Two new land use zones created in ODP areas

PANJIM: Even as the Outline Development Plans (ODP) have come under severe criticism, the State government has created two more land use zones in ODPs with additional FAR.

As per the notification of Goa Land Development and Building Construction (Amendment) Regulations, 2018, the ODP shall have two additional land use zones – a Special Residential Zone and Special Commercial Zone having FAR of 200 and 300 respectively.

In IT Parks, established by Department of Information Technology, Government of India or Goa, IT/ITES shall be allowed on all plots/premises abutting on roads of more than 10 metres with a maximum FAR of 200 with height up to 24 mts, it adds.

The amendment to the Building Act further says that every person who erects a building with no side setbacks or with 1.5 mts (or less) on both the sides, shall provide a means of access to the rear of (through) such building within the property, a clear way of not less than 4.5 mts in width for non-high rise buildings and 6 mts in width for high rise buildings for entry of fire fighting vehicle. 

“Such means of access is to be maintained free from any obstructions and at no time shall any portion of the building be allowed to project or overhang into the passage below the height of 4.5 mts. If arch or covered gate is constructed, it shall have a clear headroom of not less than 5 mts,” the notification states, adding, “The requirement of access to the rear is not applicable to three storey residential building in a plot not exceeding 500 m2 and 20 mts depth.” 

Further amendment of regulation 6A.3.1 says, “The retiring room/rest room/changing room for staff, administrative office, canteen, medical centers, only as auxiliary to the main use up to the extent of 15% of the built up area in case of industrial estates/industrial areas. Provided that no permission shall be given for housing, unless the area of the plot exceeds 10,000 sq mts and where maximum 2.50% of built up area is permissible.”

In industrial estates/industrial areas, the notification says, minimum 3.00 mts side setback shall be maintained in case the area of the plot does not exceed 1,000 sq mts and minimum 4.50 mts side setback shall be maintained at least on one side for the plot where the area of the plot exceeds 1,000 sq mts.

For industrial estates/industrial areas, the compound height shall be a maximum of 3 mts. with maximum construction height up to 2 mts and barbed wire or chain linked for remaining 1 mt subject to clearing of line of sight.

Amendment of regulation 12.4. says for entries against Zones 11, I2, I3, the following shall be substituted for areas of 10,000m2 and above, 15% - out of which 7.5% is to be developed as recreational open space and 7.50% as general pool parking which is open to sky and shall not be built upon.

“In GIDC developed industrial estates/industrial area, 7.5% of the total area shall be reserved for open space, out of which 2.5% shall be kept for recreational landscaping such as park/garden/tree plantation and 5% can be used for general utility like OHR, pump house, sump and general parking open to sky,” the notification adds.

The notification says that in industrial estates/industrial areas, an additional area of 5% of the total plot area should be reserved as Utility Area for the provision of amenities and utilities such as post offices, telephone exchange, electric sub-stations and electrical office, drainage works, sulabh shauchalaya, pollution control laboratories only if set up by Pollution Control Board/ Government. 

Besides this, height and roofing shall be minimum as required under the Factories Act, 1948 (Central Act 63 of 1948) and the rules made thereunder. 

“Rain water harvesting in industrial estates and industrial areas shall be decided by Goa Industrial Development Corporation as per availability of space and requirement in each case.” it says. 

The new building rules come into force from the date of their publication in the Official Gazette.