fixed tenure basis, cold storage, godowns for food, seeds, fertilizer,

agriculture/horticulture equipments, tourist accommodation, transit visitor’s camps on

non-permanent basis, bus/taxi stand and parking places etc. subject to the coverage,

height, FAR and set backs of this zone.

(c) PROHIBITED

USES.—All

other uses

not

specifically permitted

herein.

regulations for residential zone would normally apply to this zone. Temporary

constructions would be permitted only with the prior permission of the Director.

19.4.7.1 The general regulations as laid down under regulation 19.2 shall be kept in view while

permitting any development in this zone.

Note.—In built up area/dense area(Municipal Council Area) Nos. of storeys for all uses in

case of new development shall be permitted after making provisions of set backs, upto

maximum 4+1 parking storeys of building and reconstruction shall be allowed on the old

pattern of development and existing building lines and built up area with provision of

parking if feasible.

19.4.7.2

Regulation for Exempted Area

REGULATIONS OF PRESCRIBED LIMITS FOR DEVELOPMENT ACTIVITIES

EXEMPTED UNDER SECTION 30-A OF THE HIMACHAL PRADESH TOWN AND

COUNTRY PLANNING ACT, 1977

(ACT NO. 12 OF 1977)

RESIDENTIAL BUILDINGS AND FARM HOUSES

(i)

Maximum floor area

: 600.00 M²

(ii) Maximum number of storeys

: 3 Nos +1 Parking floor wherever feasible.

Note.—The applicant may have a maximum floor area of 600.00 M²distributed over not more

than three storeys.

II.

COMMERCIAL USE

(i) Maximum floor area

100.00 M²

(ii) Maximum number of storeys

2 Nos.

(iii) Minimum access

3.00 M

5034

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

(iv) Parking

For loading, un-loading and parking purpose

suitable community parking space has to be

arranged by the Shop owners.

Note.—The applicant may have a maximum floor area of 100.00 M²distributed over not

more than two storeys.

III.

SERVICE INDUSTRIES

(i)

(ii)

(iii)

(iv)

Maximum floor area

Number of storeys

Minimum access

Parking

100.00 M²

1 No.

3.00 M

For loading, un-loading and parking

purpose suitable community parking

space shall have to be ensured by the

Industrialists.

IV.

PUBLIC AMENITIES

(i)

(ii)

Maximum floor area

Maximum number of storeys

As per requirement of the particular amenity.

3 Nos.

(iii) Minimum access

3.00 M

(iv) Parking

@ 0.50 to 1.50 equivalent car space

per 100 M²of floor area.

(v) Play fields in case of

educational building.

0.20 Hectare to 1.60 hectare is desirable,

however, as per availability of land.

OTHER IMPERATIVES

(i)

Structural safety and seismic proofing including soil investigation should be ensured.

(ii)

Attic and basement/mezzanine shall be counted as a storey.

(iii) Sloping roof shall have to be ensured.

(iv)

No construction shall be raised within a distance of 3.00 Metre from the edge of the

roads in respect of village roads.

(v)

No construction shall be raised within the controlled width of major District roads.

(vi)

Minimum Set Back of 3.00 M from the controlled width of National Highways, State

Highways and Scheduled Roads under the Himachal Pradesh Road Side Land Control

Act, 1968, shall be kept.

5035

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

(vii) Minimum Set Back of 2.00 M in front and 1.50 M in sides and rear side and from the

adjoining property, Government land and 5.00 M from Forest land shall have to be

maintained.

(viii) Adequate distance from the electric lines as per the requirement of Himachal Pradesh

State Electricity Board Limited (HPSEB Ltd.) Rules, shall have to be maintained. The

No Objection Certificate (NOC) of the competent authority shall also be required, if

HT/LT line is crossing through the Scheme.

(ix)

The applicant shall endeavor to develop the colony along the slopes of hill without

much disturbance to the natural hill profile. In no case hill cut at any level shall

exceed 3.50 Metres.

(x)

Provision of Rain Water Harvesting structure @ 20 Liters per M²of roof area (not

less than 200 M²) should be made.

(xi)

Septic Tank and Soak Pit should be constructed.

(xii) Preference shall be given for Solar Passive Building Design. Roof top @ 12 M²per 1

Kilo Watt peak (KWp) shall be used for Solar Photovoltaic (PV) installations in

public and semi-public buildings and tourism unit.

(xiii) Locational attributes, aesthetics, local building material, heritage and environmental

aspects should also be taken into account.

VI.

REMARKS

(i)

The benefit of above exemptions shall only be available to the residents and

original inhabitants of the areas, who owned the property at the time of

commencement of the Act and their natural heirs only and not to the persons who

purchased land in rural areas.

(ii) Any person intending to carry out development activities exempted under section 30-A

of the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of

1977) shall give information on simple paper alongwith a copy of original

jamabandi and original tatima to the concerned Panchayat before carrying out

development activities. The concerned Panchayat after verifying the documents, shall

grant No Objection Certificate (NOC) to the applicant under section 83-A of the

Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977) for

obtaining service connections.

(iii) In case of any constraints as per the site conditions in maintaining setbacks, or any

other regulations the Director or the concerned officer vested with the powers of the

Director may relax the same. In case of any clarification with reference to any proviso

or if there is no specific provision, the provisions as envisaged in the Urban and

Regional Development Plans Formulation and Implementation (URDPFI) Guidelines,

2014, of the Government of India or the National Building Code of India shall have to

be adhered to.

19.5 EASE OF DOING BUSINESS

To ensure Ease of doing Business, application for all kind of permission shall be received

online, for fast-tracking building permission and to streamline the planning permission

5036

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

process. All kind of building are further classified according to the risk matrix depending

upon various vulnerability factors as per under :—

Risk Based Classification of Buildings

Sl.

No.

Risk

Buildings

Planning Permission

Time

RESIDENTIAL BUILDING

(a)

High

Group Housing Schemes, above 3 Storey buildings,

buildings on slopes more than 30°, any building

raised on landfill, reclaimed land, sinking sliding

zones. Building within horizontal distance Upto 25

meter from HFL as prescribed in Rules, building

with communication towers and buildings falling

under the corridor of HT/LT lines.

Within 60 days

(b)

Moderate

All 2-3 storey buildings, buildings on slopes above

15° and upto 30°.

Within 30 days

(c)

Low

Single Storey buildings constructed on slope less

than 15°.

Within 20 days.

COMMERCIAL BUILDINGS

(a)

High

Commercial Shopping Complexes, Multiplexes.

Tourism Units, Marriage palaces, Automobile,

Showrooms, any building raised on landfill,

reclaimed land. Sinking sliding zones, buildings

within the minimum prescribed setback from HFL

prescribed

Rules,

building

with

communication towers and building falling under

the corridor of HT/LT lines.

Within 60 days

(b)

Moderate

Double Storey shops

Within 30 days

(c)

Low

Single storey shops

Within 20 days

INDUSTRIAL BUILDING

(a)

High

Building above two storeys, any building above10

meters height, any building raised on landfill,

reclaimed land, sinking sliding zones, buildings

within the minimum setback from HFL as

prescribed in Rules, buildings with communication

towers and buildings falling under the corridor of

HT/LT lines.

Within 60 days

(b)

Low

Single storey building of 10 meters or less than 10

meters height.

Within 20 days

5037

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

PUBLICS/SEMI-PUBLIC

(a)

High

All buildings except for the buildings mentioned

under low Risk category

Within 60 days

(b)

Low

Toilets, rain shelters, pump houses and

crematoriums.

Within 20 days

MIXED LAND USE BUILDINGS

(a)

High

All buildings

Within 60 days

Note.—The High Risk and Moderate Risk category of construction shall be supervised by the

Registered Private Professionals and the structural safety certificate and design shall be

submitted by Registered Structural Engineers.

19.6 ABADI DEH

Unless otherwise specified under all the above regulations no planning permission shall be

required for village “Abadi Deh” as defined in the revenue records. Construction in Abadi

Deh area shall continue to be covered/governed as per existing conventions. Changes of

landuse for development in this zone, other than a farm house, can be permitted only in

exceptional case subject to following conditions:—

A simple application shall be submitted to the Director for construction of two storeys

structures with two metres set backs on all sides for self-employment activities e.g. Shop

Atta Chakki, Poultry Farm, Dairy, Godowns and Small Scale Industry promoting

agriculture. The application shall contain the following description:—

Name and Father's name of the applicant alongwith correspondence and permanent

address.

Description of land and activity proposed.

A location/Site plan describing the exact location of the site (with or without scale)

Line plan of the proposed construction (Scale 1:100).

However, each of such application shall be accompanied with a recommendation of

the Pradhan of the area that the proposed activity/construction is not going to cause

any nuisance and that there is a proper approach path existing or proposed by the

applicant.

19.7

RIVER FRONT AREA ZONE

This zone has been demarcated to comply with the orders of the Hon'ble High Court of

Himachal Pradesh and subsequent report of the 'Expert Group' adopted by the said Hon'ble

Court. The area is as under:—

The land below the High Flood Level (HFL) shall be treated as river land and no

construction activities of any kind except erosion checking measures shall be

allowed in this belt.

Beyond the HFL, a belt of 25 M width along both banks of river Beas shall be

developed exclusively as a “Green Zone” by the Department of Forest. No

construction/development other than one related to soil conservation, afforestation,

5038

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

landscaping for tourism and public utilities such as lines of movement, water pump

houses, sewerage treatment plants, solid waste management plants shall be allowed in

this zone.

Beyond 25.00M width from HFL on both banks of river Beas, the development

activities shall be, as per provision of this Development Plan.

19.8

FOREST AREAS

Every effort shall be made to preserve and protect the existing forest areas. While

Government forests are expected to maintain their statusquo, the private forests shall also

be preserved and protected.

Activities promoting afforestation, wild life, picnics and tourism alone shall be

permissible. Under tourism only such activities shall be allowed whereby tented,

temporary, small and make shift accommodations are proposed with prior permission of

the Forest Department. Felling of trees shall not be allowed for any of the activities

mentioned above.

19.9 INFORMATION TECHNOLOGY PARKS REGULATIONS REGULATIONS FOR

DEVELOPMENT OF INFORMATION TECHNOLOGY PARK

(i)

SLOPE

Buildings of Information Technology (IT) Park shall be allowed up to 30⁰slope.

The infrastructural services including roads shall be developed in accordance with the

slope of the area.

(ii) LAND USE STRUCTURE OF COMPLEX

Sl.

No.

Land Use Structure

Maximum limit

Total Covered Area

(i) IT related activities

(ii) Commercial

(iii) Recreational (Indoor)

(iv) Residential

50%

22% to 44%

1% to 5%

1% to 3%

9% to 15 %

Parks and Tot Lots

8% to 12%

Area under Traffic and Transportation

16% to 20%

Area under Set Backs and other Open Spaces

20% to 24%

(iii) MEANS OF ACCESS

(i)

The access to the site of IT Park area shall not be less than 5.00 M wide.

(ii) Provisions of internal roads shall be as under:—

Sl. No.

Width

Length

9.00 M

Up to 1000.00 M

12.00 M

Above 1000.00 M

5039

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

(iv) PARKING PROVISION

1. Residential

= @ 1.00 car space per 75 M²floor area

2. Commercial

= @ 1.50 car space per 75 M²floor area

3. Office Use

= @ 1.25 car space per 75 M²floor area

4. Hardware Manufacturing Unit = @ 1.00 car space per 60 M²floor area

5. Software development/ITES

= @ 1.00 car space per 40 M²floor area

Maximum height of parking floor shall be 3.00 M including depth of beam below

the ceiling of the slab.

(v)

MAXIMUM FLOOR AREA RATIO (FAR)

Maximum Floor Area Ratio (FAR) shall be 1.75.

(vi)

MAXIMUM HEIGHT OF BUILDINGS

Maximum height of buildings for IT and related activities shall be 21.00 M.

(vii) SET BACKS

(1) Block to Block distance shall be 2/3^rdof average height of the Blocks.

(2) Distance of structures from the adjoining properties and side set backs shall

not be less than 1/3^rdof the height of the Blocks.

(3) Minimum 3.00 M distance from internal roads shall have to be maintained.

(viii) EXPANSION JOINTS

The structures exceeding 45.00 M in length shall be divided by one or more

expansion joints as per the Structural Design calculations.

(ix)

STRUCTURAL STABILITY

The Structural Stability provisions including Soil Investigation Report have to be

strictly adhered, as enshrined in Section 31-A of the Himachal Pradesh Town and

Country Planning Act, 1977 (Act No. 12 of 1977) and under Rule 21 of the

Himachal Pradesh Town and Country Planning Rules, 2014.

(x)

ENVIRONMENT AND HEALTH

1. Proper air, light and ventilation to each dwelling unit shall have to be ensured.

At least three hours sun may be available for each building during winters. In

case of residential structures, kitchen and services shall have to be provided

along the external walls. However, if the water closets and bath rooms are not

opening to the front, sides, rear and interior open spaces, these shall open to

the ventilation shaft. The maximum size of ventilation shaft shall be 4.00 M²

with minimum one dimension of 1.50 M.

5040

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

2. The Developer shall ensure prior environmental clearance under the

provisions of the Environment Protection Act, 1986 from the Competent

Authority, besides consent of the Himachal Pradesh State Environment

Protection and Pollution Control Board under the Water (Prevention and

Control of Pollution) Act, 1974 and the Air (Prevention and Control of

Pollution) Act, 1981.

(xi)

SAFETY MEASURES

(1) In case of buildings above 15.00 M height, No Objection Certificate from the

Director of Fire Services or Chief Fire Officer, as the case may be, shall be

required.

(2) The provision of stair cases shall be as per clause “4.6.2” of Part-IV of the

National Building Code of India i.e. minimum two stair cases for floor area of

more than 500 M². At least one of the stair case shall be on external wall of the

buildings and shall open directly to the exterior. Width of stair case shall not be

less than 3.00 M i.e. 1.50 M in each flight.

(3) Provision for lift shall be optional upto 3 storeys and 1 parking floor. However,

for more than 3 storeys and one parking floor, it shall be mandatory

requirement. The Developer shall make provision of power back up for the lift

and general lighting within and outside the building at his own cost.

(4) Provision for proper Fire Hydrants shall have to be made in the Complex and

the layout, showing position and location of the same. It shall be made

available to the nearest Fire Office.

(xii) POTABLE WATER SUPPLY AND RAIN WATER HARVESTING

(1) No Objection Certificate (NOC) from the Himachal Pradesh Irrigation and

Public Health Department (HPI&PH) regarding availability of adequate water

supply and viability of design of rain water harvesting structure shall have to be

furnished.

(2) Adequate provision for rain water harvesting structure, @ 20 Liters per M²of the

roof top area, shall have to be made underground in the parks and open spaces

and the same shall be used for the purposes other than drinking and cooking.

(xiii) PARKS AND TOT LOTS

Area under parks and tot lots shall have to be properly developed in regular

shape by providing retaining walls, railings, plantation etc. and amidst the

Blocks; proper landscaping of the IT Park area in accordance with the design

shall be ensured by the Developer.

(xiv) EXISTING TREES AND PLANTATION

(1) No construction shall be allowed within a radius of 2.00 M from the existing tree

and 5.00 M from the forest boundary measured from the circumference of an

existing tree.

5041

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

(2) Plantation shall be ensured @ 125 trees per Hectare.

(xv) DISTANCE FROM NATURAL DRAINAGE

Distance from the Highest Flood Level (HFL) along Rivers, Khuds and Nullahs shall

be as delineated in the Interim Development Plans / Development Plans. In other

areas, no construction shall be allowed in parcel of land prone to floods.

(xvi) DISTANCE FROM ROADS

Minimum distance of structures from National Highways, State Highways,

Himachal Pradesh Public Works Department (HPPWD)’s Scheduled roads, Bye-

Passes and other District roads shall be 15.00 M.

(xvii) DISTANCE FROM ELECTRIC LINES

Adequate distance from the electric lines as per the requirement of Himachal Pradesh

State Electricity Board Limited (HPSEB Ltd.) Rules shall have to be maintained.

The No Objection Certificate (NOC) of the Competent Authority shall also be

required, if HT/LT line is crossing through the Complex.

(xviii) ASSESSMENT OF POWER REQUIREMENT

In case power requirement assessment exceeds 50 KW, proper space for

installation of electric Transformer and Transmission Lines of 11 KV shall be

provided in the layout plan. The proposed space is to be got verified from the

concerned Officer of the HPSEB Ltd. and accordingly No Objection Certificate

(NOC) along with verification at site shall have to be furnished.

(xix) DEVELOPMENT OF INFRASTRUCTURE AND ITS MAINTENANCE

(1) The Developer shall construct roads and drains, lay electric and sewerage lines

and shall make provision for disposal of solid waste etc. Suitable site has to be

reserved for placement of dumpers. The provision of services infrastructure

shall be made through a duct to be constructed on the sides of the internal roads.

(2) The Developer shall provide street light poles each at a distance of 30.00 M on

either side of the roads.

(3) The provision of community water reservoir has to be made in the Complex.

(4) All the infrastructural services shall be maintained by the Developer, till such

time when a Society is formed and got registered by the stakeholders and

residents of the Complex or a Municipality or Gram Panchayat takes over the

maintenance pursuits of the area.

(xx) SUPERVISION

The registered Architect from the Council of Architecture and Structural Engineer,

Graduate in Civil Engineering with 3 years experience in Structural Engineering

and the Town Planner shall be competent for supervision of development of land as

per provisions of Annexure-A of Part II of the National Building Code of India, 2005.

5042

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

(xxi) INTEGRATION

Proper integration of the IT park area shall have to be ensured with the surrounding

uses and infrastructural provisions like roads, drainage, sewerage etc.

(xxii) PRESERVATION OF LOCAL HERITAGE AND HILL ARCHITECTURE

As far as possible local Heritage and Hill Architecture imperatives shall have to be

ensured and incorporated in the designs in terms of facades, sloping roof, windows,

doors etc. in hilly areas.

(xxiii) Other Regulations and instructions as issued by the Government from time to time

shall be adhered strictly.

19.10 SOLAR PASSIVE BUILDING DESIGN REGULATIONS

SCOPE

The Solar Passive Building Design shall be required in the following type of buildings:—

(i)

All the Government and Semi-Government buildings.

(ii) Public and Semi-Public Institutions including Educational, Health, Community

Centres, Banquet Halls, Inns and buildings of Autonomous Bodies.

(iii) Urban Local Bodies and Panchayati Raj Institutions.

(iv) Residential buildings in Urban and Urbanisable Areas.

(v) Residential Colonies and Apartments.

(vi) Commercial complexes and buildings related thereto including Hotels, Resorts,

Lodges and Guest Houses.

(vii) Industrial buildings and complexes thereof.

(viii) Transport buildings such as Airport Terminals, Bus Terminals, and Railway Stations

etc.

(ix) New Townships.

II.

BUILDING MAP

The map for the building should accompany a statement giving detail of specifications of

Solar Passive Heating and Cooling system, day lighting features, solar photovoltaic panels,

energy efficient and other renewal energy devices as shown in the drawing and proposed to

be installed where required. Expected energy saving in the building should also be

mentioned.

III.

SITE SELECTION

The site should preferably be selected on southern slopes or sunny side. Availability of sun

shine duration during the winter months of December to March should also be mentioned.

5043

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

IV.

ORIENTATION

The longer axis of the building should preferably lie along east-west directions to trap

maximum solar energy during winters.

PLANNING OF SPACES

The main habitable spaces of a building may be planned and designed in such a manner, so

that natural day light is available. The stair cases, garages, toilets and stores may be

planned preferably in northern side. Minimum door and window openings on north side be

proposed to avoid heat losses. In order to capture maximum heat in winters, maximum

glazing be proposed on southern side. Glazing in proportion to total surface area of outer

wall should not exceed more than 50% in mid-altitude regions i.e. 1500 M to 2200 M and

not more than 70% in high altitude regions i.e. 2200 M and higher.

VI.

INTEGRATING SOLAR HEATING SYSTEMS IN BUILDING DESIGNS

Passive solar heating systems like solar air heating, water heating, sun space, solar

walls, space heating, green houses and solar trombe wall etc. shall be integrated in

the building design, wherever possible on southern side, so as to allow maximum

direct solar access to these systems.

The suitability of space heating systems to be installed or incorporated in the design

of a solar passive building, is to be decided by the registered Town Planner/

Architect/Engineer/ Designer/Solar Expert in accordance with building site, climate

and space heating requirements.

VII.

SOLAR PHOTOVOLTAIC PANEL (SPV) FOR LIGHTING

Wherever possible and required, the solar photovoltaic panels may be integrated preferably

in the building design for providing light in the building, emergency lighting and street

lighting, so that use of electricity is minimized.

VIII. SOLAR PASSIVE COOLING DESIGN FEATURES

The ventilation and Solar Passive cooling features may be incorporated wherever required

as follows:—

Cross Ventilation.—Windows on opposite sides of rooms may be provided for

proper circulation and ventilation of fresh and cool air in summers. Windows on

southern side may be fixed with overhangs of adequate height and width to provide

shade during the summers.

Colour and Shading.—The external surface of the wall may be painted with white or

light colours to reflect instant solar radiation.

Ground Embankments.—Ground floor may be provided with earth berming up to a

height of around 1.00 M for taking the advantage of constant temperature of the earth

throughout the year.

Outside Temperature.—Outside temperature may be modified by landscaping.

5044

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

IX.

REDUCING THERMAL LOSSES

The local building materials including stone, slate and mud may be utilized to meet the

heating and cooling requirements by storing warmth and keeping the building cool.

OUTER WALL THICKNESS

Outer walls of the building should be made at least 0.23M thick or with cavity with air or

with insulation for thermal comfort and to avoid the transfer of heat from outer

environment to inner environment and vice versa.

XI.

INSTALLATION OF SOLAR ASSISTED WATER HEATING SYSTEM IN

BUILDINGS:

The capacity of the Solar hot water system is to be determined as per the

requirement of particular building. The following building plans shall be submitted

alongwith provision of solar water heating system :—

(a) Hospitals and Nursing Homes.

(b) Hotels, Lodges, Guest Houses, Group Housing or Apartments on an area of more

than 1000 M².

(d) Barracks of Police.

(e) Functional Buildings of public institutions like Airports, Bus Stands and

Railway Stations.

(f) Community Centers, Banquet Halls and buildings for similar use.

(g) Roof top @ 12 M²per 1 Kilo Watt peak (KWp) shall be used for Solar

Photovoltaic (PV) installations.

2. (a) New buildings should have open space on the roof top which receives direct sun

light. The load bearing capacity of the roof should at least be 50 Kg. per

M². All new buildings of above categories must complete installation of solar

water heating system before putting the same in use.

(b) Installation of solar assisted water heating systems in the existing building as

given in Regulation 11.1 shall be required at the time of change of building use

to above said categories, provided there is a system or installation, for supplying

hot water.

Installation of solar assisted water heating systems shall conform to the Bureau of

Indian Standards (BIS) specifications. The solar collectors used in the system

shall have the Bureau of Indian Standards (BIS) certification mark.

All solar water heating systems may have an automatic electric backup system, so that

the same is functional during cloudy or low / non-sunshine days.

Provision in the building design itself may be kept for an insulated pipeline from the

roof top in the building to various distribution points where hot water or hot air is

required.

5045

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

The solar water heating system has to be integrated preferably in roof of the

building, wherever possible, so that the panels become integral part of the roof. The

solar air /water collectors/ greenhouses / sun spaces on the roof for receiving maximum

solar radiation will be allowed.

19.11 BARRIER FREE REGULATIONS FOR PERSON WITH DISABILITIES

Barrier free environment for the persons with disabilities regulations.

(I)

SITE PLANNING

Every public and semi-public building shall have at least one access to main entrance/exit to

disabled which shall be indicated by proper signage. This entrance shall have approach

through ramp together with stepped entry. The ramp should have a landing after 9 M run

and in front of the doorway. Minimum size of landing shall be 1000x2000 mm.

(II) ACCESS PATH/WALKWAY

Access path from plot entry and surface parking to building entrance shall be minimum of

1800 mm wide, having even surface without any step. Slope if any shall not be greater than

5%. Selection of floor material shall be made suitably to attract or to guide visually

impaired persons (limited to floor material whose colour texture is conspicuously different

from that of the surrounding floor material or the material that emit different sound to

guide visually impaired persons). Finishes shall have a non-slip surface with texture

traversable by a wheel chair curbs wherever provided should blend to common level.

(III) PARKING PROVISION

(a) Surface parking for two equivalent car spaces shall have to be provided near

entrance with maximum travel distance of 30 M from building entrance. Width of

parking bay shall be minimum 3.60 M.

(b) Guiding floor materials shall be provided or a device, which guides visually impaired

persons with audible signals, or other devices, which serves the same purpose, shall be

provided.

(IV) APPROACH TO PLINTH LEVEL

(a) Ramp shall be provided with non-slip material to enter the building. Minimum clear

width of ramp shall be 1800 mm with maximum gradient of 1:12 between top and

bottom of the ramp. Length of ramps shall not exceed 9.00 Metres having 800 mm

high handrail on both sides extending 300 mm beyond the ramp. Minimum gap

from the adjacent wall to the handrail shall be 50 mm.

(b) For stepped approach size of tread shall not be less than 300 mm and maximum riser

shall be 150 mm. Provision of 800 mm high handrails on both sides of the stepped

approach similar to the ramped approach shall be provided.

(V)

ENTRANCE DOOR

Minimum clear opening for the entrance door shall be 1000 mm.

5046

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

(VI)

CORRIDOR CONNECTING THE ENTRANCE/EXIT

The corridor connecting the entrance/exit for handicapped leading directly outdoors to a

place where information concerning the overall views of the specific building can be

provided to visually impaired persons either by a person or signs shall be provided as

follows:—

(1) Guiding floor materials shall be provided or devices that emit sound to guide

visually impaired persons.

(2) The minimum width shall be 1500 mm.

(3) In case there is a difference of level, slope ways shall be provided with a gradient of

1:12.

(4) Handrails shall be provided for ramps/slope ways.

(VII) LIFT

For the buildings with more than 15.00 M in height one lift shall be provided for the wheel

chair user with the following clear dimensions:—

•

Clear internal depth 1100 mm

•

Clear internal width 2000 mm

•

Entrance door width 910 mm

A handrail not less than 600 mm long at 900 mm above floor level shall be fixed

adjacent to the control panel. The lift lobby shall be of an inside measurement of

1800m x 2000 mm of more. Operational details of lift shall conform to the National

Building Code of India.

(VIII) TOILETS

One special toilet in a set of a toilets shall be provided for use of handicapped with

following specifications:—

(a) Provision of washbasin near the entrance.

(b) The minimum size shall be 1500 mm x 1750 mm

be swinging/sliding:—

(a) Suitable arrangements for vertical/horizontal handrails with 50 mm clearance

from wall shall be made in the toilet.

(b) The W.C. Seat shall be 500 mm from the floor.

(IX) REFUGE AREA

Refuge area shall have to be provided at the fire protected stair landing on each floor

having doorways with clear opening width of 900 mm that can safely hold one or two

wheel chairs. The alarm switch should be installed between 900 and 1200 mm from the

floor level.

5047

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

19.12 REGULATIONS FOR COLLECTION OF RAIN WATER

The collection of rain water from the roof tops of the buildings shall be compulsory where

the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of 1977) is

in operation in the State as under:-

For all the buildings existing or proposed, having roof top area more than 200 M²for

construction in future.

The guidelines for capturing, storage, integration and distribution of rain water

shall be as under:—

(a) The Rain Water Harvesting Structures are allowed to be constructed in set backs

below ground level. If the storage is desired at any level above around level, it

has to be away form set backs within the permitted covered area.

(b) The community Rain Water Harvesting Structure shall also be permissible.

distribution shall be ensured.

(d) The stored rain water shall be utilized regularly for non-drinking usages including

fire fighting, landscaping, gardening apart from domestic usages.

(e) No water supply connection shall be given to any building till Rain Water

Harvesting System is put in place and subsequently operationalised.

(f) The minimum capacity of Rain Water Harvesting Structure shall be worked

out @ 20 ltr. per square metre of the roof top area.

(g) Violator shall be liable for disconnection of Public Water Supply connection.

(h) The owners of existing buildings without Rain Water Harvesting System shall

have to install Rain Water Harvesting System within eighteen months after

coming into the operation of these Regulations.

19.13 REGULATIONS FOR DEVELOPMENT OF APARTMENTS AND COLONIES

Site selection

The site may be selected in such area which is going to be proposed for Residential

Use and the same is not having non-conforming uses like obnoxious uses, industrial

and dumping ground etc. in its vicinity.

Check List

A check list showing Regulatory provisions and fulfillment thereof shall have to be

submitted alongwith the proposal for Apartments as under:-

5048

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

Sl. No.

Description

As per

Regulations

proposed

Scheme Area

Slope of Area

Means of Access

Land Use Structure

Coverage

(i)

Under Flats (Block wise)

(ii)

Under other uses (Block wise)

Total Built up Area

Floor Area Ratio (FAR)

No. of storeys in each Block

Height of each floor

10.

Total Height of Block

11.

No. of Flats/Dwelling Units in each Block

12.

Total Population

13.

Density per Hectare

14.

Detail of facilities like school, health services

etc. with respect to population.

15.

Parking provision

16.

Structural Stability Certification

17.

Distance of structures from natural drainage.

18.

Distance of structures from Highways and other

District Roads.

19.

Distance of structures from HT/LT lines

20.

No Objection Certificate of competent authority

of the Himachal Pradesh State Electricity Board

Limited in case HT/LT line is crossing over/

nearby proposed site.

21.

No Objection Certificate of the competent

authority

National

Highway/Himachal

Pradesh Public Works Department or Local

Bodies for approach to the proposed project as

the case may be.

22.

No Objection Certificate of the competent

authority

Himachal

Pradesh

Forest

Department.

23.

No Objection Certificate of the competent

authority of Himachal Pradesh Irrigation and

Public Health Department or consent of Central

Ground Water Authority regarding use of ground

water.

5049

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

24.

No Objection Certificate of the competent

authority of Himachal Pradesh Fire Services

Department.

25.

No Objection Certificate of the competent

authority of Urban Local Bodies/Panchayats.

26.

Provision of Rain Water Harvesting Structure.

27.

Arrangement for disposal and treatment of

solid waste, sullage, sewage, sewerage and

storm water.

28.

Provision for street lighting.

29.

Name of the registered Town Planner/ Architect/

Engineer with full correspondence address,

appointed for the job.

30.

Name of the registered Structural Engineer

with full correspondence address, appointed

for the job.

3. SIZE AND SHAPE OF SCHEME AREA

The cases for permission of Apartments shall be considered in the form of complexes and

not on ribbon development pattern along Highways/Major Roads.

4. SLOPE

Apartment shall be allowed upto 30

0 slopes.

LAND USE STRUCTURE OF A COLONY

Sl.

No.

Land Use

Percentage of Total Area

Area under Apartments

30 - 35 %

Commercial

02 - 03 %

Public and Semi- Public

06 - 10 %

Traffic and Transportation

10 - 15 %

Parks and Open Spaces

10 - 15 %

Area under set backs, pavement, plantation and

landscaping etc.

Balance

Total...

100 %

Provided that Director may, for the reasons to be recorded in writing revise the percentage

prescribed above keeping in view the location of the colony/project.

Note.—Under commercial use, convenient shops @ of one shop per 150 persons shall have to be

provided. These will include service shops like vegetable, shoe repair, dry cleaning, tailor,

5050

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

barber, general merchandise etc. The purpose of these shops should clearly be mentioned

in the Plan and should be accordingly allotted after completion. In case Public and

Semi-Public amenities like schools, health centres etc. are available in the vicinity and the

same are adequate to cater for the requirements of inhabitants, detail thereof shall have to

be given in the Check List at Regulation 2. However, provision of toilets and urinals @

two toilets, one for ladies and one for gents, per 1000 persons and provision for

kindergarten/ tot lots etc. shall have to be made in every Scheme.

MEANS OF ACCESS

(i)

The minimum access/approach from main road to the project site for construction

of colony or apartments with a population of 1000 persons shall not be less the 5.00

Metres and for population above 1000 persons shall not be less than 6.00 Metres.

However, in case of low-rise, low-density and isolated vacation group housing

projects an access / approach not less than 3.0 Metres can be considered. Such a

project shall have an overall F.A.R. of not more than 1.0 and maximum building

height of 10 M.

(ii) Width and length of means of internal access for colonies shall be as under:—

Sl. No.

Width

(in Metre)

Length upto

(in Metre)

5.00

400

7.50

Above 1000

(iii) Promoter shall endeavor to provide footpaths within the prescribed width of roads/

lanes as above along with the main roads/ lanes.

PARKING PROVISION

Parking provision shall have to be provided @ one vehicle i.e.18.00 M²area per 100 M²

floor area. Maximum height of parking floor shall be 3.00 Metre including the depth of

beam below the ceiling of the slab.

Maximum Floor Area Ratio (FAR) shall be 1.75.

FLOOR HEIGHT AND MAXIMUM HEIGHT OF BUILDING

The minimum floor height of apartments may vary from 3.00 Metres to 3.50 M.

However, the overall height of the building shall not exceed 25.00 M including sloping

roof in hilly areas of the State. Maximum height of sloping roof shall be in accordance with

the volume of structure and the same shall not be less than 30º slope of the roof. The

height of the Block shall be measured from plinth of the Block to the ridge of the roof

including parking and roof. The minimum slope of the roof/ dormer shall not be less than

30º. The colour of the roof shall be in post office red or grey green or any other colour

conforming to the colour of the natural roofing material.

10.

SET BACKS

The block to block distance shall be 1/3rd of average height of blocks subject to minimum

of 6.00 M. Distance of apartments from the adjoining properties and side set backs shall

5051

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

not be less than 1/4thof the height of the respective adjacent Block subject to minimum

of 3.00 M. All the projections of the apartments including any appurtenant shall be at a

minimum distance of 1.00 M. from footpath or 2.00 M. from the roads/ lane.

11.

STRUCTURAL STABILITY

The structural stability provisions including Soil Investigation Report have to be strictly

adhered as enshrined under Section 31-A of the Himachal Pradesh Town and Country

Planning Act, 1977 (Act No. 12 of 1977) and under Rule 21 of the Himachal Pradesh Town

and Country Planning Rules, 2014. Monitoring of the same shall have to be ensured at

each floor level and Completion Certificate in this regard shall be furnished to the

Director, Town and Country Planning Department, Himachal Pradesh, Shimla.

12.

ENVIRONMENT AND HEALTH

(i) Proper air, light and ventilation to each dwelling unit shall have to be ensured. At least

3 hours sun may be available for each flat during winters. Kitchen and services shall

have to be provided along the external walls. However, if the Water Closets (WCs)

and bath rooms are not opening on to front, side, rear and interior open spaces, these

shall open on to the ventilation shaft. The minimum size of which shall be as under:—

Sl.

No.

Height of Buildings

(in M)

Size of Ventilation

Shaft (in sqmt.)

Minimum one dimension

of the Ventilation Shaft (in

Metre)

Upto 10.00

1.20

0.90

Upto12.00

2.80

1.20

Upto18.00

4.00

1.50

24.00 & above

5.40

1.80

(ii) In view of Notification No. S.O. 801 (E) dated 7-7-2004 of the Ministry of

Environment and Forests, Government of India, New Delhi and accordingly further

directions of the State Government circulated vide letter No. STE-A (3)-11/2003,

dated 28-3-2005, in case of population more than 1000 persons or discharging

sewage more than 50 Kilo Litre per Day ( KLD) or above or with an investment of

Rs.50 Crores or above, the promoter has to ensure the Environmental Clearance

from the Government of India, besides consent of the Himachal Pradesh State

Environment Protection and Pollution Control Board under the Water (Prevention

and Control of Pollution) Act, 1974 and the Air (Prevention and Control of Pollution)

Act, 1981.

13.

SAFETY MEASURES

(i)

In case of buildings above 15.00 M of height, No Objection Certificate (NOC) from

the Director, Fire Services or Chief Fire Officer, as the case may be, shall be required.

(ii) The provision of stair cases shall be as per clause 4.6.2 of Part-IV of National

Building Code of India i.e. minimum of 2 stair cases for floor area of more than 500

M². Atleast one of the stair case shall be on external wall of the buildings and shall

5052

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

open directly to the exterior. Width of stair case shall not be less than 3.00 M i.e.

1.50 M in one flight.

(iii) Upto 4 storeys and 1 parking floor, provision for a lift shall be optional. However, for

more than 4 storeys and one parking floor, it shall be mandatory requirement. The

promoter has to make provision of power back up for the lift and general lighting

within and outside the building at his own cost.

(iv) Adequate system of fire hydrants/ fire fighting systems to the satisfaction of Director

General, Fire Services or Chief Fire Officers or the District Level Fire Officer, as

the case may be, shall be required.

14.

POTABLE WATER SUPPLY AND RAIN WATER HARVESTING

(i)

No Objection Certificate (NOC) from the Himachal Pradesh Irrigation and Public

Health Department (HPI& PH), regarding availability of adequate water supply and

viability of design of rain water harvesting structure shall have to be furnished.

(ii) Adequate provision for rain water harvesting structure @ 20 Litres per M²of the roof

top area shall have to be made underground in the parks and open spaces and the

same shall be used for the purposes other than drinking and cooking.

15.

PARKS AND OPEN SPACES

Area under parks and tot lots shall have to be properly developed in regular shape by

providing retaining walls, railings, plantation etc. and amidst the blocks. proper landscaping

of the Apartment area in accordance with the design shall be ensured by the promoter.

16.

EXISTING TREES AND PLANTATION

(i)

No construction shall be allowed within a radius of 2.00 M from the existing tree and

5.00 M from the forest boundary measured from the circumference of an existing tree.

(ii) The promoter shall ensure plantation of trees at least equivalent to the anticipated

population of the area and the same shall have to be monitored by the Director, Town

and Country Planning Department, Himachal Pradesh, Shimla. Local varieties of

trees with exotic impact and attraction shall have to be planted.

17.

DISTANCE FROM NATURAL DRAINAGE

Distance from the Highest Flood Level (HFL) along Rivers, Khuds and Nullahs shall be as

delineated in the Interim Development Plans / Development Plans. In other areas, no

construction shall be allowed in parcel of land prone to floods.

18.

DISTANCE FROM ROADS

Distance of structures from roads shall have to be adhered as under:—

(i)

National/ State Highways/ Himachal

Pradesh Public Works Department’s

Scheduled Roads and Bye-passes

: 15.00 M

5053

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

(ii) Other District Roads

: 10.00 M

(iii) Other Roads

: 5.00 M

19.

DISTANCE FROM ELECTRIC LINES

Adequate distance from the electric lines as per the requirement of Himachal Pradesh State

Electricity Board Limited (HPSEB Ltd.) Rules, shall have to be maintained. The No

Objection Certificate (NOC) of the competent authority shall also be required, if

HT/LT line is crossing through the Scheme.

20.

ASSESSMENT OF POWER REQUIREMENT

In case power assessment exceeds 50 KW, proper space for installation of electricity

Transformer is required to be provided in the layout plan and provision has to be made for

coming 11 KV line. The proposed space is to be got verified from the concerned Officer of

the Himachal Pradesh State Electricity Board Limited (HPSEB Ltd.) and accordingly No

Objection Certificate (NOC) alongwith verification at site shall have to be furnished.

21.

RESERVATION FOR ECONOMICALLY WEAKER SECTIONS, LOW INCOME

GROUPS OF SOCIETY AND BONAFIDE HIMACHALIS

The promoter shall have to ensure the reservation for Economical Weaker Section

(EWS), Low Income Group (LIG) of the society and Bonafide Himachalis as prescribed

in the Rule 56 of the Himachal Pradesh Town and Country Planning Rules, 2014.

22.

DEVELOPMENT OF INFRASTRUCTURE AND ITS MAINTENANCE

The promoter shall construct roads, drains, lay electricity lines, sewerage and make

provision for disposal of solid waste etc. Suitable site has to be reserved for placement of

dumpers. The provision of services infrastructure shall be made through a duct to be

constructed on sides of the road and the same have to be ascertained by the Director, Town

and Country Planning Department, Himachal Pradesh, Shimla during the course of

development at site. The promoter has to provide street light poles, each at a distance of

30.00 M on either side of the roads. The provision of community water reservoir has to

be made in the Scheme. All the infrastructural services shall be maintained till such time

that a Society is formed and got registered by the residents of the Scheme or Municipal

Corporation or Municipal Council or Nagar Panchayat or Special Area Development

Authority (SADA) or Panchayat, undertakes the maintenance pursuits of the area.

23.

CONTROL ON REGISTRATION OF APARTMENTS AND RELEASE OF

SERVICE CONNECTIONS

The Sub-Registrar shall not register sale deed of a Flat/Apartment which has been

constructed in violation of an approved plan. Similarly, the Himachal Pradesh State

Electricity Board Limited as well as Himachal Pradesh Irrigation and Public Health

Department shall not release any service connection without obtaining No Objection

Certificate (NOC) of the Director, Town and Country Planning Department, Himachal

Pradesh, Shimla under provision of Section 83-A of the Himachal Pradesh Town and

Country Planning Act, 1977(Act No. 12 of 1977).

5054

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

24.

SUPERVISION

The registered Architect from the Council of Architecture and Structural Engineer,

Graduate in Civil Engineering with 3 years experience in Structural Engineering and the

Town Planner shall be competent for supervision of development of land as per provisions

of Annexure-A of Part II of the National Building Code of India, 2005.

25.

INTEGRATION

Proper integration of the Apartment area shall have to be ensured with the surrounding uses

and infrastructural provisions like roads, drainage, sewerage etc.

26.

PRESERVATION OF THE NATURAL HILL PROFILE

Promoter shall endeavor to develop the colony along the slopes of hill without much

disturbance to the natural hill profile. In no case hill cut at any level shall exceed 3.50

Metres.

27.

PRESERVATION OF LOCAL HERITAGE AND HILL ARCHITECTURE

As far as possible local Heritage and Hill Architecture imperatives shall have to be

ensured and incorporated in the designs in terms of facades, sloping roof, windows, doors

etc. in hilly areas.

28.

URBAN AND REGIONAL DEVELOPMENT PLANS FORMULATION AND

IMPLEMENTATION (URDPFI) GUIDELINES.

In case of any clarification with reference to any proviso or if there is no specific provision,

the provisions as envisaged in the Urban and Regional Development Plans Formulation

and Implementation (URDPFI) Guidelines, 2014 of the Government of India or the

National Building Code, 2005 of India shall have to be adhered to.

19.14

REGULATIONS FOR INSTALLATION OF COMMUNICATION TOWERS.

The policy communicated by the Department of Information Technology, Govt. of

Himachal Pradesh, Shimla, shall be applicable in to in all the Planning Areas and Special

Areas in the State of Himachal Pradesh subject to the condition that minimum setbacks as

applicable for residential buildings in the Planning Area shall be applicable, in case tower

is installed on ground. A Structural Stability Certificate of the building shall be mandatory

for roof top towers and towers erected on ground.

mijksDr la'kks/kuksa dks iwokZsDr vf/kfu;e dh /kkjk 20 dh mi&/kkjk ¼4½ ds v/khu ;Fkk visf{kr

ds vuqlkj jkti=] fgekpy izns'k esa ,rn~ }kjk izdkf'kr fd;k tkrk gSA ,rn~ }kjk uksfVl fn;k tkrk

gS fd mDr iqujhf{kr@la'kksf/kr fodkl ;kstuk dh izfr fuEufyf[kr dk;kZyk;kas eas dk;kZy; le; ds

nkSjku fujh{k.k gsrq miyC/k jgsxh%&

1- funs'kd] uxj ,oa xzke ;kstuk foHkkx] fgekpy izns'k] f'keyk&9

2- uxj ,oa xzke ;kstukdkj] e.Myh; uxj ;kstuk dk;kZy;] e.Mh

3- dk;Zdkjh vf/kdkjh] uxj ifj"kn~] e.Mh] ftyk e.Mh

5055

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

mDr iqujhf{kr@la'kksf/kr fodkl ;kstuk jkti=] fgekpy izns'k esa izdk'ku dh rkjh[k ls izofrZr

gksxhA

vkns'k }kjk]

gLrk{kfjr@&

vfrfjDr eq[; lfpo ¼Vh-lh-ih-½ A

&&&&&&&&&&

[Authorised english Text of this Department Notification No. TCP-F(5)-1/2017 dated 31-07-2017

as required under Article 348 (3 ) of the Constitution of India].

TOWN AND COUNTRY PLANNING DEPARTMENT

NOTIFICATION

Shimla-2, the 31^stJuly, 2017

No. TCP-F(5)-1/2017.—WHEREAS, the draft amendments in the Development Plan for

Mandi Planning Area, notified vide Notification No. TCP-F(5)-9/2004 dated 27thDecember, 2004

were published by the Director, Town and Country Planning Department, Himachal Pradesh,

Shimla under sub-section (1) of Section 19 of the Himachal Pradesh Town and Country Planning

Act, 1977 (12 of 1977) read with rule 11 of the Himachal Pradesh Town and Country Planning

Rules, 2014 vide Notice No. HIM/TP/PJT/ AZR-Mandi/2013/Vol.I /20254-71, dated 4thMarch

in the official Gazette (e- Gazette) on 17thMarch, 2017 for inviting objection(s) and suggestion(s).

AND WHEREAS, only one objection/suggestion was received by the Director, which

was duly considered by him and modifications were made where required and the draft

amendments in the said Development Plan were submitted to the Government for approval.

NOW THEREFORE, in exercise of the process vested under sub-section(1) of Section

20 of the Himachal Pradesh Town and Country Planning Act, 1977 (12 of 1977), the Governor,

Himachal Pradesh is pleased to approve the following amendments in the Development Plan

for Mandi Planning Area, without modifications, namely:—

“Substitution of Chapter 19.—Chapter 19 of the Development Plan for Mandi Planning

Area, shall be substituted as under:—

CHAPTER-19

ZONING AND SUB-DIVISION REGULATIONS

19.1 PROCEDURE

19.1.1 APPLICATION FOR PERMISSION

The application for development of land to be undertaken on behalf of the Union or State

Government under Section 28 and under Section 29 by a Local Authority or any Authority

specially constituted under the Himachal Pradesh Town and Country Planning Act, 1977

shall be accompanied by such documents as prescribed under Rule-14 of the Himachal

Pradesh Town and Country Planning Rules, 2014.

5056

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

The application for development of land to be undertaken under Section 30 by any person

not being the Union or State Government, Local Authority or any Authority specially

constituted under the Himachal Pradesh Town and Country Planning Act, 1977 shall be in

such form along with the Specifications Sheet and Schedule attached with these forms and

containing such documents and with such fee as prescribed under Rule 16 of the Himachal

Pradesh Town and Country Planning Rules, 2014.

19.1.2 DOCUMENT REQUIRED

Apart from above the applicant shall furnish the following additional documents namely:—

Location Plan in the Scale of 1:1000, indicating the land in question, main approach

roads, important physical features of the locality/area, important public buildings

like School, Hospital, Cinema, Petrol Pump etc. and surrounding ownership.

Site Plan in the scale of 1:200 indicating the proposed site, approach road, adjoining

buildings, the existing drainage and sewerage showing the built up and open area

clearly. Site must tally with the shape and dimensions of plot shown in the Tatima.

Three sets of plan, showing elevation and section in the scale of 1:100. The

architectural drawings duly signed by the licensed and registered Architect/Planner/

Engineer/Draftsman alongwith his/her address and Registration number.

Copy of Treasury Challan Form vides which requisite fee has been deposited.

Latest original Khasra Map (Tatima) showing Khasra number of land in question,

adjoining Khasra numbers from all sides of plot and approach path with

dimensions.

Ownership documents, i.e. latest original Jamabandi.

In the Site Plan, the distance of electricity line, from development as per Indian

Electricity Rules, in case any electricity line is passing over or nearby the proposed site

be shown.

A certificate from the Municipal Council or Nagar Panchayat or Gram Panchayat or

Development Authority or Local Authority as the case may be, shall be enclosed in

support of taking over the land surrendered for development of road or path and

designating it as Public Street shall be submitted.

For the plots abutting National Highway, State Highway, Bye-Passes and other

Scheduled Roads, No Objection Certificate (NOC) from the Public Works

Department shall be submitted, as per the format appended below:—

NO OBJECTION CERTIFICATE FROM HIMACHAL PRADESH PUBLIC WORKS

DEPARTMENT

The Himachal Pradesh Public Works Department has no objection on carrying out any

development on land bearing Khasra Number……………………………….…….of revenue

Village/Mohal/Patti…………….............................................abutting

National

Highway/State

Highway/Scheduled Road ………………… by the owner Sh./Smt………………………….

5057

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

resident of…………………..with respect to the provisions of the Himachal Pradesh Road Side

Land Control Act, 1968 in this behalf, as shown in the site plan.

Seal of the Competent Authority

Public Works Department.

10.

Applicant shall have to submit any other Certificate/documents/Plan e.g. No Objection

Certificate (NOC) from the Himachal Pradesh State Pollution Control Board, Water and

Electricity availability certificate from the concerned Departments, etc. as may be

required by the Competent Authority. For obtaining NOC from Himachal Pradesh State

Electricity Board, the same shall be submitted as per format appended below: —

OBJECTION

CERTIFICATE

FROM

HIMACHAL

PRADESH

STATE

ELECTRICITY BOARD.

The Himachal Pradesh State Electricity Board has no objection on carrying out any

development on land bearing Khasra Number…………………..…..….………..of revenue

Village/Mohal/Phatti………………………..under the………………………………line by the

owner Sh./Smt…………………………resident of……………………………….with respect to

the provisions of the Indian Electricity Rules, 1956, in force in this behalf as shown in the site plan.

Seal of the Competent Authority.

Demarcation Certificate from revenue authority shall be submitted.

12.

The structural stability certificate shall be submitted by the applicant on submission

of planning permission case and at the time of completion of structure duly singed by

the Graduate civil engineer.

19.2 GENERAL REGULATIONS

The following General Regulations shall apply to all development activities in the

Mandi Planning Area:—

No building or other structure shall be erected, re-erected or materially altered

without the permission of the Competent Authority.

The height of all the buildings shall further be related to the width of abutting path:

•

For path less than 3.00 M and non- vehicular

: 10 Metres

•

For path less than 3.00M but vehicular

:13 Metres

•

For path between 3.00M to 5.00M

: 16 Metres

•

For path above 5.00M

: 22 Metres

5058

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

No yard or plot existing at the time of coming into force of these Regulations

shall be reduced in dimension or area below the minimum requirement set forth herein.

The yards or plots created after the effective date of these requirements shall meet

atleast the minimum requirements established by these regulations. All the plots

registered prior to coming into force of these regulations shall be treated as plots

irrespective of their size subject to the condition that 3.00 M wide path abutting one

side of the plot will be the basic requirement. If 3.00 M wide path is not available at

site and if it is less in width then the owner shall surrender the remaining land from

his plot to make the path as 3.00 M wide in that case where the land has been

surrendered by the individuals for making the existing path min. 3.0 mts. wide, in

such cases the benefit of additional FAR considering the area left for path under total

plot area shall be given and no fee for such area shall be charged.

Area zoned for Public and Semi-Public Use and Parks and Open Spaces shall not be

built upon in any way or use etc. for any purpose other than parks, play grounds and

recreations. These may, however, with the prior permission of the competent

authority be permitted temporarily for a period not exceeding 30 days to be used for

public entertainment purposes and shall be removed at the end of the period and shall in

no case be permanently erected.

The height limitations of these Regulations shall not apply to all kind of religious

places e.g. Temples, Mosques, Gurudwaras, Churches, etc. provided it is so designed

and approved by the Director. The chimneys, elevators, poles, tanks and other

projections not used for human occupancy may extend above the prescribed height

limits. The cornices and window sills may also project into any required set backs.

In the public interest and in the interest of town design or any other material

consideration the Director may relax minimum size / area of plot, plot coverage,

setbacks, number of storeys and floor area ratio (F.A.R.), height etc. The decision of

the Director shall be final. The cases for change of landuse shall be permitted by the

Director only.

The existing non-conforming uses of land and buildings, if continued after coming

into force of this Development Plan, shall not be allowed in contravention of

provisions of Section-26 of the Himachal Pradesh Town and Country Planning Act,

1977.

Natural Nallahs which pass through land involving division shall be developed

and maintained according to discharge of water.

Where it is essential to develop a plot by cutting, it shall be the responsibility of the plot

owner to provide according to the engineering specifications, retaining and breast

walls so that such cutting of natural profile of the land may not harm the adjoining

uphill side properties. However, cutting of natural profile shall not exceed more than

3.50 M in any case having a provision of diaphragm wall for step housing and

maximum acceptable slope for development shall be 45 degree.

10. No building shall be built to abut against an earth cutting including a toe wall

supporting an earth cutting and Metre distance shall be maintained between building

and toe wall etc.

11. Development proposal for a part of land or total land shall be considered for

Sub- division/Development keeping in view the interest of individuals according to the

5059

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

provision of applicable regulations and future scope of planned development of total

area.

12. No wall fence and hedge along any yard or plot shall exceed 1.50 M in height. But

keeping in view the site condition and security requirement of the building the height of

boundary walls may be permitted maximum upto 2.10m. in such manner that it may

not impede the vision on corner plot bounded by vehicular road in any area to

avoid accidents and for smooth running of vehicular traffic.

13. On a corner plot bounded by a vehicular road in any land use zone, nothing shall be

erected, placed, planted or allowed to grow in such a manner so as to materially

impede the vision to avoid accidents and for smooth running of vehicular traffic.

14. The planning permission for development shall be granted if the path is developed or

it is entered in revenue or is transferred in the name of concerned ULB/ Gram

Panchayat.

15. In case of existing areas, the Front and Rear setbacks need not to be left and existing

building line can be maintained provided further that the existing buildings are

approved by the Competent Authority.

16. Drainage shall be regulated strictly according to natural profile of land with a view to

prevent landslides, soil erosion and to maintain sanitation.

17. In case of plot or land abutting existing road or path, width of the same shall be

increased to meet requirements of this Development Plan by getting additional strip of

land surrendered by the land owner(s) on either sides of each road or path equitably

or in accordance with topography of land and feasibility. Right of ownership of

use of such land, which is earmarked for path or road shall be surrendered or

transferred to the Development Authority or Local Authority as the case may be, by

owners of the plots without any compensation for maintenance purpose. The

Registering Authority shall have binding with this provision to affect all

Registrations as per approved layouts from the Director. The Registering Authority

shall affect transfer of mutations in the name of Government for the land

surrendered for public roads, path and facilities.

18. The constructions conforming to the traditional hill architecture with conical roof

shall be encouraged.

19. Roof slab/chhaja projection over door and window openings shall be limited upto

0.60M over setbacks on all sides.

20. Maximum height of plinth level shall be 2.00 M provided that no slab will be in

between.

21. In case of petrol filling station, the layout plan/norms of the Indian Oil Corporation

(IOC) shall be adopted. However, on National Highways and State Highways the

front set back shall be kept as 8.00 M from acquired width of the Highway. If the

rear and side set backs are not mentioned in the layout plan of IOC, then the sides and

rear setbacks shall be 2.00 M minimum.

22. No construction shall be permitted on a piece of land left with buildable width less

than 5.00 M after maintaining setbacks with reference to the size/area of plot but

5060

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

in case of plots having irregular shape and area less than 150 sq. mtr. minimum

relaxation in set backs can be considered to achieve min. 5.0m buildable width of the

structure.

23. Not more than three dwelling units per floor shall be permissible in residential

building constructed on plot having an area up to 250 Sq. mtr. For plot measuring more

than 250 sqm. one additional dwelling unit for every additional 100 Sq. mtr. area

shall be permissible in each floor.

24. Provisions for parking shall be mandatory where ever feasible. The maximum.

height of parking floor shall be 3.00M for residential use and 4.00 m for other uses

with shear walls on all the three sides. The parking floor shall be over and above the

permissible F.A.R. In case space as per requirement for parking is available in open

over and above the setbacks, condition of parking floor shall not be insisted.

25. Multilevel parking floors shall be allowed in Government & Public Undertaking

buildings and in commercial uses wherever feasible. The regulations of public and

semi-public use shall be applicable to the Multilevel parking floor in Govt.

buildings. The Regulations of Commercial Uses shall be applicable for multilevel

parking floors propose in Commercial uses. Though one parking floor is mandatory

yet, second parking floor can be constructed which will be optional. Parking floor

more than one shall be counted towards F.A.R in commercial, residential, others

uses except in the case of Govt. Buildings subject to the height of building

restriction and structure stability.

26. Every room used or intended to be used for the purpose of an office or for habitation

in any building shall have a height of minimum 2.75 Meters and maximum 3.50

Meters measured from the surface of floor to lowest point of the ceiling (bottom

of slab), if required for specific functional/operational requirement of an activity

shall be permissible with restriction of overall height of the structure. The chimneys,

elevators, poles, tanks and other projections not used for human occupancy may

extend above the prescribed height limits. The cornices and window sills may also

project into any required Set Backs.

27. Sloping roof shall be mandatory. The CGI sheets on roof top and MS sheet 0.24 wide

facia shall be painted in post office red or Grey green color or any other color

confirming to the natural roofing material. Height of sloping roof zero at eaves level

and maximum 2.75 M at centre shall be permissible. The dormer at suitable distance

on either side of the roof shall be permissible subject to the condition that the ridge of

the dormer shall be below the ridge of main roof. The 1/3rd area of top floor shall be

allowed as open terrace wherever sloping roof is provided.

28. Roof top @ 12 sq. mtr. 1 Kilo Watt peak (KWp) shall be used for Solar Photovoltaic

(PV) installations in public and semi-public buildings, and tourism unit.

29. Minimum front set back from the line of controlled width of Highways and other

Himachal Pradesh Public Works Department’s scheduled roads falling within the

Planning Area or Special Area Limits (excluding the land, included in the

inhabited sites of an village as entered and demarcated in the Revenue record or on

sites in notified municipal area that are already built up) shall be 3.00 M. Minimum

front setback for non-scheduled roads and Municipal roads shall be 3.00 M.

5061

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

30. For the plots abutting Highways, Bye-pass and other Himachal Pradesh Public

Works Department’s scheduled roads, No Objection Certificate from the Himachal

Pradesh Public Works Department shall be mandatory, in the cases where plot is

directly abutting to these roads and there is direct access through connecting bridge and

by constructing ramps to such roads.

31. Minimum front set back from non-scheduled roads and municipal roads shall be

3.00 metres.

32. Every building should have a clear means of access there to from a street or

road. The competent authority may require the provisions of an access lane or access

road within the site of any new building. Where for the purpose of this regulation,

it is necessary to determine the width of any road or street, the same shall be

determined by the competent authority.

33. Issuance of No Objection Certificate (NOC) for water supply and electricity and

sewerage connection shall be as under:—

(a) Temporary at plinth level.

(b) Permanent on completion of dwelling unit/floor /whole building as per Approval.

34. Any subsequent deviations made in the building constructed after getting the plan

approved and after grant of No Objection Certificate (NOC) issued by the Department

shall entail the entire building unauthorized and NOC so issued shall be withdrawn and

the services shall be disconnected.

35. Adequate distance from the electric lines as per the requirement of Himachal Pradesh

State Electricity Board Limited (HPSEB Ltd.) Rules shall have to be maintained.

The No Objection Certificate (NOC) of the competent authority shall also be required,

if HT/LT line is crossing through the site.

36. Minimum permissible distance between two blocks constructed on a plot shall be

5.00 metres.

37. The construction shall be allowed at distance of 3.00 metre and 5.00 Metre from

Nullah and Khud respectively.

38. In case of plot having irregular shape, average set back on any or each set back

except front set back shall be considered in order to permit permissible coverage with

prescribed set back on plot of same size.

39. No construction shall be allowed within a radius of 5.00 M from the Forest

boundary and within a radius of 2.00 M from an existing tree. The distance shall be

measured from the circumference of the tree.

40. Regulations regarding re-construction of houses/ buildings in the existence shall

be on predominantly existing building lines, provided minimum width of road as

per Rules is available and roof projections, sun shades shall be permitted over

streets or paths, as the case may be. Construction on sandwiched plots in bazar area

shall be permissible for shops as per existing building lines, only in existing built up

areas.

5062

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

41. One storey shall be allowed on valley side above National Highways and State

Highways.

42. The provision for Rain Harvesting Tank shall be proposed in the plan @20 litre per

sqm. of the roof top area where roof top area exceeds 200 sq. mt.

43. No plot size restriction shall be applicable for the plots existing prior to enforcement

of the Himachal Pradesh Town and Country Planning Act, 1977 (Act No. 12 of

1977) and to the plots carved out after inheritance and to such plots carved out for

social housing schemes of Government.

44. Every development proposal shall have explicit mention of muck disposal.

45. All building plans above 15 M of height, industrial units and commercial

establishments dealing with or using explosive and highly inflammable substances

shall require “No Objection Certificate” from the Director of Fire Services or Chief

Fire Officer, as the case may be, on the basis of recommendations of Divisional Fire

Officer or Station Fire Officer concerned.

46. Permissible Area Standard/Norms for different parts of a building shall be as under:—

Habitable room

Minimum floor area

Minimum width

9.50M²

2.40M

Kitchen

Minimum floor area

Minimum width

4.50M²

1.80M

Bath room

Minimum floor area

Minimum width

1.80M²

1.20M

Water Closet (WC)

Minimum floor area

Minimum width

1.10M²

0.90M

Toilet (WC+Bath)

Minimum floor area

Minimum width

2.30M²

1.20M

Minimum width of

corridor

For residential use

For other uses

1.00M

1.20M

Minimum width of

stairs

For residential use

For other uses

1.00M

1.50M

Minimum

width

treads without nosing

For residential use

For other uses

25 centimeter wide for

internal stairs

30 centimeter wide for

internal stairs case

Maximum height of

riser

For residential use

For other uses

19 centimeter

15 centimeter

Provision of spiral stair

case

For other uses except

residential use

Provision of spiral stair

case not less than 1.50M dia

with adequate head height for

fire escape in addition to

regular stair case.

5063

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

Opening

For sufficient air and light, windows and ventilators

should have minimum area equivalent to 1/6^th of Floor

Area.

Projections over doors,

windows and ventilators

0.60M

Balcony Projections

1.20M wide balcony complete open on two sides with

restriction of 50% of building frontage where minimum

front set back is 3.00M shall be permissible. Balcony of

1.00M width shall be allowed over set back of 2.50M.

47. The habitable basement and attic/mezzanine floor shall be counted as independent

storey.

48. The apartments and colonies shall be dealt with as per regulations contained in 19.13.

The powers for Registration of Promoters/Estate Agents and powers for issuance of

licences shall vest with the Director (TCP) only and none other authorities.

49. Though minimum area of plot has been defined in Regulation II, yet the plots allotted

by the Central or State Government under various Social Housing Schemes including

Gandhi Kutir Yojana, Indira Awas Yojana, Rajiv Awas Yojana, Affordable Housing

Schemes, launched by the Central or State Government, may be considered and

permission accorded in relaxation of Regulations. However, the minimum area of

plot for the persons belonging to the Economically Weaker Sections and Low Income

Groups of society should not be less than 45 M² and 80 M²respectively.

50. Service floor wherever proposed for installation of plumbing and other services

and to maintain the hygiene of habitable area in case of Commercial/ Shopping

Complex and Tourism Unit. Service floor, wherever proposed shall have height

restriction of 2.10 Metres and this floor shall not be counted in the FAR. However,

the overall height restriction of building will remain the same.

51. Change of Land Use.— Change of existing land use for Residential, Commercial,

Public and Semi-public and Industrial, shall be on existing pattern of

development and site conditions subject to the conditions that where basic services

like paved roads, drainage, water supply, sewerage disposal, electrical supply line,

street lighting etc. do not exist, change of land use or development of land shall

not be permitted unless the applicant undertakes that these services shall be provided

at his own cost.

52. In case of any clarification with reference to any proviso or if there is no any

specific provision, the provisions as envisaged in the Urban and Regional

Development Plans Formulation and Implementation Guidelines, 2014 of the

Government of India or the National Building Code of India, 2005 shall have to be

adhered to.

53. Firefighting provisions and specification shall be as per National Building Code of

India, 2005.

5064

jkti=] fgekpy izns'k] 21 vxLr] 2017@30 Jko.k] 1939

19.3

SUB-DIVISION OF LAND REGULATIONS

The Sub-Division of land into plots amounts to “Development” under the Himachal

Pradesh Town and Country Planning Act, 1977. No person will sub-divide the land

unless permitted to do so as per Rules/Regulations framed under Act ibid.

Similarly, no Registrar or the Sub-Registrar shall register any deed or documents of

any sub-division of land, unless the sub-division of land is duly approved by the

Competent Authority, as provided under Section 16 of the Himachal Pradesh

Town and Country Planning Act, 1977 and the Sub-Division of Land Regulations as

prescribed herein.