The short answer: green and recreational uses are permitted outright, and built recreation is permitted only beyond a 15.0 m river belt. Regulation 4.12 is one of the shorter zone provisions and one of the more permissive, provided the distances are respected.
Key takeaways
- Agriculture is permitted, as are tree plantation, gardens, public parks, landscaping, recreational open space, forestry and nurseries.
- River front development is permitted by the Authority, or an institution authorised on its behalf.
- Pedestrian pathways, jogging tracks, cycle tracks and boat clubs are permitted.
- Swimming pools, club houses and recreational facilities are permitted after leaving 15.0 m along the river bank and 9.0 m from nallahs.
- Public toilets are permitted as per requirement.
- The flood line restrictions in Regulation 3.1.3 apply on top of all of this.
The permitted uses
Chapter 4, Regulation 4.12, UDCPR as updated 30 January 2025* lists them directly.
| Use | Condition |
|---|---|
| Agriculture | Permitted |
| Tree plantation, gardens, public park, landscaping, recreational open space, forestry and nursery | Permitted |
| River front development | By the Authority, or any institution authorised on behalf of the Authority |
| Pedestrian pathways, jogging tracks, cycle tracks, boat clubs | Permitted |
| Swimming pools, club houses, recreational facilities | After leaving a 15.0 m belt along the river bank and 9.0 m from nallahs, subject to the other provisions of the regulations |
| Public toilets | As per requirement |
What changes the answer
The 15.0 m and 9.0 m figures in clause (v) are the zone's own setback for built recreation. They are not the whole picture, because two other restrictions apply to the same ground and neither is displaced by this regulation.
Regulation 3.1.1(ii) makes a site ineligible for construction if the entire site is within 6.0 m of the edge of the water mark of a minor water course, or 15.0 m of a major one.
Regulation 3.1.3 makes the area between the river bank and the blue flood line a prohibited zone for construction, permitting only parking, open markets, gardens, open space, cremation and burial grounds, treatment plants, pipelines and public toilets. Between blue and red, construction is permitted at 0.45 m above red flood line level.
So a club house in a Green Belt has to clear the zone's 15.0 m belt and sit outside the flood prohibition, and those two lines are drawn by different authorities from different data.
The one use that is not the owner's
River front development sits differently from everything else on the list. It is permitted by the Authority, or any institution authorised on behalf of the Authority, rather than as a use an owner may propose in the ordinary way. That distinction is easy to miss when the list is read quickly, and it matters when a scheme is being pitched on riverside amenity.
Chapter 6, Regulation 6.5, FSI of Green Belt* governs FSI of green belt land separately, and where a green belt strip forms part of a larger plot, Regulation 3.1.3(i)(c) lets the FSI of the flood prohibited part be used on the remaining land in a Development Zone.
Related rule cards
- Fourteen reasons a site may not be buildable
- Restricted land and where the FSI goes
- The 10 percent recreational open space
Where the filings come in
Zoning and flood lines come from the Development Plan and the Irrigation Department. The register answers the adjacent question of what has actually been registered near a water course, and at what scale.
Every MahaRERA filing at reragenie.com is free to read and carries the filed land area, the buildings and their floors, the promoter's extension history with the reasons given, and any complaints or litigation with case numbers.
ReraGenie's area consolidated report, Rs 2,999 for the first project and Rs 1,999 per additional one, reads a whole micro-market's filings together.
Source: Unified Development Control and Promotion Regulations for Maharashtra, UDCPR as updated 30 January 2025. Sanctioned under the Maharashtra Regional and Town Planning Act, 1966.
Evaluating a micro-market or a land parcel?
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