Complete Guide to Open Space Reservation (OSR) in Tamil Nadu - 2024 Regulations

Open Space Reservation (OSR) is a mandatory requirement under the Tamil Nadu Town and Country Planning Act, 1971, ensuring urban developments include designated green spaces for community welfare. This comprehensive guide covers OSR regulations for both CMDA (Chennai Metropolitan Development Authority) and DTCP (Directorate of Town and Country Planning) jurisdictions across Tamil Nadu.

What is OSR (Open Space Reservation)?

OSR mandates that developers reserve 10% of the total plot area as open space in layouts and group developments. This reserved area is intended for:

• Community parks and playgrounds
• Recreational facilities for residents
• Green spaces and environmental conservation
• Public amenities and gathering spaces

OSR Requirements by Plot Size - As Per Regulation 41

Jurisdiction-Specific Regulations

CMDA (Chennai Metropolitan Area)

• Coverage: Chennai city and surrounding areas within CMA boundary
• Master Plan Cut-off: 05-08-1975
• Authority: Chennai Metropolitan Development Authority
• Special Rules: Developments after cut-off date subject to stricter OSR requirements
• Maintenance: OSR land handed over to Greater Chennai Corporation or respective ULBs

DTCP (Rest of Tamil Nadu)

• Urban Areas: Municipalities, Town Panchayats (Cut-off: 01-01-1980)
• Rural Areas: Village Panchayats (Cut-off: 29-11-1972)
• Layout Limits: Up to 5 acres in urban, 10 acres in rural under delegated powers
• Authority: District Town Planning Officers

OSR Fee Calculation Formula

Step-by-Step Calculation:

1. Determine OSR Area: 10% of total site area
2. Get Guideline Value: Latest GLV from Registration Department
3. Calculate Fee: OSR Area × GLV per sq.m
4. Add Charges: Include processing fees if applicable

Physical Specifications and Permitted Structures

Land Requirements:

• For 3,000-10,000 sq.m: Minimum 100 sq.m area, minimum 10m width, maximum 2 parcels
• Above 10,000 sq.m: Minimum 500 sq.m area, minimum 10m width
• Location: Must abut a public road in accessible location
• Shape: Regular shape at ground level
• Exclusions: OSR area must be exclusive of setback spaces and spacing between blocks

Permitted Structures on OSR (Max 5% of OSR Area):

• Watchman's booth
• Gardener's instrument room
• Public toilet
• Police booth for maintenance
• Total floor area not exceeding 5% of total OSR area in one place

Below-Ground Permissions:

• Public parking lot may be permitted in basement below OSR
• Rain water harvesting tanks permitted below OSR
• STP (Sewage Treatment Plant) permitted below OSR

2024 Updates and Recent Changes

• Regularization Extension: Final deadline was February 29, 2024 for unapproved layouts
• Relaxed Norms: Layouts with unsold area up to 5,000 sq.m can opt for fee payment
• Digital Processing: Online applications through respective portals
• Updated GLV: Revised guideline values effective from 2024

Special Provisions and Exemptions

Existing Development Definition:

Existing development is defined as one where the extent of ground area covered by structures already existing prior to application for Building Permit is 25% and above of the total site area.

Special Cases by Development Type:

• Industrial & Institutional Developments: Gifting not required. Space maintained by owner under Local Body supervision
• Government Departments/Agencies: Local Body may enforce maintenance by department or order transfer of land
• Residential Developments: Local Body may permit Residents/Flat Owners Association to maintain the reserved space
• Additions to Existing Developments: Where difficult to leave 10% open space, Executive Authority may collect guideline value of equivalent land in lieu

Important Notes on Plot Area Determination:

• Plot area including OSR area shall be considered even when there is change of ownership
• OSR must be exclusive of setback spaces and spacing between blocks
• OSR must be free from any construction or structure (except permitted 5%)
• For redevelopment after fee payment, OSR land must be reserved as per rules

Compliance Process

1. Submit Application: With layout plans showing OSR allocation
2. Authority Review: Technical scrutiny of OSR provisions
3. Fee Assessment: If opting for fee-in-lieu
4. Payment: Through designated bank/online portal
5. Approval: Layout approval with OSR compliance certificate
6. Gift Deed: For land reservation ≥10,000 sq.m

Penalties for Non-Compliance

• Unauthorized Construction: Demolition under Section 56 & 85 of T&CP Act
• Encroachment on OSR: Criminal prosecution and restoration order
• Non-payment of Fee: Interest at 12% per annum
• False Declaration: Cancellation of approval and legal action

Practical Examples with Calculations

Example 1: Residential Layout in Chennai (CMDA)

Example 2: Commercial Development (DTCP Urban)

Example 3: Industrial Development

Example 4: Addition to Existing Development

Frequently Asked Questions

Q: Can OSR land be used for commercial purposes?

A: No, OSR land must be used only for community recreation and public amenities. Commercial exploitation is strictly prohibited.

Q: What happens to OSR land after layout approval?

A: For plots ≥10,000 sq.m, OSR land is transferred to the local body through gift deed. For smaller plots, it may be maintained by the residents' association.

Q: Can OSR requirement be waived?

A: Complete waiver is not possible. However, fee-in-lieu option exists for eligible cases between 3,000-10,000 sq.m.

Q: How is OSR different from setback requirements?

A: Setbacks are building-level requirements for light and ventilation. OSR is a layout-level requirement for community spaces.

Important Documents Required

• Layout plan with OSR demarcation
• Land ownership documents
• Encumbrance certificate
• Survey sketch from Revenue Department
• Latest guideline value certificate
• NOCs from relevant departments

Contact Information

Related Tools and Resources

• Area Unit Converter - Convert between sq.m, sq.ft, acres, etc.
• Guideline Value Search - Find latest GLV for fee calculation
• FSI Calculator - Calculate buildable area
• Building Value Calculator - Estimate construction costs
• Capital Gains Calculator - Tax implications on property sale