JIGAR PANDYA | 2012

PROFESSIONAL PRACTICE

Building Permissions | Plan Approvals | NoCs

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Authority

AUDAAMC

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AUDAAUDA

Chairman

Chief Executive Authority

Senior Town

Planner

Deputy Collector

Estate Officer PROExecutive Engineer

Accounts Officer

Legal Officer

Admin Staff Road, Bridges,

Water Supply

Estate Plots, Reservation Plots

etc.

Accounts Staff Legal Staff

On Next Page...

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Senior Town Planner (1)

Drawing Branch

Survey Branch

Deputy Town Planner (1)

Draftsman (5)

Autocad Operator (5)

Tracer (7)

Head Draftsman (1)Head Surveyor (1)

Surveyor (7/8)

Asst. Town Planner (5)

Planning Asst.(25)

Supervisor (25) CAD Operator (5)

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AMCAMC

Municipal Commissioner (1)

Mayor (1)

Deputy Commissioner (9/10)

Deputy Mayor (1)

Different

Committees

Corporater/s

PRO Tax Dept. Engineering Dept

Garden Health Octroi Estate Town Planning

Clerical Staff &

Tax Collector

Road, Blds,

Bridges, Water

Supply, Drawing

Staff

Staff Staff Staff Staff

On Next Page...

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Town Planning Department

Deputy Commissioner Urban Development (1)

Deputy Commissioner Zone (5)

Town Development Officer (1)Chief City Town Planner

(1)

Deputy Town Development Officer (1/2)

Assistant Town Development Officer (2/3)

Drawing Department (20)

Deputy Town Devlopment Officer (5/6)

Inspector (70)

Assistant Town Development Officer (15)

Sub Inspector (80)Inspector (5/6) Sub Inspector (5/6) Surveyor &

Drawing Staff

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Plan Passing Procedure

Stage 1: Approval of Plan Passing

Stage 2: Progress Report at various Stages

(Form No. 6(A), 6(B), 6(C), 6(D)

Stage 3: Building Use Permission with completion plan.

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Requirements for applying Plan Approval in AMC.

1. Form C

2. Form / Certificate - 2/A, 2/B, 2/C, 2/D on stamp paper by owner, architect /

engineer, structural engineer and clerks of work.

3. 2/D annexure from structural engineer.

4. Various affidavits.

a) Appointment of professional and acceptance by them.

b) Affidavit for parking.

c) Bond for formation of Society or Association.

5. Form No.11 for approval of revision of old building.

6. 5 set of layout plan & detailed building plan with elevate and section, parking

layout as prescribed in GDCR.

7. Copy of 7/12 extract or property card (PR)

8. Zoning certificate authorised by AMC.

9. Measurement sheet authorised by AMC.

10.Part plan authorised by AMC.

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Requirements for applying Plan Approval in AMC. (CONTINUED)

11. Approved plan (if any)

12. NOC of ULC (Urban Land Ceiling Act) or an affidavit & indemnity bond in

the prescribed from under the ULC Act.

13. License (Xerox) proof with signature and stamp of Architect / Engineer /

Structural Engineering / COW.

14. Property Tax clearance certificate from Tax Department of running date.

15. Betterment Tax clearance certificate from Estate Department.

16.Drawing opinion from drawing department.

17. In draft T. P. Scheme opinion of Town Planning officers is required

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File is to be submitted with all above documents & papers to city civic

centre at Law Garden, along with required fees.

After submitting the file, AMC will give letter of queries regarding the file if

any, within 7 to 10 days.

After compiling all queries by owner/engineer/architect AMC approves plans

within 7 days for normal approval.

In case any special permission is required for any hardship the files will go

for approval to competent authority.

In this case it will take approx. one month time for approval.

Requirements for applying Plan Approval in AMC. (CONTINUED)

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Requirements for applying Plan Approval in AUDA.In AUDA after preparing all documents, papers & plan required as also in AMC,

file will be submitted to concerned planning assistant with fees of scrutinity. In

normal case approval in AUDA normally takes between 7 to 13 days time.

Fees & Deposits for AUDA & AMC:-

(1) Part Plan Rs.200/- per plot.

(2) Zoning Rs.200/- per plot

(3) Measurement Sheet Rs.300/- per plot.

(4) ‘F’ Form Rs. 50/- to 150/-

(5) Scrutiny Fee:

(a) For residential building Rs.3/- per sq.mt. of built up area.

(b) For commercial & mix Rs.5/- per sq.mt. of built up area.

(c) Public Charitable Trust Rs.500/- for use of School, Dispensary,

Hospital, Dharmashala etc.

(6) Sub plotting and amalgamation fees

(a) Other than agricultural area Rs.1.50/- per sq.mt.

(b) Agriculture area Rs.0.50/- per sq.mt.

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Requirements for applying Plan Approval in AUDA (Continued)

(7) Betterment charges as prescribed in Town Planning Scheme.

(8) Tree Plantation:

(a) Unit less than 80 sq.mt. B.A. Rs.125/- per unit.

(b) Unit area more than 80 sq.mt. B.A. Rs.500/- per unit.

(c) For Individual Bungalow or Subplot Rs.2500/- per unit.

(9) Solid Waste Management Rs.100/- per unit.

(10) Amenity fees:

(a) School , College, Educational Institute, Govt., Semi, Govt. Office Rs.

50/- per sq.mt. for B.A.

(b) Other than above use Rs.100/- per sq.mt. of B.A.

(11) Development Charge:

(a) Land:

(i) Residential Rs.1.00/- to 1.50/- per sq.mt.

(ii) Commercial Rs.2.00/- to 3.00/- per sq.mt.

(iii) Industrial Rs.2.00/- to 3.00/- per sq.mt.

(iv) Other Rs.0.50/- to 1.00/- per sq.mt.

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(b) Construction:

(i) Residential Rs.2.00/- to 3.00/- per sq.mt.

(ii) Commercial Rs.4.00/- to 6.00/- per sq.mt.

(iii) Industrial Rs.4.00/- to 6.00/- per sq.mt.

(iv) Other Rs.1.00/- to 2.00/- per sq.mt.

(12) Fees for F.S.I. on payment:

(a) Rs.1000/- per sq.mt. in AUDA.

(b)Rs.1500/- to Rs.2500/- per sq.mt. in AMC.

(13) UAD (Unauthorise Development Fees):

Two times to Fifteen Times of Scrutinies fees

As per Chapter – 5 , Clause 5.6, of GDCR

(14) Drainage Charges

(a) Residential Rs.1500 to 4000/- per unit

(b) Commercial Rs.3000/- per 100 sq.mt. or part thereof.

(15) Rs.30/- per sq.mt. of built up area as construction labour cess.

Requirements for applying Plan Approval in AUDA (Continued)

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How to get Airport NoC• Required for all buildings with height more than 16.5 meters (G+5 and more) OR all

buildings (any height) falling within the FUNNEL AREA of the local Airport.

• PROCEDURE

– Submit and affidavit to the authority regarding sanction of the building permission

before the super structure reaches 16.5 meters.

– On the parallel side submit detailed plans with height in reference to MSL ( Mean

Sea Level ) to the Local Airport Authority, in our case Ahmedabad Airport.

– Airport Officials conduct a Site visit & Verify MSL with their records. The same report

is submitted in Mumbai ( the Authority responsible for releasing NoC).

– The NoC is released unless the Building is falling in the FUNNEL AREA ( Take off

and landing corridor ). If so..the further permission is required from DELHI..and the

file is sent to DELHI for further approval.

NOTE: All buildings falling within the FUNNEL AREA. Depending on the distance the

building height of not more than 3 to 6 meters is usually permitted.

PERMISSION TIME: 3 to 6 months

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How to get Railway NoC

• Required for all buildings falling within the 30meters distance from the Railway Boundary ( Not

from the Railway Track). The boundary is usually distinctly earmarked with poles.

• PROCEDURE

– Submit and affidavit to the authority regarding securing the Railway NoC before applying for

the BU Permission. Based on this affidavit the authority grants the permission to continue

the construction.

– On the parallel side submit detailed plans are submitted with the application to the local

Railway authority. The officials conduct a Site visit & verify the distance.

– There are two zones for getting the NoC ( Bhavnagar and Baroda). Depending on the

railway line..the permission is obtained from the either authority.

– The maximum height granted in such cases is 2D where D is the distance of the building

line from the Railway boundary. ( for Example if the distance is 9 meters..maximum building

height that can be granted is 18 meters irrespective of other Zoning regulations)

NOTE: A unique stepped ( setback) building design may be considered in case a taller

building is desired.

– In case such a NoC is not obtained..the BU permission is not Granted. A lot of legal

problems arise in such cases.

– PERMISSION TIME: 1 to 3 Months

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How to get ONGC NoC

• Required for all buildings located on plots abutting either above or abutting

to plots from where the ONGC pipeline passes.

• If the building is situated within within 10.5 meters distance, the permission

is not granted. This means total of 21 meters of corridor. This corridor is

required for Maintenance and should stay clear at all the times.

• In case of well, a minimum 30 meters of distance is required from the

building line. No construction is permitted within this distance.

• PROCEDURE

– Submit plans proving the qualified distance from the ONGC Norms.

– PERMISSION TIME: 3 months

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How to get Electrical Grid NoC

• Required for all buildings located in the vicinity of Electrical grid. ( example

Cambay Hotel, Sola)

• Permission is required based on the KV power grid ( 11KV to 132 KV lines)

Distance required is from 4.5 meters to 13.5 meters from the Centre of the

line.

• The NoC required is for two types of distances ( Vertical and Horizontal)

• PROCEDURE• Details plans are required to be submitted to the electrical Inspector ( lal

Darwaja) for approval.

• They conduct the site visit to check the distance/ Sagging of electrical wires.

• Permission is usually obtained within 1 month.

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How to get FIRE NoC

• Required For all high rise building ( above 16.5 meters) and special

structures like theatres and Malls, Auditoriums, other public buildings.

• PROCEDURE

• Submit details plans with Fire norms to the Chief Fire Officer. Suggestions

and opinions are sought.

• With CFO letter the detailed plans are submitted to the local authority for

sanction.

• Before getting the BU permission, a FIRE NoC is requested from the CFO.

The next phase involves testing from the Fire Department, as per the NBC

norms, and the FIRE NoC is granted.

• Time frame : 1 week for the opinion and 1 month for the NoC.

• NOTE: The NoC needs to renewed every 1 year.

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Lift Inspector NoC

• Required for buildings that have elevators.

PROCERDURE• Secure a lift installation certificate from the Lift Inspector

(Gandhinagar) Detailed specifications of the lifts are submitted.

• Elevator use ( lift use certificate) is issued after complete working

installation. This certificate is required at the time for getting the BU

certificate.

NOTE: The working NoC needs to renewed every 1 year.

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OTHER NoCs• NOC of Archeological survey of India if site is located within 300 mts. from any

monuments.

• NOC of Police Commissioner regarding traffic for Public Building & Theatre.

• NOC from tourism department for Theatre.

• NOC from Collector for Theatre.

• NOC from Jail Department if site is located with the restricted area of Jail.

• NOC is required from ONGC if construction permission is asked within building

control line from ONGC pipe line.

• NOC is required from irrigation department if construction permission is asked on

the side of Canal of Irrigation Department.

• NOC of Sabarmati River Front Development is required if site is located on river

bank.

• NOC for Hazardous Insdustrial building from pollution control department of

Govt.

• NOC of R&B/N.H. Authority is required if construction is within building control line.

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End of presentation