Third-Party Certification Route
A commercial building within 300 sq.m of FSI area, 14m can be approved on a registered architect's or Grade I engineer's certification, with the permit issued online at once.
- Plot in an approved layout or subdivision, a layout regularised under the 2017 Regularisation Rules, or registered by a deed executed before 20.10.2016
- Not in a Coastal Regulation Zone, a hill area notified by the Hill Area Conservation Authority, an Annexure XVII prohibited or restricted area, or an ecologically sensitive area (this plot is near a defence establishment; whether it falls in the restricted area depends on the distance the authority applies)
- Not in a street alignment, road widening, road or public purpose reservation of the Master Plan, New Town Development Plan, Detailed Development Plan or Grid of Roads plan
- No litigation pending on 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.
Property Location & Zone Overlays
Zone Overlays
Plot Dimensions (Your Input)
Area = ((Side A + Side C) ÷ 2) × ((Side B + Side D) ÷ 2) = ((6.0 + 6.0) ÷ 2) × ((24.0 + 24.0) ÷ 2) = 144.00 sq.m
Required Setbacks
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.
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
One or more requirements not met
Development Scenarios
Maximize building height with standard development norms
Maximize ground floor area with fewer floors
Optimal balance for maximum total built-up area
Scenario Comparison
| Parameter | Max Height | Max Coverage | Max Builtup |
|---|---|---|---|
| FSI | 2.000 | 2.000 | 2.000 |
| Built-up Area | 288 sq.m | 270 sq.m | 288 sq.m |
| Height | 14m | 9m | 14m |
| Floors | S+3/G+2 | S+2/G+1 | S+3/G+2 |
| Coverage | 94% | 94% | 94% |
| Charges | - | - | - |
| Car Parking | 4 | 4 | 4 |
| Two-Wheeler | 4 | 4 | 4 |
| Parking Area(appx) | 116 sq.m | 100 sq.m | 116 sq.m |
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 111m height limit. A building taller than that needs an Airport Authority of India (AAI) NOC.
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
Commercial up to 300 sq.m and 14m, Rule 20(1) (G.O. 123 of 2024)Comprehensive Zone & Overlay Analysis
NOCs & Clearances Required (TNCDBR 2019)
- Patta/Chitta in applicant name
- Not government poromboke land
- Not under land acquisition proceedings
- Not affected by flood notification
- Not under Land Ceiling Act
- 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.
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.
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