Zoning and its types in real estate

Residential Use Zone :

The Residential zones are categorized as R-1, R-2, R-3 and R-4 zones. Residential zone means an area of residential neighborhoods where businesses may or may not be conducted in such dwellings.

The purpose of this zone is to preserve the residential character of the neighborhood without more intensive multifamily uses or businesses.

R1 – Residential Use Zone :

R-1 (Single-Unit Residential) Zoning District.
The R-1 zoning district is intended to provide for areas
appropriate for a range of detached single-family residential
dwelling units, each located on a single legal lot, and does
not include condominiums or cooperative housing.

R1 zone is residential zone with road below 12. (Below 9 m in congested area) R1 zone purely residential zone, but up to certain extent small committed / medical uses are permissible in R 1zone.

R1 & R2 zone are not separately shown in development plan, it is identified by access road width on site or in development plan.

1 Any residential building or bungalow.
2 Poly clinic laboratory, hospital up to 20 bed Hostel, old age homes
3 House hold occupation(up to 1 hp electric load )
4 Small professional offices (up to 50 sqm each)
5 Small community halls, welfare Centre, gymnasia(up to 100 sqm )
6 Religious buildings
7 Public libraries
8 Club houses, parks and playgrounds (not being used for business purpose)
9 Private coaching classes mess
10 Electric industry (of assembly type up to up to 100 sqm)
11 Convenience shops not more than 10 sqm
12 Information technology establishment (ITE)
13 Flour mill and wet / dry masala grinding, book binding (conditional)
14 Burial grounds, cremation grounds and essential public utilities
15 Raisin production
16 Public conveniences.
17 Agricultural, horticultural and allied uses (except agro-based industries)

R2 – Residential Use Zone

• R2 zone is residential zone with road below with 12 m & above,
  access road (9 m in congested area) almost all uses are permissible in R2 zone
  eg. Residential, commercial, hospital, institute etc.Following are uses permissible in residential zones1 All uses permitted in R1 zone
  2 Up to certain extent commercial use may be permitted
  3 Stores, shop or showroom for the conduct of retail business
  4 Professional offices
  5 Frozen food lockers, fast food and vending stalls.
  6 Storage of furniture, household goods etc.
  7 Repairs to all household articles (excluding auto vehicle)
  8 Veterinary dispensaries and hospitals.
  9 Repair, cleaning shops
  10 Paper box manufacturing including paper cutting
  11 Commercial halls, exhibition halls
  12 Art galleries, aquariums;
  13 Restaurants, eating houses, cafeteria, ice – cream and milk bars.
  14 Showroom for distribution and sale of LPG
  15 Coal and firewood shops.
  16 Polyclinics on separate floors,
  17 Residential hotels, boarding and lodging
  18 Book depot, medicine and chemist shops.
  19 Business/ corporate office
  20 Colleges, secondary schools, trade or other similar schools.
  21 Parking of automobiles and other light vehicles on open plots even as a business.
  22 Vegetable, fruit, flour, fish or meat market place.
  23 General agriculture and horticulture
  24 Correctional and mental institutions,
  25 Service industries (as decided by planning authority)

R3 – Residential Use Zone

• The Multiple Residential (R-3) Zone is intended to promote the development of grouped housing such as townhouses,
  condominiums and apartments at a density of up to sixteen (16) dwelling units per gross acre.In an R3 zone, new buildings, or portions of new buildings exceeding one story in height that abut an existing
  one-story single-family detached residential or duplex building shall not exceed a building height greater
  than one foot for each foot of horizontal distance from the property line.This zone is a residential zoning district, Residential districts. Districts designated for residential
  use, RR, RS, R-1, R-2 and R-3, are limited to dwellings and the uses normally associated with residential neighborhoods.Residential Zone 3 (R3): Uses Permitted and Uses Prohibited. Uses Permitted. All types of residential buildings.
  Auditoriums. Bakeries and confectioneries

R4 – Residential Use Zone

• The various uses permitted in Residential Use Zone-4 (Gramkantham and 300 M wide belt outside Gramkantham.
  The maximum height allowed shall be 10 M for residential and for non-residential activitiesHigh Density Multiple-Family Residential District (R4). The R4 zoning district is intended for
  areas appropriate for multiple-family residential units. This use is typically located near medium-high
  density and/or near commercial/office professional uses or arterial streets and highways.R4 (Residential—High-Density Multiple-Family) district. The R4 zoning district is intended for multiple-family
  housing, including apartments, condominium development, rowhouse development, townhouse development, small-lot,
  single-family development and similar and related compatible uses.Zone R4 High Density Residential.
  • To provide for the housing needs of the community within a high density residential environment.
  • To provide a variety of housing types within a high density residential environment.

Settlements :

• Settlement Zone means the collection of Sites that are jointly settled by
  a Load Settlement system; Sample 1.The act of arranging the terms and incidence of the land tax in specific areasYou will have to obtain permission from various departments of the state
  or city authority your plot falls under. You can build the property only when
  the city authority approves your building plan.Three major systems of land revenue collection existed in India.
  They were – Zamindari, Ryotwari and Mahalwari

Peri-Urban Zone :

• Peri-urban areas are zones of transition from rural to urban land uses located
  between the outer limits of urban and regional centres and the rural environment.
  The boundaries of peri-urban areas are porous and transitory as urban development extends
  into rural and industrial land.PERI-URBAN USE ZONE. Areas earmarked as Peri-Urban Use Zone, around the identified ‘Urban Areas
  Contiguous to Growth Corridor’ and ‘Urban Nodes’ in the proposed Metropolitan Development Plan.Peri-urban land use is earmarked as a belt of about 1 km to 1.5 km all along R1, which are urban areas
  contiguous to the ORR Growth Corridor (ORR-GC) and R2 which are urban nodes to act as a continuum between
  urbanisable and rural areas.Peri-urban areas are zones of transition from rural to urban land uses located between the outer limits of urban
  and regional centres and the rural environment. The boundaries of peri-urban areas are porous and transitory as urban
  development extends into rural and industrial land
• All types of constructions can be done. In the total land, only 25% of the land (i.e., 1/4th) can be used for Construction.Only 15 meters height is permitted for residential construction and 18 meters height limit for commercial construction. There will be specified conditions based on construction.

Commercial Use Zone :

• Commercial Zone means any zone within an acknowledged urban growth boundary or
  an acknowledged commercial exception area that allows sales or serviceif a particular area of land has commercial zoning, the local government has decided
  it should be used mainly for businesses such as shops, offices, banks, restaurants, etc.
  They may create a commercial zoning district on the casino site Examples of commercial zoning include: Office buildings. Shopping centers. .
  Some apartment complexes as well as vacant land that has the potential for development
  into these types of buildings.Commercial zone is shown in blue color on development plan; on payment of certain premium to planning authority commercial zone can be converted in residential zone.1 Any use permitted in residential zone without area and floor restrictions.
  2 Business offices and exchanges
  3 Public utility buildings
  4 Headquarters organization

Manufacturing Use Zone :

This zone is categorized into 2 types:

MANUFACTURING ZONE :

• Residential constructions are prohibited. Industrial development is permitted. All the manufacturing units can be constructed.
• Manufacturing zones are the zones or properties which are used for manufacturing activities
  and the permit is given through a zoning ordinance.IN2 is a zone intended to provide a range of light industrial and warehouse land uses.
  Light industries are industrial activities which do not interfere with neighbourhood amenity
  of adjacent residential areas.Manufacturing zone means property on which the Zoning Ordinance allows a manufacturing or industrial use.The ML zone. Explanation: The ML zone is intended to provide areas for light industrial and limited retail
  uses that are complementary and not detrimental to neighboring commercial and residential districts

WORK CENTERS

• It is designed according to the HADA (Hyderabad Airport Development Authority) master plan.Development Authority – Master Plan for the Hyderabad Airport Development … Act, 1975 and the same
  were notified by the Vice-Chairman, Hyderabad Airport.

Public and Semi-Public Use Zone :

• The purpose of the public and semi-public zone is to recognize that public and
  semi-public facilities and institutions provide necessary services to the community
  and have their own unique set of circumstances.1 Pre-primary schools, primary schools, high schools, technical / trade schools, colleges, educational complex, hostels for students and essential staff quarters
  2 Hospital, sanatoria, dispensary, maternity homes, health centre, complex of such uses
  Training institutions
  Library, mangal karyalaya, gymnasium, gymkhana, water tanks, stadium, community hall, religious structures
  Commercial use (conditional)
• This zone is categorized into 3 types:
  • Public, Semi-Public facilities and utilities use zone
  • Public Utilities
  • Amenities

Public, Semi-Public facilities and utilities use zone :

• The public and semi-public zone includes properties currently owned or operated by a public entity or private institution.
  The public and semi-public zone is applied to lands used for public and semi-public facilities and institutions designated as public
  and private facilities on the comprehensive plan land use map.Public – Semi-Public Use – Govt offices, Institutions, Schools, Hospitals. Recreational Use – Parks, Play Grounds. Traffic & Transportation Use. Industrial Use. Semi-Public Facilities include places of worship, cemeteries, private educational institutions, and private recreation. In previous Land Use Chapters, this land use
  category may have included such uses as dormitories, nursing homes, and other residential care or assisted living facilities.

Public Utilities :

• PUBLIC, SEMI-PUBLIC FACILITIES AND UTILITIES USE ZONE In MASTER PLAN,  and
  related installations, parking lots, public utility buildings Utility Area means the outdoor private area adjacent to or associated with the kitchen
  side of a medium density housing unit, the screening of which shall be to the satisfaction
  of the local authority and which includes patios, verandahs and drying areas

Amenities :

• resources or facilities provided by the local government or city council for public use, public amenities are services provided to the public such, playgrounds, public toilets and community centres.
  In reality, these resources are reserved for the “formal” citizens of cities excluding the urban poor.

Multiple Use Zone :

• Main definition. multiple-use zones. A portion of the protected areas where settlement, traditional or sustainable land use ,
  including agriculture, agroforestry, extraction activities and other income generating or livelihood activities, may be allowed
  as prescribed in the management plan. Multiple-use zoning means dividing the marine area into different zones in which uses are regulated to accomplish specific goals With several industries either shut down or shifted to surrounding areas of the city, HMDA has created Work Centre Use Zone.
  LPG Go down areas, electronic industries, banks and computer units could come under this land use.
• It is classified as four categories:
  • Multiple Use Zone
  • Special Development Zone
  • Central Square
  • General Development Promotion Zone (GDPZ)

Multiple Use Zone :

• Main definition. multiple-use zones. A portion of the protected areas where settlement, traditional or sustainable land use ,
  including agriculture, agroforestry, extraction activities and other income generating or livelihood activities, may be allowed
  as prescribed in the management plan. Multiple-use zoning means dividing the marine area into different zones in which uses are regulated to accomplish specific goals With several industries either shut down or shifted to surrounding areas of the city, HMDA has created Work Centre Use Zone.
  LPG Godown areas, electronic industries, banks and computer units could come under this land use.

Special Development Zone :

• Special Development Zone (SDZ)(i) The Land Use of this entire zone is classified as Multipurpose Use
  Zone excluding the areas specifically earmarked for Roads, Open Space and
  Recreational, Transportation and Public Utilities and Amenities Zone.

Central Square :

• use zone proposed in the Metropolitan Development Plan -2031. .
  Central square Land use is proposed in HADA Master Plan and Development

General Development Promotion Zone (GDPZ) :

• Master Plan, Report and Development Promotion Regulations of the Hyderabad Airport.
  Development Authority as … General Development Promotion Zone (GDPZ).The proposed Sectors are categorized as General Development Promotion Zone based on
  location, environmental characteristics, and also dictated by the east-west configuration
  of the Airport and Air Funnels extending to about 34.5 km.

Recreation and Open Space Zone :

• Recreation and Open Space zone is meant to be used for the entertainment of the people who use it.
  This could be anything from parks and open spaces to athletic fields, playgrounds and swimming pools.
• It is classified as three categories:
  • Recreational Use Zone
  • Open Space Buffer (Around Foreshore of Waterbodies)
  • Himayath Sagar Afforestation Zone

Recreational Use Zone :

• ecreational areas would include land that is designed, constructed, designated, or used for recreational activities.
  Public and private areas that are predictably used for hunting, fishing, bird watching, bike riding, hiking, or camping or
  other recreational use also would be considered recreational areas An area used by the public for recreation.

Open Space Buffer (Around Foreshore of Waterbodies) :

• Open Space Buffer (Around foreshore of water bodies): Areas specifically earmarked as
  Open Space Buffer around the Water Bodies Use Zone containing various types of existing water bodies No construction is permitted in the Open Space Buffer (buffer belt of minimum 30 meters around the
  Full Tank Level of existing water bodies), except for fishing, boating, and picnics along the banks
  provided that only construction allowed is open to sky jetties for boating, platforms for fishing.

Himayath Sagar Afforestation Zone :

•  villages in Ranga Reddy District to be a Special Development Area .
  Himayat sagar Lake, propose land uses and zoning regulations that would In water body zone no construction is permitted. . Himayath sagar afforestation
  zone is proposed in HADA Master Plan and Development

Water Bodies :

• The majority of the Water Body Zone generally consists of all water bodies, i.e. Rivers, Streams, Lakes, Tanks and Kuntas.
  Water bodies, Himayat Sagar and all other rivers and lakes come under this zone.

Forest Zone :

• Forest and greenery is permitted in this zone unless expressly allowed by the Forest Department.
  Apart from this, no other activity is allowed. It is a Zone where the land is covered fully or partially by trees and other vegetation
  including wildlife conservation. Learn more in: Towards Sustainable Land Management

Special Reservations Zone :

• This zone consists of Historic Buildings and Precincts, Defense Lands, etc. It is classified as four categories:
  • Heritage Buildings and Precincts (S1)
  • Defense / Military Lands (S2)
  • Bio Conservation Zone (S3)
  • Others (S4)

Heritage Buildings and Precincts (S1) :

• Heritage sites shall include buildings, artifacts, structures, areas and precincts of historic, aesthetic, Architectural “Heritage building” means a building possessing architectural, aesthetic, historic or cultural values which is declared as
  heritage building by the Planning Authority/Heritage conservation committee or any other Competent Authority in whose
  jurisdiction such building is situated

Defense / Military Lands (S2) :

• The Defence forces require large areas of land for training, ranges, depots, airfields, quartering, camping, offices etc for military Activities. Vacant land which must not be built upon due to specific military reasons. Defence Estates Officer. B1 Land owned by the Ministry
  but in occupation of any other Ministry of the Central Government.

Bio Conservation Zone (S3) :

• For villages, other than 84 in the bio-conservation zone, the authority has earmarked
  an additional 300-metre-wide belt outside the Gramkantham (village settlement) as
  residential zone. In other words, buildings up to a height of 10 metres would be
  allowed 300 metres outside the gramkantham

Conservation (Agriculture) :

• Peri-Urban Use zone is earmarked as Conservation (Agriculture) Use Zone Agricultural land is used for the growing and harvesting of crops and livestock. These are things like ranches, farms and pasturesFollowing are uses permissible in agricultural zones1 Farm houses
  2 Store godowns, ware houses
  3 Agricultural uses
  4 Golf course and links, race tracks, and shooting ranges.
  5 Brick, tile or pottery manufacture
  6 Fish farming.
  7 Sand clay or gravel quarries.
  8 Storage and drying of fertilizer
  9 Public utility establishments such as electric sub-stations
  10 Swimming ‘pools
  11 Amusement park
  12 Mining and quarrying
  13 Research and development centers
  14 Ancillary service industries for agriculture produce marketing and management
  15 Bio-technology unit
  16 Solid waste management, land fill sites, bio-gas plants, power generation from waste.
  17 Highways amenities such as motels, way-side restaurants, service stations, service godowns, factory outlets, highway malls,
  hyper malls along with public conveniences like toilets