Under Section 9-C, Chapter II-A of the Tamil Nadu Town and Country Planning (Amendment) Act, 1973, the Chennai Metropolitan Development Authority (CMDA) was mandated to conduct surveys and prepare a Master Plan for the Chennai Metropolitan Area known as the Development Control Rules for Chennai. The first Master Plan, prepared in 1975 and approved by the Government in G.O. Ms. No. 2395, R.D. & L.A., dated 4.12.1976, covers an area of about 1,170 sq. km, encompassing Chennai City and adjoining parts of Kancheepuram and Thiruvallur districts.
The plan provides a long-term framework for Chennai’s orderly growth, focusing on land use regulation and the balanced allocation of space for industries, commerce, housing, recreation, and other urban needs. Lands are classified into ten use zones, including residential, commercial, industrial, institutional, open space, and agricultural categories, each with specific regulations such as height limits, floor space index, setbacks, and plot coverage. These Development control rules for Chennai & regulations apply differently across three distinct urban units: George Town (central area), municipal and township areas, and the outer metropolitan region.
Development Control Rules in Chennai Metro
Part 1. Written Permission for Development
Under the Tamil Nadu Town and Country Planning Act, 1971, no person can undertake any form of development without written permission from the Chennai Metropolitan Development Authority (CMDA) or an authorized local body. Planning permission does not exempt applicants from obtaining other statutory approvals.
To obtain permission, applicants must submit the prescribed Form A or B along with site plans, specifications, and necessary details. Developers, builders, or promoters must also provide a declaration of joint responsibility for executing works as per the approval and for payment of applicable development charges.
The CMDA may request additional details within 30 days and impose conditions or restrictions while granting permission. Buildings cannot be occupied without a completion certificate from CMDA.
All developments must conform to the Master Plan, Detailed Development Plans, and zoning regulations. No land or building use is permitted if it violates these rules.
Road widths, setbacks, and zone boundaries are governed by the specifications and maps issued by the Development Control Regulations TN.
Site Approval and Development Standards
Site approval is mandatory before construction, ensuring suitability for development.
- Sites must not be insanitary, unsuitable in shape, or near water bodies that could be contaminated.
- Minimum plot sizes and frontages vary by zone, with specific regulations for setbacks and building heights.
Road Widths and Setback Regulations
Road widths and setback lines are defined to ensure proper urban planning.
- Major roads have specified rights of way, with adjustments possible by local authorities.
- Setback regulations dictate the distance buildings must be from property lines, varying by road width. Minor structures like open balconies, sunshades, or compound walls (up to 1.5 m) are allowed within prescribed limits.
Use Zones and Regulations
- The Master Plan designates specific use zones with defined permissible activities.
- Primary Residential Use Zone allows residential buildings, schools, and small shops.
- Mixed Residential Use Zone permits additional commercial activities like banks and restaurants.
- Commercial Use Zone includes all business activities, with specific floor area limits.
Specific Use Zone Regulations
Use Classification in Detailed town planning scheme | Use Classification in these rules |
(i) Residential use zone (clause I to III where it is specified) | Primary residential use zone |
(ii) Shops, business premises, commercial use, bazaar | Mixed residential use zone |
(iii) Parks, play ground and open spaces | Open space and recreational use zone |
(v) Hutting area class IV area, poor class area assigned plans | Economically weaker section area |
(vii) Controlled industrial area | Light industrial use zone |
(viii) Industrial area | General Industrial use zone |
(ix) Burial ground | Non urban use zone |
Part - II Use Zones
- Primary Residential Use Zone
In this CMDA rules for residential building development is primarily meant for residential buildings such as detached, semi-detached houses, tenements, and flats. Limited non-residential activities are allowed within each subdivision.
Permitted Uses:
- Residences and professional offices (up to 40 sq.m).
- Small shops for daily needs (up to 20 sq.m).
- Schools, nurseries, and tutorial centers (up to 40 sq.m)
- Parks, playgrounds, farms, and nurseries (up to 2 hectares)
- Taxi stands, car parking, and small-scale cottage industries (up to 5 HP).
Storage of domestic LPG cylinders, subject to fire and safety clearances.
Uses Allowed with Special Sanction:
- Hostels, dormitories, and restaurants (≤300 sq.m)
- Public utility buildings, government offices, banks, and community halls (≤1 hectare or ≤300 sq.m)
- Clinics, hospitals, and departmental stores (≤300 sq.m and ≤100 sq.m respectively)
Parks and playgrounds (≤4 hectares), petrol stations (≤5 HP), and small markets (≤0.25 hectares).
All other uses are prohibited. Plot size, frontage, floor space index (FSI), coverage, height, and setback are regulated as per CMDA’s development control rules and approved layout conditions.
- Mixed Residential Use Zone
This zone allows a combination of residential and compatible non-residential uses that support local living.
Permitted Uses:
- All uses allowed in the *Primary Residential Use Zone
- Banks, offices, and restaurants (up to 500 sq.m).
- Hotels, hostels, boarding and lodging houses, dormitories, and welfare institutions (up to 500 sq.m).
- Retail shops for daily needs such as vegetables, fruits, fish, meat, and groceries (up to 500 sq.m).
- Small trades like bakeries, laundries, tailoring, goldsmiths, saloons, and flour mills (up to 500 sq.m)
- Petrol bunks, automobile workshops, and service stations (up to 500 sq.m).
Light industries using ≤15 HP and employing ≤10 workers, excluding hazardous or polluting units.
Uses Allowed with Special Sanction:
- Departmental stores and professional offices (no floor area limit).
- Cinema theatres, assembly halls, and reading rooms
- Colleges, technical and research institutions
Clean industries using ≤30 HP and ≤25 workers (non-polluting).
All other uses are prohibited. Development parameters such as plot size, FSI, coverage, height, and setbacks follow the same regulations as in Rule 7(d).
- Commercial Use Zone
This zone is designated for commercial, business, and service-related activities.
Permitted Uses:
- All uses allowed in the *Primary* and *Mixed Residential* zones.
- Shops, stores, markets, and trade-related establishments (retail or wholesale, excluding hazardous materials).
- Offices and commercial institutions (up to 1,000 sq.m).
- Warehouses and storage facilities (up to 1,000 sq.m, excluding explosives or harmful goods).
- Research/testing labs not involving fire or health hazards (up to 1,000 sq.m).
Light manufacturing and service units (≤50 HP, ≤25 workers, non-hazardous).
Uses Allowed with Special Sanction:
- Large-scale shops, markets, shopping complexes, and financial institutions (no floor limit).
- Warehouses, research labs, and entertainment/recreation centres.
- Parking facilities, bus terminals, and depots.
- Educational, technical, and research institutions
- Garment industries of non-objectionable nature, irrespective of workforce size.
- All other uses are prohibited.
Development control such as FSI, plot size, coverage, and setbacks shall follow the prescribed standards for commercial and public-use buildings.
- Light Industrial Zone Regulations
The Development control rules for Chennai which includes Light Industrial Zone outlines permissible activities and regulations for industries with specific horsepower and employee limits.
- Industries using electrical power up to 130 horsepower or with a maximum of 100 employees are allowed.
- Excludes industries that produce hazardous effluents or cause public nuisance.
- Special permissions may be granted for commercial uses, storage of dangerous materials, and industries up to 200 horsepower with safety measures.
- Plot size, floor space index (FSI), and setback lines are regulated based on specific tables for different areas.
- General Industrial Zone Guidelines
The General Industrial Zone permits a broader range of industrial activities with specific regulations.
- Allows industries using electrical power up to 500 horsepower, excluding hazardous types.
- Residential buildings for essential staff are permitted.
- Special permissions can be granted for industries without horsepower restrictions if they manage effluents safely.
- Plot size requirements vary, with a minimum of 1,500 square meters in certain areas and a maximum FSI of 1.25.
- Special and Hazardous Industrial Zone
This zone is designated for industries that may pose risks to health or safety.
- Permits special and hazardous industries using up to 500 horsepower on sites not exceeding 0.5 hectares.
- Allows storage and handling of hazardous materials within the same site area limit.
- Special permissions may be granted for larger sites or higher horsepower industries with safety measures.
- Minimum plot size is 1,500 square meters in certain areas, with a maximum FSI of 1.00.
- Institutional Zone Regulations
The Institutional Zone is designated for various public and semi-public uses.
- Permits government offices, hospitals, cultural institutions, and public utilities on sites not exceeding 5 hectares.
- Special permissions may be granted for larger institutional uses and transportation terminals.
- Minimum plot size is 500 square meters, with a maximum FSI of 1.50.
- Setback requirements vary based on road width, with specific guidelines for side and rear setbacks.
-Open Space and Recreational Zone
Permitted Uses:
- Public and semi-public recreational spaces such as parks, playgrounds, gardens, nurseries, waterfronts, museums, memorials, and zoological/botanical gardens.
- Installation of electric motors up to 5 HP for gardening or water pumping.
Uses Allowed with Special Sanction:
- Transport terminals, theatres, exhibitions, fairs, festival grounds, and other public utilities.
- Residential quarters for essential maintenance staff.
- Recreational-related facilities like beach cottages or installations supporting the main use.
- Agricultural activities and burial or cremation grounds.
All other uses are prohibited.
Building regulations such as plot size, FSI, and setbacks shall follow the norms specified for respective zones.
-Agricultural Zone Guidelines
The Agricultural Zone is primarily for agricultural activities and related uses.
- Permits all agricultural uses, including farmhouses and livestock farms.
- Allows installation of electric machinery up to 15 horsepower.
- Special permissions may be granted for recreational uses and temporary cinemas.
- Regulations for plot size and FSI are consistent with other zones.
-Non-Urban Zone Regulations
The Non-Urban Zone allows specific industrial activities and uses.
- Permits cemeteries, crematoria, and various manufacturing activities.
- Allows installation of electric motors up to 50 horsepower.
- Special permissions may be granted for incidental residential uses and broadcasting installations.
- Regulations for plot size and FSI are consistent with other zones.
PART-III General Provisions for Building Regulations
-Areas for Buildings of Special Character
- Multi-storeyed buildings (over 4 floors or 15 m height) are restricted in certain areas and must follow “Special Rules for Multi-Storeyed Buildings.”
- In other areas, maximum height is 15 m, except for architectural features (e.g., gopurams, minarets, flagmasts) up to 20 m with special sanction. Height is measured relative to the wider road when a building abuts multiple roads.
- Continuous buildings without side open space are allowed only in designated areas.
- The Authority may earmark areas for Economically Weaker Sections housing and Information Technology Parks.
Minimum Setback for Public/Semi-Public Buildings & Additional Floor Space Index
- Setback of at least 6 m on all sides for theatres, halls, garages, and workshops.
- Land handed over free to the Authority or local body may qualify for additional Floor Space Index (FSI).
Layout and Subdivision
- Streets and passages must meet minimum width requirements depending on the number of plots served. Cul-de-sacs may be provided up to 60 m in length with turn-around areas.
- Industrial and IT layouts have separate minimum width specifications.
- Open spaces: 10% of layout (above 3,000 m²) reserved for communal/recreational purposes; obligatory transfer to Authority or local body.
- Group developments: Minimum road width 10 m; vehicular access within site 7.2 m; setbacks and inter-block spacing regulated; parking per standards; 10% site reserved for communal space.
- Special provisions for Economically Weaker Section housing apply where declared.
Security Deposit & Costs
- Security deposit of Rs. 50/m² of floor area for special buildings, group developments with six or more dwellings, and commercial buildings over 300 m².
- Costs for infrastructure improvements (roads, water, sewerage, electricity) borne by the applicant.
Architectural, Historical, Tree & Advertisement Controls
- Architectural design must comply with Authority conditions.
- Buildings of historical/architectural interest may have preservation conditions.
- Tree preservation orders may restrict felling/lopping.
- Hoardings/advertisements must be safe and follow Authority conditions
Airport & Microwave Zones
- Building heights and emissions regulated by Airport and relevant authorities
Rule Precedence & Boundaries
- In case of conflict with other laws, these rules prevail.
- Boundaries on maps interpreted according to streets, city limits, or natural features.
Water Conservation
- Percolation pits and drainage measures for ordinary buildings; pebble beds and slope provisions for multi-storeyed/special buildings.
- Ground floor WC floor levels and centralized AC wastewater management specified.
Solar Energy
New large buildings must include solar-assisted systems.
Special Provisions
- Delegation of Authority powers allowed.
- Public buildings with more than 2 floors must have facilities for physically handicapped (ramps, lifts, handrails, special toilets, reserved parking).
Penalties
- Fine up to Rs. 1,000 for violations; continuing breaches Rs. 50/day.
- Full Development control regulations PDF with Annexures: [Link to Development Control Rules for Chennai, Metropolitan PDF]
Application Process for Planning Permission
The application process for planning permission includes detailed requirements and conditions.
- Applicants must submit detailed site plans and key maps for review.
- Conditions include compliance with approved plans and submission of completion plans.
- Security deposits are required for certain types of developments.
- The authority reserves the right to enforce open space reservations and maintenance of communal areas.
Industrial Areas in Ambattur Municipality
The development control rules for Chennai outlines the designated industrial areas within Ambattur Municipality, specifying various village names and their corresponding land parcels.
- Ambattur Municipality includes several villages such as Korattur, Karapallam, Padi, Mogapair, Mannur, Pattaravakkam, Attipattu, and Ambattur.
- Each village has specific land parcels identified by numbers, indicating the areas designated for general industrial use.
- For example, Korattur includes numerous land parcels ranging from 818 to 961, while Mannur covers parcels from 25 to 224.
Industrial Areas in Avadi Municipality
This section details the industrial zones within Avadi Municipality, highlighting specific villages and their land designations.
- Key villages in Avadi Municipality include Tandari, Kovilpadagai, Thirumullaivoyal, Paruthipattu, and Vilinjiambakkam.
- Each village is associated with specific land parcels, such as Tandari covering parcels from 376 to 490.
Mixed Residential Zone Areas in Chennai City
The development control rules for Chennai, describes the boundaries and divisions of mixed residential zones in Chennai City, detailing various divisions and their geographical limits.
- The document outlines multiple divisions, including Washermenpet, Tondiarpet, Grace Garden, and others, each with defined north, east, south, and west boundaries.
- For instance, Division No. 1 (Washermenpet) is bounded by city limits to the north and includes specific streets like Thiruvottiyur High Road and Kumbalamman Koil Street.
New Divisions and Their Boundaries
This section lists new divisions established in Chennai, providing detailed boundaries for each division.
- New divisions include Sanjeevirayanpet, Mottai Garden, Narayanappan Naicken Garden, and others, each with specific geographical boundaries.
- For example, New Division No. 4 (Sanjeevirayanpet) is bounded by Thandavaraya Gramany Street to the north and Gollavar Agraharam Road to the east.
Mixed Residential Zone Areas
The text lists various areas designated as mixed residential zones in Chennai.
- Extended Areas in Chennai City: Includes Thiruvanmiyur, Velacheri, Virugambakkam, Saligramam, Kodambakkam, and Villivakkam with specific survey numbers.
- Municipalities: Details of mixed residential zones in Tambaram, Pallavaram, Alandur, and Ambattur municipalities with corresponding survey numbers.
- Town Panchayats: Lists mixed residential zones in Minjur, Puzhal, Naravarikuppam, Maduravoyal, and others with specific survey numbers.
- Other Village Areas: Includes various village areas with designated survey numbers for mixed residential use.
Parks and Playgrounds in Chennai
The text provides a list of parks and playgrounds in Chennai, including their locations and areas.
- Parks: Includes Anna Park, Dr. Annie Besant Park, and others with specific areas in square meters and survey numbers.
- Playgrounds: Lists various playgrounds such as Appaswamy Pillai Lane Play Ground, Arunachala Pandaram Street Play Ground, and others with their respective areas and locations.
Proposed Rights of Way and Setback Lines
- Roads: Lists various roads such as North Beach Road, Kamaraj Salai, and others with specified rights of way in meters and building lines.
- New Roads: Includes new links and their respective rights of way and building lines.
- Other Roads: Details additional roads with specified rights of way and building lines.
The text outlines the rights of way and building lines for important roads in Chennai.
Building Regulations and Setbacks
- The text outlines specific building regulations, including setbacks and construction restrictions near highways.
- Commercial buildings may have a reduced building line of 3.00 metres if an arcade verandah of at least 3.00 metres width is provided.
- New constructions cannot directly abut three National Highways (NH4, NH5, NH45) and must be at least 30.5 metres from the center line of these highways.
For specific roads like Anna Salai and Poonamallee High Road, a building line of 4.5 metres from the street alignment is mandated.
Cottage Industries and Offensive Trades
The development control rule for Chennai for permissible cottage industries identifies offensive trades that are prohibited.
- Cottage industries include arecanut cutting, bakery products, beekeeping, and various textile and leather goods.
- Offensive trades include the storage and manufacturing of bones, explosives, meat, and manure, among others.
Permissible Industries in Light Industrial Zones
The text specifies industries allowed in light industrial zones, categorized by type.
- Chemicals: Includes cosmetics, disinfectants, and plastic materials.
- Textiles: Covers cotton textiles, hosiery, and readymade clothes.
- Electrical machinery: Encompasses fans, electrical appliances, and radio equipment.
- Food: Includes canning, confectionery, and dairy products.
Special and Hazardous Industrial Zones
This section details industries that are only permissible in special and hazardous zones due to their nature.
- Inorganic manufacturing includes acids and carbon disulphide.
- Organic manufacturing covers dyes, synthetic plastics, and insecticides.
- Poisons and radioactive elements are strictly regulated.
- Heavy engineering and explosive manufacturing are also included.
Multi-Storeyed Building Regulations
The development control rules for Chennai outlines specific rules for constructing multi-storeyed buildings, including site extent and road width.
- Minimum site area for multi-storeyed buildings is 1500 square metres.
- The site must abut a road of at least 18 metres in width.
- Maximum permissible floor space index varies based on plot coverage, with a maximum of 2.75 for up to 30% coverage.
Parking and Access Requirements
This section describes the parking standards and access requirements for various building types.
- Residential buildings require one car space for every 75 square metres of floor area.
- Commercial buildings have specific parking requirements based on floor area, with restaurants needing one space for every 100 square metres.
- Minimum corridor widths are specified for different building types, ranging from 1.0 to 2.4 metres.
Information Technology Park Development Rules
The General development control regulations and guidelines for the development of Information Technology Parks is,
- Development is permitted in various use zones, including residential and commercial.
- Activities are limited to hardware manufacturing and software development, with incidental activities capped at 10% of total floor area.
- Minimum site extent for development is 2000 square metres, and access must be from a road of at least 18 metres in width.
Maximum Building Height Regulations
The maximum permissible height for multi-storeyed buildings is determined by the width of the abutting road or a fixed height limit.
- Multi-storeyed buildings: Maximum height is twice the width of the abutting road or 60 metres, whichever is higher.
- Non-multi-storeyed buildings must adhere to specific Development Control Rules.
- Development charges for multi-storeyed buildings double if height exceeds twice the road width.
Floor Space Index Guidelines
The Floor Space Index (FSI) for certain developments is increased to promote specific categories of construction.
- FSI allowed is 1.5 times the ordinarily permissible FSI as per Development Control Rules.
- This applies to developments that fall within specified categories.
Caution Deposit Requirements
A refundable caution deposit is required for planning permission, ensuring compliance with usage regulations.
- Deposit: 10% of the guideline value of total land or 20% of the guideline value for additional floor area, whichever is higher.
- The deposit is refundable after five years from full occupation and commercial operation, contingent on continuous usage for IT Parks.
- Forfeiture of deposit occurs if the building is used for purposes other than specified during the five-year period.
- Interest on the deposit is aligned with the State Bank of India’s five-year fixed deposit rate.
Car Parking Space Regulations
Additional car parking space is permitted beyond standard requirements to accommodate increased vehicle needs.
- Up to 50% more covered car parking space is allowed above the Development Control Rules.
- This additional space is not included in the Floor Space Index calculation.
Compliance with Development Control Rules
All developments must adhere to existing Development Control Rules beyond the specified regulations.
- Developments must conform to all other parameters outlined in the Development Control Rules, ensuring comprehensive compliance.
Development Control Rules for Chennai Metropolitan Area
The Development Control Rules (DCR) for Chennai, structured under the Tamil Nadu Combined Development and Building Rules (TNCDR) 2019, form a comprehensive regulatory framework that shapes the city’s urban growth responsibly. By setting clear guidelines for land use zoning, building heights, setbacks, road widths, open spaces, and development permissions, these rules ensure that Chennai grows in a planned, balanced, and sustainable manner.
Beyond regulating construction activity, the TNCDR 2019 safeguards public safety, infrastructure capacity, environmental sustainability, and heritage character, ensuring that development enriches both present and future generations. Strict adherence to these rules not only streamlines planning approvals but also promotes equitable, resilient, and smart urban development, supporting Chennai’s vision of emerging as a well-planned, liveable, and globally competitive metropolitan city.
For more detailed insights into the regulations and planning standards, you can explore the full resource here: Tamil Nadu Combined Development and Building Rules 2019.
