Issues Planning Permission for land use, FSI, setbacks within CMA
Building Permit
State
CMDA (High-Rise Scrutiny Panel)
High-rise buildings (>19.5m) within Chennai Metropolitan Area: the CMDA panel scrutinises the plan, CMDA grants or refuses the planning permission, and the local body then issues the building permit
Additional Requirements:
Fire NOC required
Structural stability certificate
Environmental clearance may be required
Area Type
Rural
Building Category
High-Rise (>19.5m)
Building Classification
High Rise Building
Its planning parameters come from TNCDBR 2019 Rule 39 because:
Height exceeds 19.50m
Your value: 36m | Threshold: More than 19.50m
TNCDBR 2019 Rule 2(58), Rule 39, as amended by G.O. (Ms) No. 194 (26.10.2026)
Mandatory Infrastructure Requirements
Electrical Room & Transformer YardRequired
Dedicated electrical room with transformer yard required on ground floor or open space
Purpose: Accommodate electrical transformer as per TANGEDCO standards
Must provide adequate ventilation and access for maintenance
Minimum clearances as per TNEB/TANGEDCO guidelines
TNCDBR 2019 Rule 35(11) / Rule 46, Page 52
Source: TNCDBR 2019 Rule 39(25), substituted by G.O. (Ms) No. 126, H&UD, 15.06.2026| Scrutiny by the panel chaired by the CMDA Member Secretary; CMDA grants or refuses
Third-Party Certification Route
Not available on this site
The route does not apply here: a road widening line affects the plot.
The owner, leaseholder or power of attorney holder applies online on the Tamil Nadu Single Window Portal for Planning Permission with a registered architect (Council of Architecture) or a Grade I engineer as the Third Party. They jointly certify the documents (geo-tagged site photographs, the sale deed, the patta or Town Survey Land Register, the approved or regularised layout or the pre-20.10.2016 deed, and a plan in .dxf or .dwg that passes the online scrutiny). On payment the approved plan and proceedings with a QR code are issued at once. The permit is valid five years and may be extended once by three years. At least 10% of these permits are picked at random each month for verification, and false certification is liable to revocation under sections 56 and 57 of the Town and Country Planning Act and prosecution under section 236 of the Bharatiya Nyaya Sanhita, 2023.
Source: TNCDBR 2019 Rule 2(105-D) to (105-F), Rule 6(1-B), Annexure XXVIII, inserted by G.O. (Ms) No. 179, H&UD, 07.10.2026
Property Location & Zone Overlays
Zone Overlays
Plot Dimensions (Your Input)
Side A (Front)40.0m
ROAD 30.5m7.3m WIDENING
Side B (Right)60.0m
ROAD 9.1m
Side C (Back)40.0m
Side D (Left)60.0m
Plot Area (Calculated)2,400.00sq.m
Frontage60.0m
Depth40.0m
Plot TypeCorner Plot
Area = ((Side A + Side C) ÷ 2) × ((Side B + Side D) ÷ 2) = ((40.0 + 40.0) ÷ 2) × ((60.0 + 60.0) ÷ 2) = 2,400.00sq.m
Road Widening Impact
Side A:40.0m ×
7.3m =
290.4sq.m
Total Widening Area:290.4sq.m
Net Plot Area (Reference):2,109.6sq.m
Note: FSI is calculated using building depth reduction method per TNCDBR 2019
Required Setbacks
Front (A) (Road)8.0m
Left (D) 8.0m
Right (B) (Road)8.0m
Back (C) 8.0m
Plot and Setbacks as a Drawing
Take the plot, its roads, the setback line and each scenario's building into CAD or Google Earth. Every part sits on its own layer, in metres, with the building heights set, so the drawing starts from this report's figures.
KML for Google EarthNeeds the plot's place on the ground
This plot was entered as side lengths, which gives its shape but not where it lies or which way is north, so a map file would only be a guess. A KML is offered when the plot is read from a KML, KMZ or GeoJSON file at the plot step.
High-Rise Feasibility (>19.5m)
Eligible for High-Rise Development
All requirements met for buildings above 19.5m height
Road Width: 30.48mMinimum 12m required
Frontage: 60.0mMinimum 29m required
Depth: 32.7mMinimum 29m required
Max FSI
3.25
Max Coverage
No cap
Setbacks
7.0mup to 30m
Development Scenarios
Showing:Normal Building + Normal FSI
Max FSI2.000
Achievable FSI2.000
Built-up Area4,800sq.m
Height19.5m
FloorsS+5/G+5
Coverage40%
Premium FSI+0.00 FSI Used
Chargeable Area: 0sq.m
Charges: 50% x Guideline Value x 0sq.mNo charges applicable
First 0.5 FSI free (HRB buffer)
50% TOD discount applied
Maximize building height with standard development norms
Setbacks:
Front: 7.23m*Right: 5.73m*Rear: 5.73mLeft: 5.73m
* Road-facing sides
Parking Requirements
Cars36
Two-Wheeler72
Visitor11
Disabled12
Parking Area(appx)930sq.m
1001sqft72 units
Plot
Setback
Buildable
Widening
Max FSI2.000
Achievable FSI0.658
Built-up Area1,580sq.m
Height6m
FloorsS+1/G+0
Coverage66%
Premium FSI+0.00 FSI Used
Chargeable Area: 0sq.m
Charges: 50% x Guideline Value x 0sq.mNo charges applicable
First 0.5 FSI free (HRB buffer)
50% TOD discount applied
Maximize ground floor area with fewer floors
Setbacks:
Front: 4.5m*Right: 1m*Rear: 1mLeft: 1m
* Road-facing sides
Parking Requirements
Cars36
Two-Wheeler72
Visitor11
Disabled0
Parking Area(appx)899sq.m
1001sqft72 units
Plot
Setback
Buildable
Widening
Max FSI2.000
Achievable FSI2.000
Built-up Area4,800sq.m
Height15m
FloorsS+4/G+3
Coverage59%
Premium FSI+0.00 FSI Used
Chargeable Area: 0sq.m
Charges: 50% x Guideline Value x 0sq.mNo charges applicable
First 0.5 FSI free (HRB buffer)
50% TOD discount applied
Optimal balance for maximum total built-up area
Setbacks:
Front: 4.5m*Right: 2.5m*Rear: 2.5mLeft: 2.5m
* Road-facing sides
Parking Requirements
Cars36
Two-Wheeler72
Visitor11
Disabled12
Parking Area(appx)930sq.m
1001sqft72 units
Plot
Setback
Buildable
Widening
Scenario Comparison
Parameter
Max Height
Max Coverage
Max Builtup
FSI
2.000
2.000
2.000
Built-up Area
4,800sq.m
1,580sq.m
4,800sq.m
Height
19.5m
6m
15m
Floors
S+5/G+5
S+1/G+0
S+4/G+3
Coverage
40%
66%
59%
Charges
-
-
-
Car Parking
36
36
36
Two-Wheeler
72
72
72
Parking Area(appx)
930sq.m
899sq.m
930sq.m
FSI-Exempt Areas (Rule 29)
Basement Parking
-
-
-
Stilt Parking
-
-
-
Terrace Amenities
-
-
-
Total Buildable
-
-
-
Important Notes
Height Calculations: A high-rise needs a setback all around set by its height: 7.0m up to 30m, 8.0m to 36m, 9.0m to 51m, 10.0m to 57m, 11.0m to 63m, 12.0m to 69m, 13.0m to 75m, 14.0m to 81m, 15.0m to 87m, 16.0m above 87m (TNCDBR 2019 Rule 39(3), table substituted by G.O. (Ms) No. 194 of 26.10.2026). That table has no coverage limit. Above 87m it sets no further height limit; this report models up to 300m, and airport height clearance and the fire service decide the real ceiling. A non high-rise building is capped at 19.50m.
Minimum Building Size: Every high-rise scenario keeps a floor plate of at least 15m × 15m for two staircases, a fire lift and the core (National Building Code), so a high-rise needs at least 29m of frontage and depth after any road widening. TNCDBR 2019 itself sets no minimum plot for a high-rise.
FSI-Exempt Areas: Basement and stilt parking floors (with their stairs and lifts) and the stair and lift rooms on the terrace are excluded from FSI per TNCDBR 2019 Rule 29; balconies and habitable floors are counted.
Airport NOC: This location is in an airport height zone with a 77.8m height limit. A building taller than that needs an Airport Authority of India (AAI) NOC.
Plot Visualization
Plot Boundary
Setback Area
Buildable Area
Road
Road Widening
Environmental & Statutory Requirements
OSR (Open Space Reservation)
Not Required (Plot < 3000 sq.m)
Rainwater Harvesting
Required
Band (c) of Annexure XXII: High Rise building (above 19.5m). Roof water led through a first flush cum pebble-sand filter (or a special filter) to a sump for use, the overflow to the source well if the plot has one, otherwise to recharge wells.
Rooftop Solar (PV)
Required, at least 3 kW on 33% of the terrace
Solar PV mandatory for all High Rise Buildings (Rule 44(2))
Sewage Treatment Plant
Required, about 8.6 KLD capacity
STP required where there is no public sewer: exceeds 50 dwelling units (Rule 35(15), Rule 39(14))
Completion Certificate
Required before Electricity Connection
Comprehensive Zone & Overlay Analysis
Infrastructure Availability
CMWSSB MetrowaterCMWSSB connection nearby - may be extendable. (147.0m away)
CMWSSB SewageSewage connection not available. STP may be required. (nearest 3.5km)
High Tension (HT) LineSafe distance from high tension lines. (nearest: 34.0m)
Zoning & Planning Areas
Land Use ZoningLand Use Zone: Mixed Residential
Continuous Building Area (CBA)Standard setback rules apply as per TNCDBR 2019.
Transit Oriented Development (TOD)TOD zone: within 500m of a Metro Rail, MRTS or suburban rail corridor, so premium FSI is charged at 50% (Rule 30(5)).
Hill Area Conservation (HACA)Property is outside Hill Area Conservation boundary.
Wetland/Swamp ZoneProperty is outside protected wetland zones.
Redhills CatchmentProperty is outside reservoir catchment area.
Coastal Regulation Zone (CRZ)Property is outside Coastal Regulation Zone.
Eco-Sensitive ZoneProperty is outside eco-sensitive buffer zones.
Ramsar SiteProperty is outside Ramsar site buffer.
Height Restrictions
Airport Height RestrictionAirport zone with 77.8m height limit. Your building (36m) is within the limit.
Proximity & Hazard Checks
Railway ProximityAdequate distance from railway boundary. (nearest: 5.8km)
Metro Rail ProximityNo metro alignment restrictions apply. (nearest: 368.4m)
Water Body/CanalAdequate distance from mapped water bodies. Minor channels/vaikkals may not be in the official layer. (nearest: 41.0m)
Quarry ProximitySafe distance from quarry operations. (nearest: 4.2km)
Burial GroundAdequate distance from burial grounds. (nearest: 874.0m)
Road WideningRoad widening proposed - setback from proposed road line required.
Setback affected
Flood InundationProperty is outside flood inundation zones.
Heritage & Cultural
ASI MonumentsProperty is outside ASI monument protection zones.
Industry & Pollution
Industry ZoneProperty is in non-industrial zone. (nearest: 296.0m)
NOCs & Clearances Required (TNCDBR 2019)
1 Required3 Likely2 Verify
Fire & Safety1
Fire NOC
Directorate of Fire & Rescue Services
Condition: High Rise Building (Height > 19.50m)
Why: Building height is 36.00m
TNCDBR 2019 Rule 39(11)(iii); Annexure XXIII
Aviation & Defence2
AAI NOC
Airport Authority of India (AAI)
Condition: Height 30.5 m or more, or above 10 floors (CMDA practice), OR within 20 km of an aerodrome above or under a restrictive zoning map limit
Why: Building height is 36.00m (30.5 m or more: CMDA practice); Within 20km of aerodrome
Civil Aviation Requirements (CAR) Section 3, Series C, Part II
IAF NOC
Indian Air Force (IAF)
Condition: Within IAF/Defence zone
Why: Property is in Air Force Station (Chennai) caution zone (height restrictions apply)
IAF Air Force Station zone boundary
Health & Local Body1
Traffic NOC
Traffic Police / City Police
Condition: High Rise Building or Large Commercial (Traffic Impact Assessment)
Why: High-rise building (36.00m)
CMDA GO 65/2022 (High Rise Powers), Local Authority Requirements
Land & Legal2
Tahsildar Clearance
Tahsildar (Revenue Department)
Condition: Land ownership/status verification
Why: Manual verification required for: Patta not in applicant name, Government poromboke, Land acquisition, Land ceiling matters
Revenue Department, TNCDBR 2019 Item 6 (Change of Land Use checklist)
Verify:
Patta/Chitta in applicant name
Not government poromboke land
Not under land acquisition proceedings
Not affected by flood notification
Not under Land Ceiling Act
Legal Opinion
Government Pleader
Condition: Legal opinion on land ownership
Why: Legal opinion required for clear title verification
Legal Requirements, TNCDBR 2019 Item 15 (Page 5)
Verify:
Original ownership documents verified
Court cases pending on property (if any)
Title disputes resolved
Encumbrance issues cleared
Manual Verification Required:
Some NOCs require verification based on actual property documents and local conditions.
Consult with local authorities for definitive requirements.
Disclaimer: This analysis is based on TNCDBR 2019 with its amendments up to G.O. (Ms) No. 194 of 26.10.2026, and government planning parameters. Actual approvals depend on site-specific conditions and local authority requirements. Consult a registered architect or town planner for project-specific advice. For expert guidance on building approvals and compliance, click here.
Location-based checks (HT lines, water bodies, CRZ, airport, eco-sensitive zones, etc.) are computed from the property's mapped coordinate against third-party and government GIS data, so the distances and zone boundaries shown are indicative. Confirm critical findings on-site or with the concerned department.
From report to drawings
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