MDDA Residential Building Bye-Laws: Setbacks, Ground Coverage and FAR Explained
Planning to construct a house in Dehradun or elsewhere in Uttarakhand? One of the first things to understand before preparing an architectural plan is the applicable MDDA residential building bye-laws.
The size of the plot alone does not determine how much construction can be done. Factors such as plot area, location, front and rear setbacks, side setbacks, ground coverage and permissible FAR (Floor Area Ratio) all have an important role in determining the development potential of a residential property.
For architects and homeowners, understanding these provisions before starting the design process can prevent major changes later during the approval stage.
This guide explains the residential provisions shown in the MDDA bye-law pages provided, including the minimum setback requirements and the permissible ground coverage and FAR for different residential plot sizes.
Important: The numerical tables in this article have been transcribed from the MDDA residential bye-law pages provided for reference. Applicable regulations, amendments, road-width provisions, zoning restrictions and approval requirements should be checked against the latest notification applicable to the particular property before construction or submission.
What Are MDDA Residential Building Bye-Laws?
MDDA, or the Mussoorie Dehradun Development Authority, regulates development and building activity within its applicable planning area.
Residential building bye-laws establish parameters that influence the design of a house or residential building, including:
Minimum setbacks
Front setback
Rear setback
Side setbacks
Ground coverage
FAR
Open-to-sky requirements
Different provisions for plain and hilly areas
Special provisions for multiple units and housing schemes
These requirements are important when preparing a building plan for approval.
A residential building should therefore not be designed simply by filling the entire plot with construction. The permissible built-up area and building footprint need to be worked out according to the applicable provisions.
1. Minimum Setbacks for Residential Buildings
The first table in the provided MDDA document specifies the minimum required setback for residential buildings according to the plot area.
The table distinguishes between:
मैदानी क्षेत्र — Plain Area
and
पर्वतीय क्षेत्र — Hilly Area
The requirements increase as the plot size increases.
Minimum Required Setbacks — Plain and Hilly Areas
Plot Area | Plain Area – Front | Rear | Side 1 | Side 2 | Hilly Area – Front | Rear | Side 1 | Side 2 |
30 to 45 sq m | 1.2 m | — | — | — | 1.2 m | — | — | — |
More than 45 to 75 sq m | 1.5 m | — | — | — | 1.5 m | — | — | — |
More than 75 to 150 sq m | 2.0 m | 1.5 m | — | — | 1.5 m | 1.2 m | — | — |
More than 150 to 300 sq m | 3.0 m | 2.0 m | — | — | 2.0 m | 1.5 m | — | — |
More than 300 to 500 sq m | 4.5 m | 3.0 m | 1.5 m | — | 3.0 m | 2.0 m | 1.5 m | — |
More than 500 to 750 sq m | 5.5 m | 3.5 m | 3.0 m | 2.0 m | 4.0 m | 2.5 m | 2.5 m | 2.0 m |
More than 750 to 1000 sq m | 6.5 m | 4.0 m | 3.5 m | 3.0 m | 5.0 m | 3.5 m | 3.5 m | 3.0 m |
More than 1000 sq m | 7.5 m | 4.0 m | 4.0 m | 4.0 m | 6.0 m | 4.0 m | 4.0 m | 4.0 m |
Group / Affordable Housing | 8.5 m | 5.0 m | 5.0 m | 5.0 m | 7.0 m | 4.5 m | 4.5 m | 3.0 m |
Note: A dash (—) in the source table indicates that no separate setback value is specified in that column for that plot-size category.
2. Why Setbacks Matter in a Residential Building Plan
Setbacks are not simply leftover open spaces around a house.
They influence:
The maximum building footprint
Natural light and ventilation
Access around the building
Open spaces
Fire and safety considerations
The position of balconies and projections
Parking and circulation planning
The overall architectural layout
For example, a residential plot between 300 and 500 sq m in a plain area has a minimum front setback of 4.5 metres, a rear setback of 3 metres, and a 1.5-metre side setback on Side-1 according to the provided table.
For a larger plot of more than 500 and up to 750 sq m, the plain-area requirement increases to:
Front: 5.5 m
Rear: 3.5 m
Side-1: 3.0 m
Side-2: 2.0 m
This shows why the plot area needs to be established before finalising a residential building plan.
3. Plain Area vs Hilly Area Setbacks
Uttarakhand has significantly different geographical conditions across its urban areas. The provided MDDA table therefore distinguishes between plain areas and hilly areas.
The setback requirement is not always the same for the same plot size.
For example, for a plot more than 750 sq m and up to 1000 sq m:
Plain Area
Front: 6.5 m
Rear: 4.0 m
Side-1: 3.5 m
Side-2: 3.0 m
Hilly Area
Front: 5.0 m
Rear: 3.5 m
Side-1: 3.5 m
Side-2: 3.0 m
Therefore, the geographical classification of the site is an important part of residential planning.
4. Minimum Open-to-Sky Requirement
The provided MDDA provisions also state:
A minimum 1.2 metre open-to-sky area from a retaining wall shall be mandatory.
This is particularly relevant when dealing with sites where retaining walls and level differences are involved.
On sloping or hilly sites, architectural planning becomes more complex because the building design needs to respond to the existing terrain as well as the applicable development regulations.
5. Special Rule for Corner Plots
The notes below the setback table contain provisions concerning corner plots.
For corner plots, the setback on the front side of the plot facing the comparatively wider road is to be determined as specified, while the setback towards the other road is determined by comparing the applicable front and side setback requirements, with the greater requirement applying.
Where the two roads are of equal width, the front and side setbacks are to be determined according to the building design.
This is an important consideration when designing a house on a corner plot because simply applying the normal front setback to one road and ignoring the second road may not be sufficient.
6. Plots With Roads on the Front and Rear
The provided notes also address plots where roads exist on both the front and rear sides.
Where roads are present on both sides, the required setbacks are determined according to the applicable front and rear conditions. The table's provisions refer to applying the greater applicable setback where the relevant road-facing conditions require it.
This can have a substantial impact on the usable building footprint of a plot.
Therefore, before designing a house, the architect should establish:
Which side is considered the front?
Which roads abut the property?
What is the width of each road?
Is the property a corner plot?
Is the property in a plain or hilly area?
What is the total plot area?
7. Ground Coverage and FAR for Residential Plots
Setbacks determine how much open space must remain around the building.
Ground coverage and FAR determine how much of the property can be developed.
The second MDDA table provided gives maximum ground coverage and permissible FAR for different residential plot sizes.
For plotted housing, the figures are as follows.
Plain Area — Plotted Housing
Plot Area | Maximum Ground Coverage | Permissible FAR |
More than 75 to 150 sq m | 70% | 1.80 |
More than 150 to 250 sq m | 65% | 1.70 |
More than 250 to 350 sq m | 60% | 1.60 |
More than 350 to 450 sq m | 55% | 1.50 |
More than 450 to 550 sq m | 50% | 1.40 |
More than 550 to 750 sq m | 50% | 1.30 |
More than 750 to 1000 sq m | 45% | 1.20 |
More than 1000 sq m | 40% | 1.10 |
Hilly Area — Plotted Housing
Plot Area | Maximum Ground Coverage | Permissible FAR |
More than 75 to 150 sq m | 75% | 1.80 |
More than 150 to 250 sq m | 70% | 1.60 |
More than 250 to 350 sq m | 65% | 1.50 |
More than 350 to 450 sq m | 60% | 1.40 |
More than 450 to 550 sq m | 55% | 1.30 |
More than 550 to 750 sq m | 50% | 1.20 |
More than 750 to 1000 sq m | 50% | 1.10 |
More than 1000 sq m | 45% | 1.00 |
8. What Does FAR Mean?
FAR stands for Floor Area Ratio.
In simple terms, FAR establishes the relationship between the total permissible floor area and the plot area.
For example, if a plot has an applicable FAR of 1.60, the theoretical FAR-based floor area would be:
Plot Area × FAR
So, for a 300 sq m plot:
300 × 1.60 = 480 sq m
This does not automatically mean that a 480 sq m building can be constructed.
The actual design must also satisfy the applicable:
Setbacks
Ground coverage
Building height
Road-related requirements
Parking requirements
Open-space requirements
Zoning provisions
Other applicable MDDA provisions
Therefore, FAR should not be considered in isolation.
9. Example: 300 sq m Residential Plot
Consider a 300 sq m residential plot in a plain area.
According to the provided table:
Plot category: More than 250 to 350 sq m
Maximum ground coverage: 60%
Permissible FAR: 1.60
Maximum ground coverage
300 × 60% = 180 sq m
Therefore, the maximum ground-floor footprint based on the stated coverage percentage would be 180 sq m, subject to all other applicable requirements.
FAR-based floor area
300 × 1.60 = 480 sq m
Thus, the FAR calculation gives 480 sq m of permissible floor area, subject to the applicable rules and exclusions.
This illustrates why both ground coverage and FAR have to be considered while designing a residence.
10. Example: 500 sq m Residential Plot
For a 500 sq m plot in a plain area, the plot falls into the more than 450 to 550 sq m category.
The provided table specifies:
Maximum ground coverage: 50%
Permissible FAR: 1.40
The corresponding basic calculations are:
Ground coverage:500 × 50% = 250 sq m
FAR-based floor area:500 × 1.40 = 700 sq m
Again, these are calculations from the stated coverage and FAR figures. The final permissible building design needs to satisfy all other applicable MDDA requirements.
11. Multiple Units and Group Housing
The MDDA table does not apply only to conventional plotted houses.
Separate provisions are shown for:
Multiple Units
Plain Area
Maximum ground coverage: 50%
Permissible FAR: 1.80
Hilly Area
Maximum ground coverage: 55%
Permissible FAR: 1.65
Group Housing
Plain Area
Maximum ground coverage: 35%
Permissible FAR: 1.80
Hilly Area
Maximum ground coverage: 40%
Permissible FAR: 1.40
These categories should not be confused with an ordinary individual residential plot. The applicable category depends on the nature of the proposed development.
12. EWS / Rehabilitation Housing Scheme
The table also provides a separate provision for:
EWS / Rehabilitation Housing Scheme
with a stated flatted unit size of 25–35 sq m.
The figures shown are:
Area | Plain Area | Hilly Area |
Maximum ground coverage | 50% | 50% |
Permissible FAR | 2.00 | 2.00 |
These provisions are specifically identified for the EWS/Rehabilitation Housing Scheme and should not automatically be applied to ordinary residential projects.
13. Affordable Housing
A separate category is provided for Affordable Housing.
The table specifies:
Plain Area
Maximum ground coverage: 50%
Permissible FAR: 2.10
Hilly Area
Maximum ground coverage: 50%
Permissible FAR: 2.00
The table marks the FAR figures with a footnote referring to an amendment.
14. Government Order References in the Table
The photographed document contains two footnotes.
* The provision is shown as amended by शासनादेश संख्या-1798, दिनांक 08.12.2016.
# The provision is shown as amended by शासनादेश संख्या-964, दिनांक 13.09.2017.
These references are important because they indicate that some provisions in the table were subsequently modified through government orders.
For an actual building-plan submission, the latest applicable notification and amendment should always be checked rather than relying solely on an older printed copy.
15. Why You Should Check MDDA Bye-Laws Before Designing Your House
One of the most common mistakes in residential construction is finalising the architectural design before checking the applicable development regulations.
A homeowner may have a particular idea for:
A large living room
Four bedrooms
A basement
Multiple floors
A terrace
Parking
Servant accommodation
A swimming pool
A home office
Large balconies
A garden
But the feasibility of these requirements depends on the actual site and applicable regulations.
A professional architect should therefore study the site before finalising the architectural plan.
16. What an Architect Should Check Before Preparing an MDDA Building Plan
For a residential project in Dehradun, the design process should begin with basic site information.
Plot information
Total plot area
Plot dimensions
Site orientation
Road-facing sides
Road width
Corner status
Existing structures
Site levels
Regulatory information
Applicable MDDA provisions
Land-use/zoning
Ground coverage
FAR
Setbacks
Height restrictions
Parking requirements
Open-space requirements
Applicable approval requirements
Design requirements
Number of bedrooms
Number of floors
Parking requirements
Family requirements
Garden/open space
Servant room
Terrace requirements
Future expansion
Only after these factors are understood can the architect properly determine how the building should sit on the plot.
17. MDDA Approval Is More Than Just Drawing a House Map
An architectural drawing may look attractive, but an approval-oriented building plan needs to satisfy the applicable development regulations.
For example, a plan may appear to fit comfortably on a plot but fail because:
The required setback has not been maintained.
Ground coverage exceeds the permitted percentage.
FAR has been exceeded.
The building has been positioned incorrectly on a corner plot.
Road-related requirements have not been considered.
The proposed use does not correspond to the applicable category.
Site conditions have not been properly incorporated.
This is why architectural design and regulatory planning need to work together from the beginning.
18. Residential Architecture and MDDA Planning in Dehradun
For homeowners planning a new residence in Dehradun, the objective should not simply be to maximise the construction area.
A good residential design should balance:
Regulatory compliance + functionality + natural light + ventilation + privacy + parking + open spaces + aesthetics.
The MDDA parameters provide the regulatory framework within which the architect develops the design.
The architect then works within that framework to create a house that suits the client's lifestyle and the characteristics of the site.
Frequently Asked Questions About MDDA Residential Bye-Laws
What is the maximum ground coverage for a residential plot in Dehradun?
It depends on the plot area and whether the property falls under the plain or hilly area provisions. For plotted housing in a plain area, the provided table ranges from 70% for plots above 75–150 sq m down to 40% for plots above 1000 sq m.
What is the FAR for residential plots under the MDDA provisions?
The permissible FAR depends on plot size and area classification. For plotted housing in the plain area, the provided table ranges from 1.80 to 1.10 across the listed plot-size categories.
Is FAR the same as ground coverage?
No. Ground coverage controls the portion of the plot that can be covered at the building footprint level, while FAR relates to the total permissible floor area relative to the plot area.
Are MDDA setbacks the same for plain and hilly areas?
No. The provided table has separate setback requirements for मैदानी क्षेत्र (plain area) and पर्वतीय क्षेत्र (hilly area).
What is the setback for a 300 sq m residential plot?
For a plot falling in the more than 150 to 300 sq m category, the provided table specifies for a plain area:
Front: 3.0 m
Rear: 2.0 m
For the hilly area:
Front: 2.0 m
Rear: 1.5 m
The exact applicability should be confirmed against the property's classification and current regulations.
Can I calculate my house size using FAR alone?
No. FAR is only one part of the development calculation. Setbacks, ground coverage and other applicable provisions also need to be considered.
Does a corner plot have different requirements?
The notes accompanying the provided table specifically address corner plots and properties facing more than one road. The applicable setback needs to be determined according to the relevant road and setback conditions.
Does a retaining wall affect residential planning?
Yes. The provided provisions state that a minimum 1.2 m open-to-sky area from the retaining wall is mandatory.
Final Takeaway
Understanding MDDA residential building bye-laws before starting architectural design can save considerable time and prevent costly redesigns.
The two most important tables for initial residential planning are:
1. Minimum setbacks — which determine how much space needs to remain open around the building.
2. Ground coverage and FAR — which determine the development potential of the plot.
However, these numbers should be treated as the starting point rather than the entire approval process. The actual permissible construction on a property depends on the site's location, plot dimensions, road conditions, land use, building category and other applicable regulations.
If you are planning a house in Dehradun, the correct approach is to first analyse the plot and applicable MDDA parameters, and then develop the architectural design around those constraints.
About Siddharth Kapoor Design Studio
Siddharth Kapoor Design Studio is an architecture and interior design studio in Dehradun working on residential, commercial and hospitality projects.
The studio provides architectural planning, residential architecture, commercial architecture, interior design, 3D visualisation and assistance related to building-plan approval requirements.
For a new residential project, the design process can begin with understanding your plot size, dimensions, road width, location and design requirements, followed by a feasibility assessment and architectural planning.
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