MUZAFFARNAGAR DEVELOPMENT AUTHORITY
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 105 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 178.103 hectares Land in Village Shernagar, Kukra, Bilaspur and Mustafabad 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. 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 are
6- BUILDING BY LAWS - 2008
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 –
(1) Development Charges :
(i) Muzaffarnagar, Shamli, Khatauli : Rs. 130 per sq.mt.on total plot area.
(ii) Budhana, Kandhla, Kairana : Rs. 80 per sq.mt.on total plot area .
(iii) Shukratal : Rs. 80 per sq.mt.on total plot area on developing areas.
(2) Betterment Charges :
(i) Muzaffarnagar, Shamli, Khatauli, : a) Rs.60 per sqmt.on total covered in
Budhana, Kandhla, Kairana : built up areas for residential building.
b) Rs. 120 per sqmt. on total covered area in built up areas for commercial building.
(ii) Shukratal : a) Rs.32.28 per sqmt.on total covered in built up areas for residential building.
b) Rs. 48.24 per sqmt. on total covered area in built up areas for commercial building.
(3) Stacking Charges : Rs.13.50 per sq.mt. on total covered area.
(4) Supervision Charges : Rs. 5 per sq.mt. on total covered area .
(Not applicable on plot areas below 100 sq.mt.)
(5) Sub-division Charges :
(i) in built-up areas a) 01% in residential plots of land cost
b) 02% in commercial plots of land cost
(ii) non built-up areas a) 03% in residential plots of land cost
b) 04% in official uses of land cost
c) 05% in commercial plots of land cost
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 follow
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.
90% of the funds received from the sale of FAR shall be accredited to “Infrastructure Account” of the Development Aut