Chapter 10 mostly restricts. The Nagpur Metropolitan Region entry does close to the opposite: it opens four routes onto land that would otherwise be hard to develop, and attaches a price to each one.
Key takeaways
- Regulation 10.4.1 sanctions a 250 m residential corridor along the 60 m wide Outer Ring Road, permitted on payment of premium as decided by the Government on the total area under development.
- Regulation 10.4.3 allows residential use in the agriculture zone from 15.0 hectares upward, at residential zone FSI, on 10 percent of the holding handed over free of cost and a premium of 5 percent of the ASR land rate.
- Regulation 10.4.4 permits residential development within 750 m of a gaothan boundary in villages up to 5000 population and 1000 m above that, on a premium of 15 percent of the ASR rate, and expressly excludes hills, hill tops and buffer zones from rivers and reservoirs.
- Regulation 10.4.2 carries the Improvement Scheme regulations, where the owner develops the final plot with full permissible FSI of the entire plot after handing the Authority its share free of cost.
- On ReraGenie's registry copy captured 11 August 2026, 1,706 of Nagpur district's 2,850 published projects, or 60 percent, are outside Nagpur (Urban) taluka.
Two authorities, one district
Chapter 10, Regulation 10.0, UDCPR as updated 30 January 2025 applies city specific regulations notwithstanding anything else in UDCPR, and Nagpur gets two entries rather than one. Chapter 10, Regulation 10.3, Nagpur Municipal Corporation governs the city and sets its FSI by zone. Chapter 10, Regulation 10.4, Nagpur Metropolitan Region Development Authority* governs the region around it, and reads nothing like its neighbour.
The difference is what each is for. The city entry allocates buildable area on plots that are already urban. The region entry deals with land that is agricultural, or beside a village, or beside a new highway, and its question is not how much may be built but on what terms the land changes character at all.
The ring road corridor
Chapter 10, Regulation 10.4.1, (#) Development along Ring Road is three sentences and it sanctions a strip.
A 250 m Residential Zone or Residential Belt proposed along the 60 m wide Outer Ring Road is sanctioned as corridor development, subject to payment of premium. Development in that 250 m corridor is permitted on payment of premium as decided by the Government on the total area of land under development or building permission, deposited with the concerned Authority.
Two things are worth noting in what it does not say. The premium rate is not fixed in the regulation, unlike the two provisions below; it is as decided by the Government. And the sanction is of the zone or belt itself, so this is a planning decision recorded in the code rather than a relaxation applied case by case.
10.4.1 also carries a piece of amendment history that matters beyond itself. Chapter 10, Regulation 10.15, Certain Regulations Cease to Operate in Future* lists the provisions that cease to operate on 1 January 2022 or as decided by the Government from time to time, and 10.4.1 used to be on that list. It was deleted from it by corrigendum dated 2 December 2021, so the ring road corridor provision does not cease.
That is useful evidence about 10.15 generally. The list is not a dead letter: the Government has already edited it once, removing an entry weeks before the date it names. The four provisions still on it, Pune's 10.1.1 and Nagpur's 10.3.1, 10.3.2 and 10.3.4, therefore need their current position established rather than assumed. The CIDCO and Panvel article sets out everything the document does and does not record about that.
Residential use in the agriculture zone
Chapter 10, Regulation 10.4.3 applies only for the reference of Regulation 25.6(xxxx) in the notification sanctioning NMRDA's Development Plan, and within that reference it does something unusual: it allows residential use in the agriculture zone outright, on six conditions.
| Condition | Requirement |
|---|---|
| Minimum land | 15.0 hectares |
| Access | Fronting a minimum 12.0 m wide existing road |
| FSI and TDR | As that of the residential zone |
| Offsite infrastructure | Road, water supply and a sewerage treatment plant with zero discharge, developed by the land owner at his own cost, unless provided by the Authority |
| Land to the Authority | 10 percent of the entire holding, free of cost, without any FSI or TDR and free of all encumbrances, over and above recreational open space and amenity space, fronting a minimum 12.0 m road |
| Premium | 5 percent of the land rate in the Annual Statement of Rates for the gross area, without considering the guidelines in the ASR |
The 15.0 hectare floor is the provision's real gate. This is not a route for a small holding; it is written for an assembled parcel, and the infrastructure obligation confirms it, since a zero discharge sewage treatment plant is not a line item on a two acre scheme.
The 10 percent handover deserves care in a land model. It is free of cost, carries no FSI or TDR, and sits over and above the recreational open space and amenity space the general chapters already require. Counting it against those obligations rather than in addition to them is an easy way to overstate a site's yield.
Building near a gaothan
Chapter 10, Regulation 10.4.4 was inserted by notification under section 37(1AA)(c) dated 4 October 2024 and covers the periphery of gaothan boundaries in rural areas and rural centres, excluding the nine urban centre areas. The regulation records that the peripheral residential area formerly shown along gaothan villages is deleted and that land included in the Agriculture Zone, and then reopens development on different terms.
Banded by village population as per the latest census
- up to 5000750 m from the gaothan boundary
- above 50001000 m from the gaothan boundary
Source: Chapter 10, Regulation 10.4.4, UDCPR as updated 30 January 2025
Development may be permitted on payment of premium on the total area of land, calculated at 15 percent of the rate of that land as prescribed in the Annual Statement of Rates of the year in which the development is granted, deposited with the concerned Authority.
Three provisos then do most of the practical work, and one of them is generous.
The 50 percent rule. Where more than half the area of a Survey Number or Gat Number falls within the peripheral distance, the remaining whole of that Survey or Gat Number within one ownership is considered for development on the same premium. A boundary that would otherwise cut a holding in two is resolved in favour of the holding.
Timing. Premium is recovered at the time of tentative approval. Where tentative permission was granted before publication of the Development Plan and final approval is still pending, premium is not recovered at final approval.
Existing approvals. Premium does not apply where development permission was already granted or a layout already approved before publication of the Development Plan, and does not apply to revisions of those.
The exclusion at the end of 10.4.4 is not a caveat, it is a hard boundary on the whole provision. Development should not be permitted on lands that deserve preservation or protection from environmental considerations, namely hills and hill tops, and within the required buffer zone or prohibited zone from rivers, lakes and reservoirs of minor and major projects of the water resource department.
A parcel can satisfy the population test, the distance test and the premium and still be outside this regulation entirely on that ground. Establish the environmental status of the land before pricing the 15 percent.
Improvement Schemes, and the plot that comes out of them
Chapter 10, Regulation 10.4.2, Special Regulations for the Improvement Schemes preserves the schemes prepared under the Nagpur Improvement Act, 1936 for the notified area and now included in NMRDA, and sets special development control regulations for them.
The mechanism is a reconstitution. An Original Plot, meaning nearby khasras calculated as a single record in a village under the same ownership and with the same tenure status per the 7/12, becomes a Final Plot reshaped for development and given access from a public right of way, split into the Authority's share and the owner's share.
What the owner gets is stated plainly. The Metropolitan Commissioner may allow the owner to develop the final plot in the owner's possession subject to handing over the Planning Authority's share as an independent plot free of cost, on norms prescribed by the Commissioner. The owner is then entitled to develop his final plot for uses permissible in the adjoining zone with the full permissible FSI of the entire plot, along with the additional FSI and TDR potential for his final plot share under Chapter 6.
Four further points sit in the same sub-regulation and are easy to miss.
- Amenity space already given is not asked for twice. Where amenity space was provided in the scheme at the time of approval, the UDCPR requirement is not insisted upon.
- Inclusive housing may not apply. The provision is not made applicable where the Authority's final plot is to be designed and developed for any affordable housing scheme.
- The public share is protected from amendment. The Metropolitan Commissioner may modify the detailed layout or master plan at his own level, but the public amenity and public utility areas and their percentage as per the original sanction shall not be changed.
- Everything else still applies. All regulations of UDCPR apply except these special regulations, and height for all users follows Chapter 6.
Chapter 10, Regulation 10.4.5 completes the entry with TDR generation on encumbered plots needed urgently for a public purpose, on the same terms as the city entry: a fully encumbered parcel earns TDR equivalent to the area taken over, a partly encumbered one earns the vacant portion under Chapter 11, Regulation 11.2.4, Generation of the Transferable Development Rights (TDR)* and the encumbered portion by area, and the two areas must be separately certified through a joint measurement survey with the city survey officer, failing which the whole is treated as fully encumbered.
How much of the register sits outside the city
Source: ReraGenie analysis of the MahaRERA project registry, all 2,850 published Nagpur district projects, captured 11 August 2026
1,706 of 2,850, or 60 percent, are outside Nagpur (Urban) taluka. Nagpur (Rural) alone carries 1,029 and Hingna 388. Registration activity in this district is not concentrated in the city, which is the practical case for reading 10.4 rather than treating it as an appendix to 10.3.
A taluka is not an authority boundary, so this chart measures where projects register rather than which of them NMRDA governs. It is used here because project counts are filed on every project, unlike floor counts: outside Nagpur (Urban), only 495 of 1,706 projects file a building floor count, about 29 percent, against 93 percent in Nagpur (Urban). A height distribution for the region would be describing the minority that filed one, which is why this article charts counts instead.
What to check for an NMRDA parcel
- Establish the authority. 10.4 governs NMRDA and 10.3 governs Nagpur Municipal Corporation, and who signs your development permission sets out the six cases.
- Identify which route the land is on, since the ring road corridor, the agriculture zone provision and the gaothan periphery each carry a different premium and different conditions.
- Price the handover and the infrastructure, not just the premium. Under Chapter 10, Regulation 10.4.3 the 10 percent is free of cost, carries no FSI or TDR, and is over and above open space and amenity space.
- Check the environmental exclusions in Chapter 10, Regulation 10.4.4 before anything else, because hills, hill tops and water body buffer zones take the parcel out of the provision regardless of the other tests.
- For an Improvement Scheme plot, obtain the sanctioned scheme, then read the UDCPR FSI rulebook for everything Chapter 10 leaves alone.
Where the filings come in
The regulation says on what terms agricultural land may carry houses. The register says which promoters actually built on it, and whether the buildings arrived. ReraGenie's project analysis, Rs 2,999 for one project, reads a project's full MahaRERA filing: the promoter's extension history with their stated reasons, the slip between original and current completion dates against the median for the same pincode, construction progress against the eleven activity checklist building by building, and complaints and litigation with case numbers. The area consolidated report covers a whole micro-market at Rs 2,999 for the first project and Rs 1,999 per additional one.
Every project in the region is free to read at reragenie.com/areas/nagpur-maharashtra, and the question that comes before all of this is which rulebook governs your plot.
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.
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