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Ooty Master plan.., Ooty municipality building rules


DEVELOPMENT CONTROL RULES in OOTY

The uses permitted and parameters of Development in each use zone is given hereunder.


I. Primary Residential Use zone (PR) ;

     In Ooty The Major portion of Primary Residential use zone are earmarked in the east, north east and in the center portion of the Local Planning Area.

Under the primary residential use zone the following parameters are prescribed;

All the provisions of Tamil Nadu District Municipalities (Hill station) Buildings:

   Rules 1993 in respect of Minimum Extent and width of the plot, plot coverage and get back requirements shall be followed.


1. The uses permitted in the Primary Residential use zones;

        The height of the building shall not exceed 7 meters or two floors respective or narrow structure like cellar basement ground floor or first floor etc. whichever is less. The height shall be reckoned from the natural ground level of the site

2.. No other type of roof except cable roof is permissible in the upper most floors of the buildings

3. Only dwelling houses that conform fully without relaxation to the hill area building rules and restrictions in the Master plan.

4.    Incidental uses and professional consulting offices not employing more that three staff members.

5.    Petty shops of not exceeding a floor area of 50 Sq. Meter. dealing with daily essential like provision, soft drinks, news papers, Ki osks etc.

6.    Small service establishment not exceeding a floor area of 50 Sq. Meter.such as washer man, cycle repairs, tailors, hair dressers and beauty specialists, photographers bakers etc. , which do not generate any audible noise outside their compound. No Motor mechanic shops will be allowed.

7.. Nursery and primary schools in a plot area with minimum of 2000 Sq. Meter.

8. Taxi and auto stand.

9. Parks and play fields.

10.    Residential bank branches and post offices, Architectural and aspects committee may from to time earmarks reasonable areas meant exclusively for housing economically weaker section and obtain approval of the special committee to be constituted by Government.

11.    All the holdings in existence at the time of publication of consent of Master plan up to 14-5-93 may be permitted provided that they have registered document and valid sale deed subject of other parameters prescribed for the use zones.

               Smaller pieces of land already purchased and registered for residential use up to 14-5-93 the date on which draft master man was consented may be approved as individual holdings for the purpose of residential construction. For the Smaller plots purchased prior to consent of the master plan instead of the parameters of Dc rules the Rules relating to TNDM (Hill Station) Building rules, 1993 may be enforced.


II Primary vegetative Zone (PV)

       Primary Vegetative zone of 50 meter around the Botanical Garden and 300 meter around the lake beyond the PH zones and Western side of the lake have been earmarked and shown in the map and Schedules.


Uses permitted:

1. Permanent vegetation including trees of ornament or fruit value but excluding annual crop.

2. Only a residential building of a single floor irrespective of nomenclature as basement cellar or ground floor etc., to the extent of not more 250 Sq

3.. (6 sq. nos) of land area or 30 feet of the holding whichever is less is to as permitted in holding.

4. The height of the building shall not exceed 7 meter (i.e., 2 floors including basement floor) the height shall be reckoned from the natural ground level of the site only two floors allowed from the ground level and cable type of roof alone shall be permissible in the top floor for his primary vegetative use zone.

5. Sewage disposal, garbage dumping's funning of dairy forms or maintenance of cattle farms shall not be allowed in this zone.

6. No relaxation of the above rulon relative to the vegetative zone is permissible.


General:


       All the holdings in existence at the time of publication of consent of Master Plan may be permitted. Provided that they have registered documents and valid sale deed subject to other parameters prescribed for the use zone

Primary Residential Zone (Economically Weaker Section).


         The areas have been earmarked wherever found the poor hut dwellings. Four places of the local Planning area in the places where the huts located and their surrounding areas also included. The comprising survey Nos. have been shown in the schedule.


        The Survey No's included in the Schedule for this zone, the Tamil Nadu District Municipalities Building Rules and Tamil Nadu Hill Areas Special Building Rules alone height of the building shall not exceed meters or two floors irrespective of nomenclature like cellar, basement, etc., whichever is less. No other type of roof except cable roof is permissible in the upper most floor of the building.


Minimum extent of the plot - 40 Sq. meters

Plot front width - 4 m

Front setback - 1 M

Plot coverage - 60 %

Side setback - Nil

Rear setback - 1.5 Mts. For plot with depth


Upto 15 Mts, abd 3 Mts, with A depth of upto 30 mts.


General:


All holdings in existence at the time of publication of consent of Master Plan may be permitted provided that the have registered document and valid sale deed subject to other parameters prescribed for the use zone.

Multi- use zone (MUZ)

Uses permitted:

          All uses that are permitted in the primary residential zones. Hostels and Single Person Apartments, Community Hall, Kalyana mandapam , Religious Buildings, Welfare Centrum Gymnasium, Clubs, Etc.,

        Libraries, readings rooms, petty offices, Police, Fire and Electri Sub Station. Government, Quasi-Government, offices of Local Authorities.

        Banks and Public and Private Offices, Business and Commercial Establishment. Schools, Educational Institutions, Colleges and Research Laboratories.

        Clinical dispensaries and Nursing Homes. Hospitals and Public Health Institution. Service Stations and Shops.

        Warehouses and repositories, storing non hazardous and non toxic substance Cinema Theaters, Entertainment Houses.

        Auto Repair shops and Machine Shops, museum, Art Celeries, Aquariam , Zoological or Botanical Gardens, Information and Communication Centers, Parking lots and Transport Terminal, Sponsored Housing for Economically weaker Section, Tribal’s, Plantation workers.


Parameters of Development:


Minimum plot extend : 200 sqm
Maximum Plat coverage : 50 %
Set back requirement : 3 Mts. In the front.
1.75 Mts on all other side.

Commercial:

Minimum Plot Extent : 200 Sqm.
However this will not be applicable to Kiosk, Banks and petty shops serving day to day needs for which the plot size shall be 50 Sqm.
Maximum Plot coverage : 40 %

Set Back Requirements

Petty Shops

Sides : Nil
Front set back : 1.75 Mts
Rear : NIL


Other Commercial Establishments:

Sides : 1.75 Mts.
Front Set Back : 3.0 M
Rear : 1.75 M


Educational:

Nursery Schools:

Minimum Plot Extent : 500 Sqm.
Plot Coverage : 50 %
Ser back : Front 3 Mtrs.
1.75 M on all other sides.


Primary Schools:

Minimum Plot extent : 1000 Sqm.
Plot coverage : 40 %
Set back : 3 M on al sides


High Schools:

Minimum Plot Extent : 5000 Sqm
Maximum Plot Coverage : 30 %
Set back requirements : 6 M on all sides

Higher Secondary Schools:

Minimum Plot Extent : 4 Ha.
Maximum Plot coverage : 20 %
Set back requirements : 6 M on all sides.


Public uses:

Minimum Plot Extent : 1000 Sqm
Maximum Plot coverage : 30 %
Set Back requirements : 3 M on all sides.
Maximum Height : 7 M from Ground level of the sides for all
Uses of buildings. The Top most floor shall Be with sloppe gabbled roof.


            Provided the Hotels, Lodges, Restaurants that are already existing in multi use zone and which fall within prohibited use zone or within 1 Km of primary vegetative zone around lake, Botanical Garden, they will not be allowed to expand.


General:

All holdings in existence at the time of publication of consent of Master Plan may be permitted provided that they have registered documents and valid sale deed subject to other parameters prescribed for the use zone.

Prohibited use zone

         Prohibited zone comprises the areas 200 Mts. Depth around Ooty Lake and 100 Mts around Botanical Garden.

         No construction is permissible within the prohibited zone. The buildings are in existence in PH zones should not be allowed to expand or alter the external appearance in any way. Only repairs without any structural alternations in the existing buildings may however be allowed. Disposal of sewages, garbages and establishment of dairy and cattle farms shall not be allowed in these areas.

         All lands identified ad land slide areas and all lands within 30 meters of the land slide area.

         As Saud alive bi development shall be permitted except a forestation, landscaping with trees and vegetation without any structure, buildings, sheds or any other such built-up elements.

        No relaxation of these rules relating to the PH zone is permissible provided that incremental addition not exceeding 25 % of the existing development is permitted subject to the provision of primary vegetative zone.


Wooded lands are forest uses (WA)

        Areas declared as reserved forests and lands already under cultivation by the Government , Municipality or Private ownership, catchment area of lake, marginal lands, griming land and poramboke lands are indicated as Wooded Land.

        No uses other that those permissible in primary vegetative zone shall be permitted, provided prior approval in obtained from the appropriate authority for tress cutting in private wooded lands.

        Any cutting of trees or felling of trees unless approved by authority competent to permit felling and cutting trees under India Forest Act or any authority nominated by Government.

        Caravans, camping sites or exhibitions without involving any structure of permanent nature and running for short duration may be allowed with prior approval of the Collector.


General:

    All holdings in existence at the time of publication of consent of Master Plan may be permitted provided that they registered document and valid sale deed subject to other parameters prescribed for the use zone.

 Agriculture use zone (A)

This use zone included:

1. All lands presently put to actual annual or seasonal crops other that plantation.
2. Current follows.
3. Permanent pastures.

Uses Permissible:

       Cultivation of annual crops and seasonal crops without altering the soil condition and terrain.
Terrain modification, contour bonding, or terracing or other soiled conservation techniques shall be undertaken with the prior sanction of Agricultural Engineering Department.
Crop rotation if any should be resorted to only with express approval of Agricultural Department.
Dairy, Cattle Farms.
Water tanks, reservoirs.
Sewage works and garbage dumps.
Cremation and burial grounds.
Forestry.
        Any addition of new areas to agriculture shall be done with the prior sanction of the Government. No construction of any structure of building is permitted, except farm houses. The Minimum extent of the land holding required for setting up a farm house is 1 hectare. The plinth area shall not exceed 100 Sqm. And shall be single storied maximum height permissible is 5.5 with slope reef.

General

All holdings in existence at the time of publication of consent of Master Plan may be permitted provided that they have registered document and valid sale deed subject to ther parameters prescribed for the use zone.



Preserved Open Places (Lake, Botanical Garden and Race Course)


This is essentially meant to kept the area open to sky and also to reserve the precinets of lake and botanical garden. Hence all available open spaces whether it in private or public are sought to be preserved as such. No construction of a permanent nature will be allowed.

The following uses without involving any structure of permanent nature may be allowed with prior permission of planning Authority.

Parks, Playground, Zoological, Botanical Gardens, Museum, Flower Show and Horticultural Show.

The following uses may be permitted with prior permission of the Government.


Water front development – Boat House.


Installation required for operation of recreational gadgets.


Open air theatre, exhibition, circus fair and festivals.


Hotels, Lodging, houses, eating establishments, resorts time share apartments by whatever name they are called will be permitted only in land zoned for the purposes other than, Primary Vegetative zone, Prohibited Zone. Agricultural Zone. Forest and wooded lands zone provided the site is 1.5 Km. away from the boundary of Botanical Gardens and Race Courses The sites for Hotels, Lodging houses, resorts, and time share apartments should satisfy the following parameters.


Minimum Size Extent.


1. Un stirred Hotels, Lodges, etc. 2 Acres


2. One starred Hotels etc. 4 Acres


3. Two and three or four starred Hotel 5 Acres


4. Five starred Hotels, Properly time share


Units, resorts and similar units 10 Acres


Maximum plot coverage 25 %


Maximum height 7 Meters


Set Back 3 M along the boundary Line.

The top floor should be with slopped/ gabbled roof. The development parametres listed in various use zones shall be adhered to while making any addition or modification by the way of the existing buildings. All the buildings shall be provided with adequate parking spaces for parking – as per the standards stipulated in the building rule.


Regarding location of Hotels near educational institution, the following rules should be strictly adhered.


No new Hotel Building should be constructed.
Within 10 M. from the boundaries of primary schools.
Within 30 M. from the boundaries of High school
Within 50 M. from the boundaries of Colleges and Higher Educational Institution..