POLICY FOR REGULATION OF FAR HOUSING DEPARTMENT GOVT. OF U.P
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, a flexible or 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 pages.
Determination of Purchasable FAR
Government of Uttar Pradesh
Lucknow : Dated 9 March, 1999
continuous growth of population is resulting in growing urbanisation of land
and 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 realising 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 redetrermined on purchasable basis for the towns given in the following
since through public notice dated 27th and 28th September,1998 read with Govt.
Order No. 2946/9-AA-3-1998 Dated 17 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 permissibile FAR in
the Master Plans / Zonal Development Plans and Building Bye-Laws of the enlisted
towns 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
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.
Area" means an area outside the built-up-area, but within the limits
of Development Area.
The extent of purchasable FAR in areas 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 in this
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, accessbility
and level of linfrastructure facilities, distance from the protected monuments/
heritage areas of a particulara 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 in Annexture-1.viii.
The application for purchasable FAR shall be submitted alongwith application
for building permit and the fee would be realised 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.List
of Development Areas where Master Plans are enforced
Kanpur 9. Gorakhpur 17. Haridwar-Rishkesh
2. Lucknow 10. Aligarh 18. Faizabad
3. Varanasi 11. Moradabad 19. Bulandshahar-Khurja
4. Agra 12. Saharanpur 20. Raibareli
5. Allahabad 13. Jhansi 21. Unnao-huklaganj
6. Meerut 14. Dehradoon 22. Banda
7. Bareilly 15. Mathura- Virndavan 23. Muzzaffarnagar
8. Ghaziabad 16.Firozabad- Shikohabad 24. Hapur-Pilkhuwa
for Calculation of Purchasable FARC
= Le x Rc x P
C = Charge
Le= Proportionate requirement of land (in sq.mts.) for purchasable FAR
i.e., Fp x 100/FAR.
Fp= Additional floor area (in sq.mts.) permissible as per purchasable FAR
FAR=Floor Area Ratio permissible as per Master Plan/Building Bye-Laws.
Ec= Current Residential sector rate of land fixed by the Development Authority
or Circle Rate of land fixed by the District Magistrate.
P= Purchasable Factor, whose value for different land uses shall be as under:
(i) Commercial 0.60
(ii) Community, Social Facilities and Infrastructure 0.15
medical facilities, educational institutions etc)
Residential and others 0.40
for using current land price as basis for calculation of FAR fee:-a)
FAR fee shall be determined by differential cost of land, depending upon its
b) The proportionate cost of land for different levels of land uses shall be
reflected in the FAR fee.
c) Annual revisions of FAR fee shall not be required to take care of cost /