BDA Second Amendment Regulations 2026 – FAR Incentives & CIIF for Town Planning Schemes
BDA PLANNING & BUILDING STANDARDS SECOND AMENDMENT REGULATIONS 2026
Draft Notification – FAR Incentives & City Infrastructure Impact Fee
Issuing AuthorityBhubaneswar Development Authority (BDA)
Notification No.21311-BDA-PLAN-0025-2026
Date of Issue05 October 2026
Objection Period15 Days from Publication
Important Notice: The Bhubaneswar Development Authority (BDA) has published a draft of the Second Amendment Regulations, 2026 to the BDA (Planning and Building Standards) Regulations, 2018. The draft introduces new provisions for FAR incentives for voluntary amalgamation of plots and the levy of a City Infrastructure Impact Fee (CIIF). Objections or suggestions can be submitted within 15 days from the date of publication.
FAR Incentive
Up to 1.0
For Amalgamated Plots
CIIF Factor
1.25 – 2.50
Based on TPS Road Width
CIIF Rates
₹50 – ₹75/sqm
For Construction Activity
FIC Validity
10 Years
From Final TPS Notification
Key Highlights of the Draft Amendment
- Chapter IX Substitution: The existing Chapter IX (Regulations 77 to 79) is substituted with new provisions on Town Planning Scheme Overlay Regulations.
- FAR Incentive for Amalgamation (Regulation 77): Khatadars who voluntarily amalgamate their Original Plots into a single Final Plot can avail FAR incentives as per Table 20A.
- FAR Incentive Slabs (Table 20A): Plots between 500–1000 sq.m get a FAR incentive of 0.5; plots above 1000 sq.m get 1.0 FAR incentive (over and above Base FAR, within maximum permissible FAR).
- FIC Validity (Regulation 77A): The FAR Incentive Certificate (FIC) remains valid for 10 years from the date of notification of the Final Town Planning Scheme.
- CIIF Levy (Regulation 79): A City Infrastructure Impact Fee (CIIF) will be levied on developments outside TPS boundaries that require access from a TPS Road.
- CIIF Calculation (Formula): CIIF = 1% of Benchmark Value of the plot × TPS Infrastructure Factor (ranging from 1.25 to 2.50 based on road width).
- CIIF on Construction: Levied at ₹50/sqm for Residential (plotted), ₹60/sqm for Institutional, and ₹75/sqm for Apartments, Commercial, Industrial, and other occupancies.
- Automatic Enhancement: The CIIF rates in Table 20C will automatically increase by 10% on the 1st day of April every fifth year, starting from 1st April 2032.
- Exemptions from CIIF: Affordable Housing projects, Government Projects (non-commercial), and Public Utility Infrastructure are exempted.
What This Means for Property Owners & Developers
- Incentive for Amalgamation: Landowners in Town Planning Schemes are encouraged to voluntarily amalgamate their plots to avail additional FAR, potentially increasing the buildable area.
- Transferable FAR: The FAR incentive remains attached to the amalgamated Final Plot and is available to any subsequent buyer, making the plot more attractive.
- Cess on New Developments: Developers building outside TPS boundaries will now have to pay a City Infrastructure Impact Fee for using TPS road access.
- Online Management: BDA may establish an online system for issuing, verifying, and managing FAR Incentive Certificates (FICs) for greater transparency.
- Objection Window: Any affected person can submit objections or suggestions to the Secretary, BDA, within 15 days from the date of publication of the draft regulations.
Frequently Asked Questions
What is the BDA Second Amendment Regulations 2026?
It is a draft amendment to the BDA (Planning and Building Standards) Regulations, 2018, introducing FAR incentives for voluntary plot amalgamation and a City Infrastructure Impact Fee (CIIF).
What is the FAR incentive for plot amalgamation?
Plots between 500–1000 sq.m get a FAR incentive of 0.5, and plots above 1000 sq.m get a FAR incentive of 1.0, over and above the Base FAR.
What is the City Infrastructure Impact Fee (CIIF)?
It is a fee levied on developments outside Town Planning Scheme boundaries that require access from a TPS Road. It is calculated as 1% of the benchmark value multiplied by a TPS Infrastructure Factor (1.25 to 2.50).
How long is the FAR Incentive Certificate valid?
The FIC remains valid for 10 years from the date of notification of the Final Town Planning Scheme, within which the FAR incentive must be utilized.
Who is exempted from paying CIIF?
Affordable Housing projects under the Policy for Housing for All in Urban Areas of Odisha, 2022, Government Projects (non-commercial), and Public Utility Infrastructure are exempted.
How can objections be submitted?
Objections or suggestions can be submitted to the Secretary, Bhubaneswar Development Authority, within 15 days from the date of publication of the draft regulations in the Odisha Gazette.
Odisha Govt. HBA Interest Calculator
Find your Interest on House Building Advance under Odisha Govt.
Odisha Govt. Salary Calculator
This Calculator not only calculate your salary also shows your future earning potential and many more.
Odisha Government Pay fixation calculator
Fix your Pay in case of Promotion or MACP under Odisha Govt.
Odisha Govt. DA Arrear Calculator
Calculate arrear DA easily with one click.
Odisha Govt. 8th Pay Commission Calculator
Check out expected salary under 8th pay commission for odisha govt employee.
EMI Calculator
Check your EMI on loan.