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State of West Bengal - Section

Section 27 in New Town Kolkata Planning Area (Building) Rules, 2014

27. Floor area ratio (F.A.R.).

- The "Floor Area Ratio" is specified in Table-VIII below :
    Use groups of building
Sl. No. Width means of access (in meters) Residential Building Educational Building Industrial Storage and Hazardous Buildings Assembly, Institutional, Business, Mercantile(Retail), Mercantile (Wholesale) Buildings including Mixed useBuildings, IT ITES
1 Upto 2.40 Nil Nil Nil Nil
2 Above 2.40 to 3.50 1.25 Nil Nil Nil
3 Above 3.50 to 7.00 1.75 Nil Nil Nil
4 Above 7.00 to 9.00 2 2 Nil Nil
5 Above 9.00 to 15.00 2.25 2.25 2 2
6 Above 15.00 to 20.00 2.5 2.5 2 2.25
7 Above 20.00 to 24.00 2.75 2.75 2 2.5
8 Above 24.00 3 3 2 2.75
Provided that the width of means of access mentioned under Table : VIII is to be taken as average road width abutting the entire length of the plot.The total covered area for calculation of "Floor Area Ratio" shall consist of the areas of all the floors with the circulation spaces, spaces for sanitary facilities and other ancillary areas within the building including the area of basement or cellar, area of the mezzanine floors, area of walls, pillars and other structural members, the area of all the projections, but shall not include the following:-
(a)stair well area, the stair case with landing up to the extent of the width of the stairway in each floor;
(b)lift well and lift landing lobby area in each floor upto 3.00 Sq.M. for each lift upto 10 passenger and 6.00 Sq.M. for each lift above 10 passenger;
(c)maximum 600 mm wide projection for cornice and/or weather shade and/or chajja;
(d)the projections (overhang) of wardrobes, alcoves, cupboards and shelves (as mentioned below in Sub-Rule-(H)(a) of Rule- 29);
(e)maximum 600 mm wide projection of architectural features such as fins, flower boxes, pilasters, column capitals, arches, pediments, trellises, ducts for encasing pipe lines, pipe supports and all such features used to enhance the aesthetic quality of a building;
(f)ventilating, air-conditioning and service equipment attached to the building;
(g)stair cover not exceeding 2.60 meter in height;
(h)lift machine rooms as per the National Building Code;
(i)roof tanks and their supports, the height of support not exceeding 0.75 meter;
(j)dome, minaret, kiosk, pergola and other non-usable feature,
Provided that the aggregate area of these structures mentioned at clauses (f) to (j) shall not exceed one-third the area of the roof upon which these are erected;
(k)area of loft;
(l)the actual area used for covered car parking space and area of basement used for car parking only in accordance with Table : XVI of Sub-Rule-(A)(1) of Rule- 30, subject to a maximum permissible limit for one car parking space of 25.00 Sq.M. for ground floor and 35.00 Sq.M. other than ground floor inclusive of all circulation spaces and ramps.;
(m)for buildings of height above 12.50 m (but having land area of 1 hectare or more), areas for a servants room and toilet (maximum 15.00 Sq.m.), darwans'/caretakers' quarters (maximum 15.00 Sq.m.), generator room with all services provided, for the project, in ground and basement;
(n)rain water harvesting tanks and other accessories, if any;
(o)area of service floor having maximum clear height from 1.8m to 2.6m. may be allowed between any two floors for plumbing, electrical and other utility services for all buildings except residential use; unless it is more than 60 mt. high.
(p)full area of the terrace, open to sky.
[Further provided that some incremental FAR to buildings may be allowed over and above the FAR ordinarily allowable under existing rules in the following manner:A) 10% additional FAR is to be allowed in cases of green buildings.Explanation: For the definition of 'Green Building', specification of the incremental fees/charges on the additional F.A.R, the guideline for the certification and grant of additional F.A.R and designated agencies for certification of 'green Building' within New Town, Kolkata, the following clauses shall be referred; following clauses has been adopted mutatis mutandis from the gazette notification of Urban Development Department, Govt. of West Bengal, vide No. 2052 - UD/O/M/HID/5M - 28/2016, dated 11th July, 2016.:i. Definition: 'Green Building' inter alia means a structure created by using processes that are environmentally responsible and resource efficient throughout the building's life cycle i.e. from design, construction, operation, maintenance, renovation and demolition.ii. 10% additional F.A.R for 'Green Building' shall be allowed only for buildings which have been granted 'Gold' rating or higher under Indian Green Building Council (IGBC) rating system or at least 'Four Star' rating or higher under GRIHA rating system.iii. Sanction of building plan for construction of 'Green Building' and grant of additional F.A.R shall be allowed on the basis of pre-certification by the designated agencies that are following GRIHA/ IGBC rating system as mentioned hereinafter.iv. The projects which are under construction/implementation and pre - certified under the Rating System will also be eligible for availing additional F.A.R subject to observation of other conditions mentioned in the relevant Notification issued by Municipal Affairs Departmentv. Periodic inspection during the construction in regard to compliance of 'Green Building' norms shall be done by the rating agencies who has issued the pre-certification.vi. Grant of additional F.A.R. should not be in contravention of any building rules of any regulatory/ statutory authorities.vii. Plan sanctioning Authority, may issue partial completion certificate on the basis of inspection report from the rating agency. However, final completion certificate shall be issued by the Authority only after receipt of the 'FINAL CERTIFICATION' from the rating agency.viii. In case of non-compliance of the guidelines and upon failure to obtain the rating as mentioned above, penalty equivalent to one hundred fifty percent of the value of the floor area sanctioned for availing the additional F.A.R as per IGR value of the said building, shall be imposed by the Plan Sanctioning Authority.ix. Agencies designated for certification: the agencies to be notified, which follow the rating programme given below will be the designated agencies for certification (Pre-certification or Provisional Certification and Final - certification of 'Green Building')• Green Rating Integrated Habitat Assessment (GRIHA) India, and• Indian Green Building Council (IGBC).]B) To ensure equitable inclusive growth, housing society for Low Income group people and economically weaker section and to encourage "Affordable Housing" projects for these categories, 10% additional FAR may be allowed only in cases of exclusively affordable housing projects having plot area 5000 sq.mt. or more,.[Note: Affordable Housing project means the residential complex consisting of LIG/ EWS/ any combination of the above two category only. For definition of LIG and EWS category, the following parameters as notified by Govt. of West Bengal, Urban Development Department Vide No. 1448/T CP/C 2/3A - 2/2011, dated 20th July 2011 shall have to be followed:
1 2 3 4 5 6
Sl. Nos. Beneficiary Category Beneficiary Monthly Income Carpet Area in case of walk up apartment perfamily unit Plot Size in case of plotted development perfamily unit Minimum project (Housing/sub-division of plotor land) area.
1 EWS Up To Rs. 6,000.00 Not less than 20 sq.m. Not less than 30 sq.m. 5000 sq.m.
2 LIG Rs.6,000.00 to Rs. 10,000.00 Not less than 34 sq.m. 35 sq.m. to 65 sq.m. 5000 sq.m.
Provided further that:i) The grant of additional FAR must be in conformity with the LUDCP and must not contravene the norm for structural stability and or any norm of other regulatory authorities (e.g. Environment Department, Pollution Control Board, Fire Emergency Services Authority, Airport Authority of India etc.).ii) The rate/fee/charge payable for the additional FAR as detailed in sub rule (A) shall be decided in terms of "circle rates" of the I.G. (Registration)/Finance Department, Government of West Bengal. For availing additional F.A.R as per sub rule (B) for "Affordable Housing" no such rate/fee/charge shall be payable. All incremental fees/charges collected on account of grant of additional FAR will be payable to WBHIDCO Ltd. directly.]