DISTRICT MUZAFFARNAGAR

MUZAFFARNAGAR DEVELOPMENT AUTHORITY

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Muzaffarnagar Development Authority was set-up under U.P. Urban Planning and Development Act, 1973 on 21st November, 1996 vide Government notifications No. 4521/9-Avas-5-96/Gathan 96 & 4518/9-Aa-5 96-Gathan/96. The Authority includes urban area of Nagarpalika Parishad, Muzaffarnagar and adjoining 17 villages. It also includes urban areas of Shamli, Khatauli, Kandhla, Kairana Nagarpalika Parishads & Nagar Panchayat Budhana & Shukratal & rural areas upto one km.

1-     FUNCTIONS OF DEVELOPMENT AUTHORITY – The main function of development authorities is to tackle problems of town planning and urban development according of the U.P. Urban Planning & development Act, 1973.

2-     CONSTITUTION OF AUTHORITY – The Development Authority consists of chairman who is divisional Commissioner Saharanpur, a full time Vice-Chairman and several ex-officio members, including Distt. Magistrate, Muzaffarnagar.

3-     STAFF- Besides Vice Chairman the Development Authority has an Chief Accounts Officer, Executive Engineer, three Assistant Engineers, Eight Junior Engineers and other clerical and class fourth staff to help the Vice-Chairman in day to day running of the development authority.

4-     LAND BANK WITH MUZAFFARNAGAR DEVELOPMENT AUTHORITY- The Authority has approximately 3434.05 sq.mt. Nazool Land handed over by revenue department at Shamli Road and Shiva-Chowk, heart of the city, on which the Shopping Complexes have been constructed in different phases and 11.416 Hectares Land handed  over by revenue department at Bhopa Road for Transport Nagar.

About 17.291 hectares land in village Almaspur and 44.691 hectares Land in Village Bibipur, Jansath Road is under consideration for acquisisition.

Muzaffarnagr Development Authority is planning to launch a well –planned residential colony in this area after getting physical possession of the land.

5-     BLUE PRINT SCHEME- A scheme known as Blue Print scheme has been prepared for the development of the city vide the U.P.Avas Vibhag Order No. 1662/9-Aa-1-2000 dated 10/04/2000. At present for the Financial Year 2005-06 two types of schemes have been under taken-

1-     Short Term Scheme of Rs. 2062.77 lacs cost.

2-     Long Term Scheme of Rs. 335.27 lacs. Cost

Works  such as Roads, Drains, Parks, Nalla, Electrification. Park, Beautification etc. are taken up by different departments of the Govt. under close coordination with other department so as to ensure integrated and full development of the area.

6-      BUILDING BY LAWS-

For the sanction of building plans, and application from accompanied with four maps shall be submitted to the Authority through the License holder Architect/Engineer/Draftsman.

For plot area below 100 sq.mt. In 80 years or old areas, there is no need to get sanction for maps. However the construction work shall be carried out according to relevance by Laws

For residential building of plot area above 100 sq.mt. and below 300 sq.mt., the building plan shall be prepared according to Authority by laws and shall by duly signed and certified by a member of council of Architecture. It shall be submitted and charges like plan fee, betterment/development charges, stacking charges & supervision charges will be paid. In such cases there will be no have formal sanction. In other case pre-sanction of plans is required.

Rates of Charges

(i) Development Charges : Rs. 50 per sq.mt.on total plot area in developing.

AREAS-

(ii) Betterment Charges : a) Rs.3 per sq.ft.on total covered in built up areas for  residential building.

                                b) Rs. 4.50 per sq.ft. on total covered area in built up   areas for commercial building.

     (iii)  Stacking Charges :    Rs. 11 per sq.mt. on total covered area.

  (iv)             *Supervision Charges : Rs. 5 per sq.mt. on total covered area

      * Not applicable on plot areas below 100 sq.mt.

The front , rear and side setbacks (i.e. open spaces) & the ground floor areas to be built over for difference categories of plots, in residential areas, shall be as per table given below :-

 

PLOT AREA

G.F.Cov.

AREA

FAR

FRONT SETBACK

REAR SETBACK

SIDE SETBACK

I              II

Upto 50 M2

75%

2.00

1.0m.

-

-

51 to 100 M2

75%

2.00

1.5m.

1.5m.

-

101 to 150 M2

65%

1.75

2.0m.

2.0m.

-

151 to 300 M2

65%

1.75

3.0m.

3.0m.

-

301 to 500 M2

55%

1.50

4.5m.

4.5m.

3m.           -

More than

to 500 M2

45%

1.25

6.0m.

6.0m.

3m.      1.5m.

 

In Rear setback, on 40% of rear open space (upto 7 m. high) construction is permissible.

 

MINIMUM SIZES OF DIFFERENCE UNITS IN A RESIDENTIAL BUILDING –

 

1.      The sizes of the living room shall not be less than 9.5 sq.mt.& the shorter dimension shall not be less than 2.4 M. Celling height shall not be less than 2.75 M.

2.      Kitchen :- 5 M2 & shorter dimension shall not be less than 1.8 M.

3.      Latrine (W.C.) :- 1.1 M2 & shorter dimension shall not be less than 1.8M.

4.      Bath Room :- Min.Size 1.5 M2, Min. Width 1.0M.

5.      Toilet :- Min.Size of area 2.8 M2, Min Width is 1.2M.

 

CITIZEN CHARTER

OUR COMMITMENTS : Development Authorities /Housing And Development Board, owe Following Services to its Consumers, Allotees/Buyers.

        Unbiased, quick and cordial service with full integrity and honesty.

        High quality of construction and development works at appropriate cost.

        Punctuality and transparency in all transactions.

        Time-bound delivery of all services and redressal of complaints.

        To make available at reception counter, all information regarding time-bound disposal of various on-going programmes.

        Organize regular public camps for quick disposal of pending matters.

 

EXPECTATIONS OF CITIZEN CHARTER

1.      Plot/House/Property Allotment

2.      Building Plan Approval

3.      Land Acquisition, Development Works and Maintenance of Public Services

4.      Redressal of Public Greivances

5.      Obligations of Consumers

6.      Procedure for registration of Complaints

 

1- ALLOTMENT OF PLOT/HOUSE

            PROPERTY SECTION

Sl.No

Purpose/Enquiries

Time Schedule

Officer responsible

1

To obtain information regarding availability of plots/houses in various schemes.

24 hrs.

Property Officer

2

To obtain information regarding new schemes of Development Authority/Housing and Development Board.

24 hrs.

Property Officer

3

To submit application for registration of plot/house allotment.

2 days

Property Officer

4

To obtain information regarding progress of plot/house allotment

3 days

Property Officer

5

To obtain costing of plot /house

5 days

Account Officer

6

To obtain allotment letter

2 days

Property Officer

7

To obtain calculation memo regarding installments of plot/house

7 days

Property Officer

8

To obtain details of interest/penal interest/ calculation

10 days

Property Officer

9

To obtain Reschedule of installments

15 days

Chief Account Officer

10

To obtain Settlement of anomalies in the deposited amount.

10 days

Property Officer

11

To obtain verification of documentation

10 days

Property Officer

12

To obtain Revival of plot /house allotment on request made within 30 days of cancellation

3 days

Property Officer

13

To obtain costing for complete payment

10 days

Property Officer

14

Transfer remaining of plot/building

45 days

Property Officer

15

Mutation of plot/house

60 days

Property Officer

16

To obtain copy/inspection of file

5 days

Secretary

17

Execution of agreement/sale deed

15 days

Property Officer

18

Conversion of Lease hold land to free-hold

15 days

Property Officer

19

To obtain possession letter after registration of sale deed

5 days

Property Officer

20

To obtain refund of registration/any other due amount by unsuccessful applicants after the lottery

10 days

Property Officer

21

To know the status of progress regarding submitted application

5 days

Property Officer

22

To obtain miscellaneous information regarding properties

15 days

Property Officer

2- APPROVAL OF PLANS

            BUILDING SECTION

Sl.No

Purpose/Enquiries

Time Schedule

Officer responsible

1

To obtain information at the counter regarding plan approval formalities.

Immediate

Incharge, Building Section

2

To obtain prescribed forms at the counter for submission of plans.

Immediate

Incharge, Building Section

3

To obtain information at the counter regarding building permit fee and other related charges

Immediate

Incharge, Building Section

4

Submission of plans for plots upto 300 sq mt.of area

Immediate

Incharge, Building Section

5

Approval of plan for unitary plots of more than 300 sq.mt.of area

30 days

Incharge, Building Section

6

Approval of plan for group housing/commercial building

90 days

Incharge, Building Section

7

To obtain information regarding sub-division/lay-out plan fee (including securing of NOC from concerned departments)

45 days

Incharge, Building Section

8

Approval of sub-division/lay-out plan

45 days

Incharge, Building Section

9

Approval of plan for purchaseable F.A.R.

30 days

Incharge, Building Section

10

Approval of plan for compensatory F.A.R. after policy decision

30 days

Incharge, Building Section

11

Plan renewal

15 days

Incharge, Building Section

12

To obtain information at the counter regarding compounding bye-laws.

Immediate

Incharge, Building Section

13

Approval of compounding plan

90 days

Incharge, Building Section

14

Hearing of notices against unauthorized/illegal construction

02 days

Incharge, Building Section

15

Action against unauthorized /illegal construction

7 days

Incharge, Building Section

16

To obtain copy of approval plan

7 days

Incharge, Building Section

17

To obtain Land-use information as per Master Plan

7 days

Incharge, Building Section

18

Disposal of application regarding change of Land-use

90 days

Incharge, Building Section

19

To enquire about the date fixed for hearing of case from the presiding Officer.

Immediate

Incharge, Building Section

20

Issue of completion certificate

30 days

Incharge, Building Section

 

3- LAND ACQUISITION , DEVELOPMENT WORKS AND MAINTENANCE OF  SERVICES

            ENGINEERING SECTION

Sl.No

Purpose/Enquiries

Time Schedule

Officer responsible

1

To know the boundaries of land proposed for acquisition

5 days

Engineer Acquisition

2

Disposal of application regarding readjustment of land in the Authority’s scheme

90 days

Incharge Planning

3

To secure approach to private land from Authority’s scheme

90 days

Incharge Planning

4

Starting repair of drains, parks and roads etc. in the Authority’s colonies.

30 days

Incharge Engineer

5

Repair of street light in the Authority’s colonies

7 days

Incharge Engineer

6

Restoration of water supply in the authority’s colonies

1 day

Incharge Engineer

7

Completion of large development /construction (incomplete) works

45 days

Incharge Engineer

8

Completion of small development /construction (incomplete) works

30 days

Incharge Engineer

9

To obtain physical possession of plot

7 days

Incharge Engineer

10

To obtain physical possession of building

15 days

Incharge Engineer

 

4- RESPONSIBILITIES OF ALLOTTEE /APPLICANT

        Do not purchase plots or buildings with disputed ownership title.

        Plot or building should be purchased only in such scheme where lay-out plan has been sanctioned by the Competent Authority.

        Do not purchase plot or building falling within undeveloped land or unauthorized colony.

        Do not purchase house or building whose construction is illegal.

        Comply with formalities relating to plan approval and pay all prescribed fees/charges.

        Construct your house after approval of the building plan and in accordance with the approved plan.

        Complete construction of the building within validity of the building permit.

        Use your land or building as per land-use prescribed in Master Plan.

        Do not encroach upon road, drain, park , public land etc.

        Do not choke/plug the drain abutting your plot or building by covering it with earth or any other material.

        Do not encroach upon others land or property.

        Do not carry out illegal construction your land or plot.

        Do not continue construction in case it is sealed.

        Pay all installments by due date relating to plot or building allotted by Development Authority/Housing and Development Board.

        Pay all charges by due date related to maintenance of civic amenities.

        Extend full cooperation in the maintenance of civic amenities.

        Do not install motor pump on water supply mains.

        Do not purchase plot/building or get any other work done through the mediators / dalals .

        Extend the full cooperation to the field staff of the Authority/Housing Board in discharging their responsibilities

                         IMMEDIATE ACTION ON COMPLAINTS REGISTERED BY THE APPLICANTS TO  

                         BE ENSURED ONLY IF NO DEFAULT OF RESPONSIBILITIES FOUND ON THEIR PART.

 

5-      PROCEDURE FOR REGISTTRATION OF COMPLAINTS

                COMPLAINTS CAN BE OF FOLLOWING TYPES.

        Complaint against encroachment or unauthorised construction.

        Complaint against unauthorised use of land or building.

        Complaint against unauthorised possession of land or building.

        Complaint against non-compliance of various responsibilities within the prescribed time-frame.

        Complaint regarding repair /maintenance of civic amenities viz., water supply, sewerage, drainage, electricity etc.

        Complaint against payment of land acquisition compensation.

        Other complaints.

 

IF THERE IS ANY COMPLAINT AGAINST DEVELOPMENT AUTHORITY /HOUSING BOARD OR ITS OFFICER /STAFF OR IN CASE OF NON-COMPLIANCE OF THEIR COOMITMENTS WITHIN PRECRIBED TIME SCHEDULE, THE COMPLAINT MAY APPLY FOR REDRESSAL IN THE PRESCRIBED FORM GIVEN AT ANNEXURE-1 AND SUBMIT THE SAME AT THE COUNTER OF THE AUTHORITY / HOUSING BOARD.

 

 

FORM FOR REGISTRATION OF COMPLAINT

 

1.      Name of complaint--------------------------------------------------------------------

 

2.      Address --------------------------------------------------------------------------------

 

3.      Telephone No.-------------------------------------------------------------------------

 

4.      Date of complaint---------------------------------------------------------------------

 

5.      Subject of complaint-----------------------------------------------------------------

 

6.      Dept./Section/Officer/,against which the complaint is made------------------

 

7.      Mode of complaint Mark -----------------------------------------------------------

 

7.1  Written ---------------------

 

7.2  Personal---------------------

 

7.3  By Telephone----------------

 

7.4  By Fax------------------------

 

7.5  By E-Mail--------------------

 

8-     First registered complaint No.--------------------

 

9-     Progress of action taken -------------------------

 

Status of progress

Name of Officer and designation to whom complaint submitted

Date of complaint

 

 

 

 

 

PUCHASABLE DEVELOPMENT RIGHTS

 

The Government of U.P. have framed a policy to increase Floor Area Ratio in the growing urban areas so as to reduce the increasing pressure of urbanisation on agricultural land. Since higher FAR would lead to higher densities with consequential pressure on existing infrastructure, it is obligatory for the Development Authorities to strengthen /augment the infrastructure commensurate with demand. Therefore, to raise financial resources for strengthening /augmenting infrastructure , the FAR in excess of the basic FAR provided in the Master Plan /Zonal Development Plan/Building Bye-Laws , has been made purchasable. The underlying objective of Purchasable Development Rights is that every urban location has an optimum FAR and it is the market forces that bring the true FAR potential of a given site. Such a policy would lead to the most beneficial (economically) density policy for a city as a whole. Thus, flexible of free market FAR with certain restrictions warranted by accessibility, building height and fire safety has been permitted on advance payment of proportionate land premium.

The English version of G.O. No. 1157/9-Aa-3-1999 2Aa.Ni./89 dated March 9, 1999 regarding determination of Purchasable FAR is reproduced in the following  :

 

 

                                       DETERMINATION OF PURCHASABLE FAR

 

(NOTIFICATION)

Since continuous growth of population is resulting in growing urbanisation of land horizontal expansion of cities is leading to depletion of agricultural land day by day, therefore, in order to conserve agricultural land and ensure optimum utilisation of urban land it is imperative to increase the limit of permissible construction /FAR . However, increase in FAR would lead to higher densities with consequential pressure on infrastructure. Therefore , to raise financial resources for strengthening /augmenting infrastructure , by permitting additional FAR and realizing in lieu of that proportionate cost of land as fee, the permissible FAR provided in the Master Plan /Zonal Development Plan/ Building Bye-Laws /GOs, needs to be redetremined on purchasable basis for the town given in the following list.

And  since through public notice dated 27th and 28th September, 1998 read with Govt.Order No. 2946/9-AA-3-1998 dated 17th September, 1998 objections and suggestions from the public were invited and subsequently after considering all the objections and suggestions received, by a committee , constituted by the Govt.for the purpose, the provisions were finalised.

Therefore , in exercise of the powers conferred by Section-13, sub section (3) of U.P. Urban Planning and Development Act, 1973, as required, by publishing Notification No. 2946(1)/9-AA-3-1998 Dated 17-9-1998 and subsequently under section –13, Sub Section (4) , the Governor is pleased to issue following directions to make necessary provisions for additional purchasable FAR over and above permissible FAR in the Master Plans / Zonal Development Plans and Building Bye-Laws of the enlisted to the following extent :-

(i)                  Purchasable FAR shall be permissible for commercial, community/social and infrastructure facilities,(Viz., medical facilities, educational institutions etc.) residential and other land uses over and above the basic FAR provided in the Master Plan/Zonal Development Plan/Building Bye-Laws to the extent of 20% in the built-up areas (as defined in the Master Plan) and 33% in the developing/undeveloped areas of a city.

(ii)                 The provision of purchasable FAR shall not be applicable to unitary residential buildings and industrial land use.

(iii)               In case of Group Housing, proportionate additional dwelling units shall be permissible on purchasable FAR.

(iv)               Built-up Area and Developing/Undeveloped Areas shall be defined in the following manner :-

a)        “Built-up Area” means an area defined as such in the Master Plan. Where Master Plan has not been prepared or “built-up area” is not defined, the Development Authority Board shall immediately make necessary arrangement in this regard. For this purpose an area, within a development area, of which the greater part has been developed as commercial, industrial or residential area and which has been provided with all essential facilities like roads, water supply, sewerage, electricity etc. shall be defined as the built-up-area.

b)       “Development/Undeveloped  Area” means an area outside the built-up-area, but within the limits of Development Area.

(v)                The extent of purchasable FAR in area of cultural, historical and architectural importance and civil aviation zones which are to be delineated by the Development Authority Board or have been delineated in the Master Plan, shall be governed by the Master Plan regulations or other restrictions already enforced this regard.

(vi)               Purchasable FAR is purely an enabling provision; it can not be availed by any person as a matter of right. Keeping in view the traffic congestion, accessibility and level of infrastructure facilities, distance from the protected monuments/ heritage areas of a particular site or other planning considerations the Development Authority would identify from time to time such areas where purchasable FAR shall not be permissible.

(vii)             The fee for purchasable FAR shall be calculated on the basis of current land price/rate according to the formula prescribed below.

(viii)            The application for purchasable FAR shall be submitted along with application for building permit and the fee would be realized prior to plan approval.

(ix)               90% of the funds received from the sale of FAR shall be accredited to “Infrastructure Account” of the Development Authority

                Click_for_Blue_print_of_urban_developent(Hindi).pdf file

PHONE NO. 2401 922

SOURCE:MUZAFFAR NAGAR DEVELOPMENT AUTHORITY,1133 SOUTH CIVIL LINES, MUZAFFARNAGAR

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