Issues Planning Permission for land use, FSI, setbacks within CMA
Building Permit
Local
GCC Zonal Office
Buildings up to 5,000 sq.ft FSI area processed at Zonal Office level
Area Type
Urban
Building Category
Standard (≤19.5m)
Building Classification
Non High Rise, small development
Up to 16 dwelling units or 300 sq.m of commercial floor area and up to 14m: the small development table of TNCDBR 2019 Rule 35(1)(a) applies.
Relaxations That Apply
CC Exemption
Residential buildings up to 14m in height with up to 8 dwelling units OR up to 750 sq.m built-up area are exempt from Completion Certificate requirement for electricity, water, and sewerage connections.
TNCDBR 2019 Rule 20(1), as amended by G.O. Ms. No. 69 and 70 (2024)
Relaxed Setback Eligibility
Small developments up to 10m in an EWS or natham area have Nil side and rear setbacks (Rule 35(1)(a) Table E).
TNCDBR 2019 Rule 35(1)(a) Table E
Source: GCC Building Plan Approval Process, CMDA Delegation of Powers| Zonal Executive Engineer (S+2) / Regional S.E. (S+3)
Third-Party Certification Route
Not available on this site
The route does not apply here: the plot lies in Aquifer Recharge Area (Annexure XVII), Pallikaranai swamp (Annexure XVII).
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)9.0m
ROAD 6.0m
Side B (Right)15.0m
Side C (Back)9.0m
Side D (Left)15.0m
Plot Area (Calculated)135.00sq.m
Frontage9.0m
Depth15.0m
Area = ((Side A + Side C) ÷ 2) × ((Side B + Side D) ÷ 2) = ((9.0 + 9.0) ÷ 2) × ((15.0 + 15.0) ÷ 2) = 135.00sq.m
Required Setbacks
Natham / EWS plot in the aquifer recharge area (Annexure XVII Appendix A): front setback 1.5m, Nil side and rear setbacks, coverage up to 50%.
Front (A) (Road)1.5m
Left (D) 0.0m
Right (B) 0.0m
Back (C) 0.0m
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)
Not Eligible for High-Rise
Restriction: Aquifer Recharge Zone
Road Width: 6mMinimum 12m required
Frontage: 9.0mMinimum 29m required
Depth: 15.0mMinimum 29m required
Development Scenarios
Showing:Normal Building + Normal FSI
Max FSI1.000
Achievable FSI1.000
Built-up Area135sq.m
Height14m
FloorsS+3/G+2
Coverage50%
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: 1.5mRear: 0mSide 1: 0mSide 2: 0m
Parking Requirements
Cars1
Two-Wheeler0
Visitor0
Disabled1
Parking Area(appx)25sq.m
Plot
Setback
Buildable
Max FSI1.000
Achievable FSI1.000
Built-up Area135sq.m
Height14m
FloorsS+3/G+2
Coverage50%
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: 1.5mRear: 0mSide 1: 0mSide 2: 0m
Parking Requirements
Cars1
Two-Wheeler0
Visitor0
Disabled1
Parking Area(appx)25sq.m
Plot
Setback
Buildable
Max FSI1.000
Achievable FSI1.000
Built-up Area135sq.m
Height14m
FloorsS+3/G+2
Coverage50%
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: 1.5mRear: 0mSide 1: 0mSide 2: 0m
Parking Requirements
Cars1
Two-Wheeler0
Visitor0
Disabled1
Parking Area(appx)25sq.m
Plot
Setback
Buildable
Scenario Comparison
Parameter
Max Height
Max Coverage
Max Builtup
FSI
1.000
1.000
1.000
Built-up Area
135sq.m
135sq.m
135sq.m
Height
14m
14m
14m
Floors
S+3/G+2
S+3/G+2
S+3/G+2
Coverage
50%
50%
50%
Charges
-
-
-
Car Parking
1
1
1
Two-Wheeler
0
0
0
Parking Area(appx)
25sq.m
25sq.m
25sq.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 92m height limit. A building taller than that needs an Airport Authority of India (AAI) NOC.
Plot Visualization
Plot Boundary
Setback Area
Buildable Area
Road
Environmental & Statutory Requirements
OSR (Open Space Reservation)
Not Required (Plot < 3000 sq.m)
Rainwater Harvesting
Required
Band (a) of Annexure XXII: Non High Rise building up to 14m (house or apartment up to Ground + 2 or Stilt + 3, not more than 16 dwelling units). Roof water led through a first flush cum pebble-sand filter (or a special filter) to a sump for use, the overflow diverted to the dug well if the plot has one, otherwise to a recharge well.
Rooftop Solar (PV)
Not Required
Solar power recommended but not mandatory
Sewage Treatment Plant
Not Required
Below the STP thresholds; connect to the public sewer, or where there is none provide a septic tank with up-flow filter (Rule 35(15)(b))
Completion Certificate
Not required for service connections
Residential up to 14m with ≤8 units or ≤750 sq.m, Rule 20(1)
Comprehensive Zone & Overlay Analysis
Infrastructure Availability
CMWSSB MetrowaterCMWSSB connection nearby - may be extendable. (323.0m away)
CMWSSB SewageSewage connection not available. STP may be required. (nearest 2.0km)
High Tension (HT) LineSafe distance from high tension lines. (nearest: 163.0m)
Zoning & Planning Areas
Land Use ZoningLand Use Zone: Restricted Development Zone (ARA), Restricted
Continuous Building Area (CBA)Standard setback rules apply as per TNCDBR 2019.
Transit Oriented Development (TOD)Not within 500m of a Metro Rail, MRTS or suburban rail corridor (Rule 30(5)). (nearest: 1.9km)
Hill Area Conservation (HACA)Property is outside Hill Area Conservation boundary.
Wetland/Swamp ZonePallikaranai marshland - construction prohibited in wetland areas.
Construction prohibited
Environmental Overlays
Aquifer Recharge ZoneAquifer Recharge Area: FSI limited to 0.8 (1.0 for EWS), height 14m max (G+2 or Stilt+3), six dwelling units, coverage 40% (50% EWS). Min plot 220 sqm (80 sqm EWS). Per Annexure XVII as substituted by G.O. (Ms) No. 194 (26.10.2026).
FSI: 1.0Coverage: 50%Height: 14m
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 92m height limit. Your building (14m) is within the limit.
Proximity & Hazard Checks
Railway ProximityAdequate distance from railway boundary. (nearest: 5.9km)
Metro Rail ProximityNo metro alignment restrictions apply. (nearest: 1.9km)
Water Body/CanalAdequate distance from mapped water bodies. Minor channels/vaikkals may not be in the official layer. (nearest: 79.0m)
Quarry ProximitySafe distance from quarry operations. (nearest: 7.4km)
Burial GroundAdequate distance from burial grounds. (nearest: 776.0m)
Road WideningNo road widening proposals affect this property.
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: 369.3m)
Zone Impact Summary
Construction Prohibited
Property in wetland/swamp area
Aquifer Recharge Zone
Maximum FSI: 0.8
Aquifer Recharge Zone
Maximum Height: 10m
NOCs & Clearances Required (TNCDBR 2019)
2 Verify
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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