Noida-like skyline: UP changes bylaws, gives big highrise push to other major cities
Noida, which is governed by an industrial authority, will not be affected by the revised laws.
The changes, which will enable increased Floor Area Ratio (FAR), will particularly impact group housing projects. Previously, developers were constrained by a maximum FAR of 2.5 in new areas and 1.5 in developed ones, with ground coverage limited to 35% and density capped at 1,000 people per hectare. The minimum plot size was 2,000sqm then, and stringent setback rules discouraged the construction of taller towers.
Now, the minimum plot size for group housing has been reduced to 1,000sqm in built-up areas and 1,500sqm in non-built-up areas, effectively removing barriers to vertical construction. For group housing projects along roads that are 24-45 metres wide, the maximum FAR has more than doubled to 5.25 in built-up areas and 8.75 in non-built-up areas. On roads wider than 45 metres, there are no FAR restrictions at all — unless there are airports or other critical installations around the buildings.
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To ensure these taller buildings are ready for the future, the bylaws have made it mandatory for societies to have electric vehicle infrastructure. At least 20% of parking spaces must have EV charging facilities, with adequate power supply to support simultaneous charging.
The new rules will also ensure the taller buildings are financially viable, allowing developers to use 5% of the availed FAR for commercial facilities.
They can either be restricted to the ground floor within residential towers or in separate buildings with independent access.
An additional 5% FAR can be used for services like lift machine rooms and community centres. "The focus is clear. The UP Building Construction and Development Bylaws, 2025, will give impetus to vertical growth of cities where they are being implemented. Plot sizes have been defined under affordable housing standards," said Rajesh Kumar Singh, secretary at the Ghaziabad Development Authority.
The new regulations will also promote sustainable development through green building incentives and mandatory open spaces. Plots above 3,000sqm must reserve 10% of the area for parks and open spaces if covered by a zonal development plan, or 15% if they aren't.
For individual homes, the new laws will allow construction up to three storeys (15 metres) with a maximum FAR of 2.25 on smaller plots and 2.5 on larger ones. Multi-unit buildings can rise to four storeys, including a stilt floor, on plots that are at least 150sqm in size.
Importantly, departments like NHAI, fire, railways or PWD must now issue no-objection certificates within a fixed timeframe, a move that will reduce project delays. If construction does not start before a permit expires, a new nod has to be taken.
"Given the rapid pace of urbanisation and land increasingly becoming scarce, the new bylaws will address these by making vertical growth possible. It's a win-win for both the common man and developers," said Gaurav Gupta, general secretary of Credai-NCR.
Suresh Garg, CMD of Nirala World, added, "With these changes, the state govt has not only made it legal but also financially viable to build taller buildings."
It's not just group housing projects, but the hospitality sector too will benefit from the new rules. With plot sizes reduced, hotels with up to 20 rooms will no longer have a minimum requirement, while larger properties will need only 500sqm, down from the previous 1,000sqm.
Following the cabinet's approval, principal secretary (housing and urban planning) P Guruprasad has asked all development authorities to adopt these new bylaws.
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