Developer Compliances for Town Planning Scheme Projects in Maharashtra

Town Planning Schemes (TPS) are a powerful tool used by urban local bodies to ensure orderly development in fast-growing cities. For developers, participating in such schemes opens access to well-planned areas—but also comes with strict rules, responsibilities, and compliances.

In this blog, let’s decode what developers need to know when working in Town Planning Scheme areas in Maharashtra under the UDCPR.

🧭 What is a Town Planning Scheme (TPS)?

A Town Planning Scheme is a method where government acquires land, readjusts its boundaries, develops infrastructure, and returns reconstituted plots to owners. This approach ensures systematic development with:

• Proper roads

• Drainage

• Public amenities

• Equitable land redistribution

Developers can either buy plots in TPS zones or be landowners participating in the scheme.

📜 Legal Framework

Under UDCPR and MRTP Act, Town Planning Schemes are governed by:

• Sections 59–84 of the MRTP Act

• Detailed notifications by Municipal Corporations / Urban Development Authorities

• Development Control Rules applicable to reconstituted plots

✅ Developer Responsibilities in TPS Zones

1. Understand Zoning and Permissible Uses
   Reconstituted plots may come with specific land use restrictions—Residential, Commercial, or Mixed-use.

2. Follow Final Layout Plan
   Building permissions must be based on the final TPS layout. Any deviation from road widths, setback lines, or plot boundaries may result in rejection.

3. Abide by FSI Rules and Loading Permissions
   TPS zones may have:

   • Base FSI

   • Additional FSI via TDR or Premium FSI

   • Restrictions due to road hierarchy or amenity proximity

4. Contribution Toward Infrastructure
   Developers often need to:

   • Pay Betterment Charges

   • Provide or maintain internal roads during execution

   • Allocate amenity space if asked under the scheme

5. Coordinate with Authorities
   All construction must be sanctioned by the authority managing the TPS (PMC, PCMC, NIT, etc.), not just the municipal body.

⚠️ Common Mistakes by Developers

• Assuming plot is free of encumbrances post-reconstitution without verifying legal title

• Ignoring final plot boundaries or setback changes from TPS plan

• Overstepping FSI limits under the assumption that TPS plots allow more due to infrastructure

• Not accounting for pending charges before starting construction

🛠️ Tips for Compliance

• Consult the Final Sanctioned TPS Layout before design

• Get a clear demarcation and measurement plan from the department

• Verify any reservation or proposed public use on the reconstituted plot

• Work with a licensed surveyor and architect with TPS experience

📣 Final Thoughts

Town Planning Schemes create high-quality development zones that are ideal for investment. However, for developers, these zones come with an added layer of legal and planning compliance.

📌 A successful TPS project requires:

• Legal clarity

• Authority approvals

• Technical precision

TPS participation isn’t just a project—it’s a responsibility in shaping the city’s future.