Context

The Uttar Pradesh government in India has recently introduced and implemented significant updates to their building bye-laws and zoning regulations, effective from July 2025. These new rules, replacing previous regulations, including the 2008 and 2009 bye-laws and related government orders, aim to modernize urban planning, streamline processes, and incorporate sustainable and citizen-centric approaches

Key Features

• Risk-Based Classification: Buildings are now categorized as “low, medium, or high risk”, impacting the approval process. Small residential plots (up to 1000 sq ft) and commercial plots (up to 300 sq ft) are considered “low risk”, requiring simplified online registration and self-certification.
• Simplified Approvals:
  • Self-Certification: Owners of low-risk properties can self-certify their plans and proceed with construction after online registration.
  • Architect Certification: For residential plots up to 5,000 sq ft and commercial plots up to 2,000 sq ft, an architect’s certificate will suffice for plan approval.
  • Fast-Track Approvals: Building plans certified by an architect or engineer are deemed automatically approved. Authorities have a 48-hour window to raise objections.
• Emphasis on Sustainability: The new regulations promote green building practices and disaster-resilient structures. They include provisions for:
  • Mandatory tree plantation, with specific requirements based on plot size and building type.
  • Rainwater harvesting systems, particularly for larger plots.
  • Use of eco-friendly building materials like low-VOC paints and fly ash bricks.
• Increased FAR (Floor Area Ratio): The state government is increasing the Floor Area Ratio (FAR) to encourage vertical development and optimize land use in urban areas, according to ETGovernment.com. Unrestricted FAR may be allowed on roads wider than 45 meters.
• Digitalization and Online System: The system aims to be primarily digital, with online submission of plans, drawings, and documents. A “Trust Based Online Approval” system has been implemented for plans prepared by Licensed Technical Persons.
• Reduced NOC Requirements: Many No Objection Certificates (NOCs) are no longer required at the initial stages of building plan approval.
• Support for Businesses in Residential Areas: Small and medium-scale businesses can operate from residential complexes on roads wider than 24 meters, provided certain conditions, like parking, are met.
• Compounding: The new bye-laws allow for the approval of compounding maps, enabling the regularization of previously unapproved or violating constructions. 

Specific examples and implications

• Plot sizes:
  • Residential plots up to 1000 sq ft and commercial plots up to 300 sq ft require no plan approval, only online registration and self-certification.
  • Residential plots greater than 100 sq m and commercial plots greater than 30 sq m, which are not part of approved layouts, require submission of a plan certified by a licensed technical professional.
  • Plots up to 500 sq m (residential, excluding mixed-use) or 200 sq m (commercial) are classified as “medium risk”, requiring a plan drawn and certified by a licensed technical professional.
• Height Regulations: The regulations outline specific maximum height limits for different building types and locations (urban vs. rural). In urban areas, the maximum height for residential buildings is 15 meters and 20 meters for commercial buildings. Unrestricted height may be allowed on roads wider than 45 meters, subject to other restrictions like proximity to airports.
• Parking: Stilt parking is now compulsory for all residential buildings in Ghaziabad. The regulations outline specific requirements for the number of parking spaces based on dwelling units and built-up areas.
• Basements: Basements are permitted, with specific height requirements (between 2.5m and 4.5m) and the necessity for adequate ventilation.
• Accessibility: The regulations include provisions for differently-abled individuals, ensuring inclusive design. 

Potential challenges

• Effective implementation of the new bye-laws and addressing digital disparities.
• Ensuring architect accountability and tackling challenges in rural infrastructure.
• Coordination between different departments to avoid delays in obtaining NOCs and completion certificates. 

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Resources

• The full document outlining the Uttar Pradesh Building Construction and Development Byelaws 2025 and the Model Zoning Regulations for Development Authorities of Uttar Pradesh, 2025, is available online. 

This information should be helpful in understanding the key aspects of the new building and development regulations in Uttar Pradesh. It’s important to consult the official documents and local authorities for specific details and the latest updates related to your particular project.