The Uttar Pradesh Urban Planning & Development Act,- 1973

  
2 
 
 THE UTTAR PRADESH URBAN PLANNING AND  
DEVELOPMENT ACT, 19731 
[President's ACT No. 11 of 1973] 
 Amended by 
U. P. Act No. 30 of 1974 
U. P. Act No. 13 of 1975 
U. P. Act No. 19 of 1976 
U. P. Act No. 41 of 1976 
 U. P. Act No. 47 of 1976 
U. P. Act No. 48 of 1976 
U. P. Act No. 14 of 1978 
U. P. Act No. 10 of 1980 
 U. P. Act No. 06 of 1982 
U. P. Act No. 28 of 1983 
U. P. Act No. 21 of 1985 
U. P. Act No. 01 of 1995 
 U. P. Act No. 03 of 1997 
U. P. Act No. 09 of 2000 
U. P. Act No. 01 of 2008 
U. P. Act No. 12 of 2023 
U.P. Act No. 01 of 2025 
 The following President’s Act enacted on September 2, 
1973 is published for general information : 
 2[IT IS HEREBY enacted as follows :-] 
AN 
ACT 
to provide for the development of certain areas of Uttar 
Pradesh according to plan and for matters ancillary thereto. 
In exercise of the powers conferred by section 3 of the 
Uttar Pradesh State Legislature (Delegation of Powers) Act, 1973, 
the President is pleased to enact as follows: 
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1. For SOR see at the end of this Act. 
2. Subs. by title of the act of U. P. Act No. 30 of 1974. 

[The Uttar Pradesh Urban Planning and Development Act, 1973]  
4 
 CHAPTER I 
PRELIMINARY 
Short title 
and extent 
1. (1) This Act may be called the Uttar Pradesh Urban Plann ing 
and Development Act, 1973. 
(2) It extends to the whole of Uttar Pradesh, excluding 
Cantonment areas and lands owned, requisitioned or taken on lease by 
the Central Government for the purpose of defence. 
Definitions 2. In this Act unless the context otherwise requires- 
1 [(a) "amenity" includes road, water supply, street lighting, 
drainage, sewerage, public parks and open spaces, solid waste 
management and disposal sewage treatment plant and other public 
works including including utilities, services and such other 
conveniences as the State Government may, by notification in the 
Gazette, specify to be an amenity for the purposes of this Act.] 
(b) "building" includes any structure or erection or part of a 
structure or erection which is intended to be used f or residential, 
industrial, commercial or other purposes, whether in actual use or not;  
 (c) "building operations" includes rebuilding operations, 
structural alterations of, or additions to, buildings and other 
operations normally undertaken in connectio n with the construction of 
buildings; 
(d) "bye -law" means a bye -law made under this Act by the 
Development Authority; 
 2[(dd) "Chairman" and "Vice -Chairman" shall mean respectively 
the Chairman and the Vice-Chairman of the Development Authority.] 
3[(ddd) "city development charge" means the charge means the 
charge levied on private developer under section 38 -A for the 
development of land;] 
  (e) "devel opment", with its grammatical variations, means the 
carrying out of building, engineering, mining or other  operations in, 
on, over or under land, or the making of any material change in any 
building or land, and includes re-development;  
(f)"development area" means any area declared to be a 
development area under section 3; 
 (g) "the Development Authority" or "the Authority", in relation to 
any development area, means the Development Authority constituted 
under section 4 for that area; 
4[(gg) " Development Authorities Centralised Service" means a 
Centralised service created under section 5-A.] 
5[(ggg) "development fee" means the fee levied under section 15 
for providing amenities in the development area and improvement and 
maintenance thereof.]  
 
——————————————————————————————————————————  
1. Subs. by sec. 2(a) of U.P. Act no. 12 of 2023.  
2.  Ins. by sec. 5 of U. P. Act No. 13 of 1975. 
3.  Ins. by sec. 2(a) of U. P. Act No. 01 of 2008. 
4.  Ins. by sec. 2 of U. P. Act No. 21 of 1985. 
5.  Subs. by sec. 2 (b) of U. P. Act No. 12 of 2023. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
6 
  (h) "engineering operations" includes the formation or laying 
out means of access to a road or the laying out of means of water  
supply; 
 
1[(hh) "land use conversion charge" means the charge levied on 
a person or body under section 3 8-A for the change of land use in the 
Master Plan or Zonal Development Plan; 
(hhh) "license fee" means the fee levied on a private developer 
under section 39 -B seeking license for assembly and development of 
land within the development area;] 
 (i) "means of access" includes any means of access, whether 
private or public, for vehicles or for foot passengers, and includes a 
road; 
2[(ii) "mutation charges" means the charges levied under section 
15 upon the person seeking mutation in his name of a property 
allotted by the Authority to another person;] 
 
3 [(iii) "private developer" means an individual, company or 
association, body of individuals whether incorporated or not, owning or 
assembling or agreeing to own or assemble, whether by purchase or 
otherwise lan d for development and to whom a license has been 
granted under section 39-B of this Act.] 
(j) "regulation" means a regulation made under this Act by t he 
Development Authority; 
 (k) "rule" means a rule made under this Act by the State 
Government; 
4[(kk) ‘special amenity’ includes projects of vital imortance such 
as mass rapid transit systems (metro rail, light rail, regional rapid rail, 
bus rapid transit system, ropeway, etc.), freeways (elevated roads, etc.) 
urban revitalization projects (river front devel opment etc.) or any other 
major infrastructure project which may be notified to be as such by the 
State Government; 
 (kkk) ‘special amenity fee’ means  the fee levied under sub -
section (2 -B) of section 15 for provision of special amenities in the 
development area and improvement and maintenance thereof.] 
5[(kkkk) ‘stacking fees’ means the fees levied under section 15 
upon the person or body who keeps building materials on the land of 
the Authority or on a public street or public place.] 
 (l) "to erect a bui lding", with its grammatical variations, 
includes- 
(i) any material alteration or enlargement of any building; 
(ii) the conversion, by structural alteration- 
6[(ll) "urban use charge" means the charge levied upon a person 
or body under section 38B.] 
7[(lll) "water fees" means the fees levied under section 15 upon a 
person or body for using water supplied by the Authority for building 
operation or construction of buildings.] 
  
——————————————————————————————————————————  
1. Ins. by sec. 2 (b) of U. P. Act No. 01 of 2008. 
2. Ins. by sec. 2 (b) of U. P. Act No. 03 of 1997. 
3. Ins. by sec. 2 (c) of U. P. Act No. 01 of 2008. 
4. Ins. by sec. 2 (c) of U. P. Act No. 12 of 2023. 
5. Re-numbered as such by sec. 2(d) of U.P. Act No. 12 of 2023. 
6. Ins. by sec. 2 (e) of ibid. 
7. Renumbered  as such by sec. 2(f) of ibid. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
8 
 (a) of a building not originally constructed for human habitation 
into a place for human habitation; or 
(b) into more than one place for human habitation, of a building 
originally constructed as one such place; or 
(c) of two or more places of human habitation, into a greater 
number of such places; 
 (iii) such alterations of a building as affect an alteration of its 
drainage or sanitary arrangements, or materially affect its security;  
(iv) the addition of any rooms, buildings, houses or other 
structures to any building; and 
 (v) the construction , in a wall adjoining any street or land not 
belonging to the owner of the wall, of a door opening on to such street 
or land; 
(m) "zone" means any one  of the divisions in which a 
development area may be divided for the purposes of development 
under this Act; 
(n) the expression "land" has the meaning assigned to it in 
section 3 of the Land Acquisition Act, 1894. 
 CHAPTER-II 
THE DEVELOPMENT AUTHORITY AND ITS OBJECTS 
Declaration 
of 
development 
areas 
3. If in the opinion of the State Government any area withi n the 
State requires to be developed according to plan it may, by notification 
in the Gazette, declare the area to be a development area. 
The 
Development 
Authority 
4. (1) The State Government may, by notification in the Gazette, 
constitute for the purpose s of this Act, an Authority to be called the 
Development Authority for any development area. 
 (2). The Authority shall be a body corporate, by the name given 
to it in the said notification, having perpetual succession and a 
common seal with power to acquire, hold and dispose of property, both 
movable and immovable and to contract and shall by the said name 
sue and be sued. 
 (3) The Authority in respec t of a development area which 
includes the whole or any part of a city as defined in the Uttar Pradesh 
Nagar Mahapalika Adhiniyam, 1959, shall consist of the following 
members, namely,– 
 (a) a Chairman to be appointed by the State Government;  
1[(b) a Vice -Chairman t o be appointed or authorised by the 
State Government.] 
 2[(c) the Secretary to the State Government, incharge  of the 
Department in which, for the time being, the business relating to the 
Development Authorities is transacted, ex-officio.] 
 
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1. Subs. by sec. 2(a) of U.P. Act No. 1 of 2025. 
2. Subs. by sec. 3 of U. P. Act No. 21 of 1985. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
10 
 (d) the Secretary to the State Government, incharge of the 
Department of Finance, ex-officio;  
(e) the Chief Town and Country Planner, Uttar Pradesh, ex -
officio; 
 
1[(f) the Managing Director of the Jal Nigam, established under 
the Uttar Pradesh Water Supply and Sewerage Act, 1975, ex-officio;] 
(g) the Mukhya Nagar Adhikari, ex-officio; 
 (h) the District Magistrate of every district included in the 
development area, ex-officio; 
(i) four members to be elected by Sabhasads of the Nagar 
Mahapalika for the said city from amongst themselves:  
 Provided that any such member shall cease t o hold office as 
such as soon as he ceases to be Sabhasad of the Nagar Mahapalika. 
(j) such other members not exceeding three as may be 
nominated by the State Government.  
 (4) 2[* * *] 
 (5) The Vice -Chairman shall be entitled to receive from the 
funds of the Authority such salaries and allowances and be governed 
by such conditions of service as may be de termined by general or 
special order of the State Government in this behalf. 
 (6) A member referred to in  clause (c), clause (d), clause (e) or 
clause (f) of sub -section (3) may instead of attending a meeting of the 
Authority himself depute an officer, not below the rank of Deputy 
Secretary in his department, in the case of a member referred to in 
clause (c) or clause (d), and not below the rank of Town Planner in the 
case of a member referred to in clause (e) and not below the rank of 
Superintending Engineer in the case of a member referred to in clause 
(f), to attend the meeting. The officer so deputed shall  have the right to 
take part in the proceedings of the meeting and shall also have the 
right to vote. 
 (7) The Authority in respect of a development area other than 
that mentioned in sub -section (3) shall consist of a Chairman, a Vice -
Chairman and not les s than five and not more than eleven such other 
members, including at least one member each from the Municipal 
Boards and Notified Area Committees hav ing jurisdiction in the 
development area, who shall hold office for such period and on such 
terms and cond itions, as may be determined by general or special 
order of the State Government in this behalf: 
 Provided that the Vice -Chairman or a member other than an 
ex-officio member of the Authority may at any time by writing under 
his  hand  addressed to the  State Government resign his office and on  
 
——————————————————————————————————————————  
1. Subs. by sec. 2 of U. P. Act No. 19 of 1976. 
2. Omit. by sec. 2(b) of U.P. Act No. 1 of 2025 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
12 
 such resignation being accepted shall be deemed to have vacated his 
office. 
 (8) No act or pro ceedings of the Authority shall be invalid by 
reason of the existence of any vacancy in, or defect in the constitution 
of, the Authority. 
Staff of the 
Authority 
5. (1) The State Government may appoint two suitable persons 
respectively as the Secretary and the chief accounts officer of the 
Authority who shall exercise such powers and perform such duties as 
may be prescribed by regulations or delegated to them by the Authority 
or its Vice-Chairman. 
 (2) Subject to such control and restrictions as may be 
determined by general or special order of the State Government, the 
Authority may appoint such number of othe r officers and employees as 
may be necessary for the efficient of performance of its functions and 
may determine their designations and grades. 
 (3) The secretary, the chief accounts officer and other 
employees of the Authority shall be entitled to receive from the funds of 
the Authority such salaries and allowances and shall be governed by 
such other conditions of service as may be determined by regul ations 
made in that behalf. 
Creation of 
Centralised 
Services 
1[5-A. (1) Notwithstanding anything to the c ontrary contained 
in section 5 or in any other law for the time being in force, the State 
Government may at any time, by notification, create one or more 
"Development Authorities Centralised Services" for such posts, other 
than the posts mentioned in sub -section (4) of section 59, as the State 
Government may deem fit, common to all the Development Authorities, 
and may prescribe the manner and conditions  of recruitment to, and 
the terms and conditions of service of persons appointed to such 
service. 
 (2) Up on creation of a Development Authorities Centralised 
Service, a person serving on the posts included in such service 
immediately before such creation, not being a person governed by the 
U. P. Palika (Centralized) Services Rules, 1966, or serving on 
deputation, shall, unless he opts otherwise, be absorbed in such 
service,— 
 (a) finally, if he was already confirmed in his post, and 
(b) provisionally, if he was holding temporary or officiating 
appointment. 
 (3) A person referred to in sub -section (2) may, wi thin three 
months from the creation of such Development Authorities Centralised 
Service communicate to the Government in the Housing Department, 
his option not to be absorbed in such Centralised Service, failing which  
 
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1. Ins. by sec. 4 of U. P. Act No. 21 of 1985. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
14 
 he shall be deemed to have opted for final or provisional, as the case 
may be, absorption in such Centralised Service. 
 (4) Suitability of a person absorbed provisionally, for final 
absorption in a Development Authorities Centralised Service, shall be 
examined in the manner prescribed and if found suitable he shall be 
absorbed finally. 
 (5) The services of an employee who opts against absorption or 
who is not found suitable for final absorption, shall stand determined 
and he shall, without prejudice to his claim to a ny leave, pension, 
provident fund or gratuity which he would have been entitled to, be 
entitled to receive  as compensation from the Development Authority 
concerned, an amount equal to— 
 (a) three months' salary, if he was a permanent employee; 
(b) one month's salary, if he was a temporary employee. 
Explanation—For the purposes of this sub -section the term 
'salary' includes dearness allowance, personal pay and special pay, if 
any. 
 (6) It shall be lawful for the State Government or any officer 
authorised by it in this behalf, to transfer any person holding any post 
in a Development Authorities Centralised Serv ice from one 
Development Authority to another.]  
Advisory 
Council 
6. (1) The State Government may, if it thinks fit, constitute an 
advisory council for the purpose of advising the Authority on the 
preparation of the master plan and on such other matters r elating to 
the planning of development or arising out of, or in connection with, 
the administration of this Act as may be referred to it by the Authority. 
 (2) The advisory council in respect of a development area 
referred to in sub -section (3) of section  4 shall consist of the following 
members, namely :– 
(a) the Chairman of the Authority, ex -officio, who shall be the  
President; 
 (b) the Chief Town and Country Planner, Uttar Pradesh, and 
the Chief Engineer, Local Self -Government Engineering Department, 
Uttar Pradesh, ex-officio; 
(c) the Director, Medical and Health Services, Uttar Pradesh, or 
his nominee who shall not be below the rank of a Deputy Di rector, ex-
officio; 
 (d) four representatives of the local authorities having 
jurisdiction within the lim its of the development area, to be elected by 
their members from among themselves; 
(e) the Transport Commissioner, Uttar Pradesh, or his nominee 
who shall not be below the rank of Deputy Transport Commissioner, 
ex-officio; 
 
The Uttar Pradesh Urban Planning and Development Act, 1973]  
16 
 (f) the Chairman, State Electricity Board, Uttar Pradesh or his 
nominee, ex-officio;  
(g) all the members of the House of the People and the State 
Legislative Assembly whose co nstituencies include any part of the 
development area; 
 (h) all members of the Council of States and the State 
Legislative Council who have their residence in the development area;  
(i) three members to be nominated by the State Government, 
one of whom shall represent the interest of labour and one the interest 
of industry and commerce in the development area. 
 (3) For the purpose of clause (h) of sub -section (2), the place of 
residence of a member of the Council of States or the State Legislative 
Council shall be deemed to be that mentioned in the notification of his 
election or nomination, as the case may be, as such member. 
 (4) An elected member under clause (d) of sub -section (2) shall 
hold office for a term of three years from the date of his electi on to the 
council and shall be eligible for  re-election: 
Provided that such term shall come to an end as soon as the 
member ceases to be a member of the local body from which he was 
elected. 
 (5) The Advisory council, if any, in respect of a development 
area other than that mentioned in sub -section (2) shall consist of such 
members as may be determined by the State Government by general or 
special order in that behalf.  
(6) The 1[Advisory Council] shall meet as an d when called by 
the Chairman;  
Provided that such meeting shall be held at least twice a year. 
Objects of 
the Authority 
2[7. The objects of the Authority shall be to promote and secure 
the d evelopment of the development area according to plan and for 
that purpose the Authority shall have the pow er to acquire, hold, 
manage and dispose of land and other property, to carry out building, 
engineering, mining and other operations, to execute works in 
connection with the supply of water and electricity, to dispose of 
sewage, provision of other services,  facilities and special amenitieis as 
the State Government may, by notification in the Gazette, specify and 
generally to do anything necessary or expe dient for purposes of such 
development and for purposes incidental thereto. 
 Provided that save as provid ed in this Act nothing contained in 
this Act shall be construed as authorising the disregard by the 
Authority of any law for the time being in force.] 
 
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1. Subs. by sec. 6 (6) of U. P. Act No. 13 of 1975. 
2. Subs. by sec. 3 of U. P. Act No. 12 of 2023. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
18 
 CHAPTER-III 
MASTER PLAN AND ZONAL DEVELOPMENT PLANS 
Civic survey 
of, and 
master plan 
for the 
development 
area 
8. 1[(1) Subject to such control and restrictions as may from 
time to time be imposed by t he State Government, by special or 
general orders, the Board may appoint such officers and servants as it 
considers necessary for the efficient performance of its functions.] 
 (2) The master plan shall- 
(a) define the various zones into which the development area 
may be divided for the purposes of development and indicate the 
manner in which the land in each zone is proposed to be used 
(whether by the carrying out thereon of development or otherwise) 
which any such development shall be carried out; and  
 (b) serve as a basic pattern of frame -work within which the 
zonal development plans of the various zones may be prepared. 
(3) The master plan may provide for any other matter which 
may be necessary for the proper development of the development area. 
2[(4) A master plan map be revised at the end of every ten years 
or earlier if the State Government so thinks fit.] 
Zonal 
Development 
plans 
9. (1) Simultaneously with the preparation of the master plan 
or as soon as may be thereafter, the Authority shall procee d with the 
preparation of a zonal development plan for each of the zones into 
which the development area may be divided. 
(2) A zonal development plan may- 
 (a) contain site -plan and use -plan for the development of the 
zone and show the approximate locations and extents of land uses 
proposed in the zone for such things as public buildings and other 
public work s and utilities, roads, housing, recreation, industry, 
business, markets, schools, hospitals and public and private open 
spaces and other categories of public and private uses; 
 (b) specify the standards of population density and building 
density; 
(c) sho w every area in the zone which may, in the opinion of 
Authority, be required or declared for development or re -development; 
and the 
 (d) in particular, contain provisions regarding all or any of the 
following matters, namely :– 
(i) the division of any site into plots for the erection of buildings; 
(ii) the allotment or reservation of land for roads, open spaces, 
gardens, recreation -grounds, schools, ma rkets and other public 
purposes; 
 (iii) the development of any area into a township or colony and 
the res trictions and conditions subject to which such development 
may be undertaken or carried out; 
——————————————————————————————————————————  
1. Subs. by sec. 3 of U. P. Act No. 47 of 1976. 
2. Subs. by sec. 4 of U. P. Act No. 12 of 2023. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
20 
 (iv) the erection of buildings on any site and the restrictions 
and conditions in regard to the open spaces to be maintained in or 
around buildings and height and character of buildings; 
(v) the alignment of buildings of any site;  
 (vi) the architectural features of the elev ation or frontage of any 
plot or site; 
(vii) the number of residential buildings which may be erected 
on any site; 
 (viii) the amenities to be provid ed in relation to any site or 
buildings on such site whether before or after the erection of buildings 
and the person or authority by whom or at whose expense such 
amenities are to be provided;  
(ix) the prohibitions or restrictions regarding erection of shops, 
workshops, warehouses or factories or buildings of a specified 
architectural feature or buildings de signed for particular purposes in 
the locality; 
 (x) the maintenance of walls, fences, hedges or any other 
structural or architectural construction a nd the height at which they 
shall be maintained; 
(xi) the restrictions regarding the use of any site for p urposes 
other than erection of buildings;  
 (xii) any other matter which is necessary for the proper 
development of the zone or any area thereof according to plan and for 
preventing buildings being erected haphazardly in such zone or area. 
Submission 
of plans to 
the State 
Government 
for approval 
10. (1) In this section and in sections 11, 12, 14 and 16 the 
word "plan" means the master plan as well as the zonal development 
plan for a zone. 
(2) Every plan shall, as soon as may be after its preparation be 
submitted by the Authority to the State Government for approval and 
that Government may either approve the plan without modification or 
with such modifications as it may consider necessary or reject the plan 
with directions to the Authority to prepare a fres h plan according to 
such directions. 
Procedure to 
be followed in 
the 
preparation 
and approval 
of plan 
11. (1) Before preparing any plan finally and s ubmitting it to 
the State Government for approval, the Authority shall prepare a plan 
in draft and publish  it by making a copy thereof available for 
inspection and publishing a notice in such form and manner as may 
be prescribed by regulations made in that behalf inviting objections 
and suggestions from any person with respect to the draft plan before 
such date as may be specified in the notice. 
 (2) The Authority shall also give reasonable opportunity to every 
local authority within whose local limits any  land touched by the plan 
is situated, to make any representation with respect to the plan. 
The Uttar Pradesh Urban Planning and Development Act, 1973]  
22 
 (3) After considering all obj ections, suggestions and 
representations that may have been received by the Authority, the 
Authority shall finally prepare the plan and submit it to the State 
Government for its approval.  
 (4) Subject to the foregoing provisions of this section, the Stat e 
Government may direct the Authority to furnish such information as 
that Government may require for the purpose of approving any plan 
submitted to it under this section. 
Date of 
commencement 
of plan 
12. Immediately after a plan has been approved by the S tate 
Government, the Authority shall publish in such manner as the State 
Government may specify, a notice stating that a plan has been 
approved and naming a place where a copy of the plan may be 
inspected at all reasonable hours, and upon the date of the f irst 
publication of the aforesaid notice the plan shall come into operation. 
 CHAPTER-III A 
ARTIERIAL ROADSIDE DEVELOPMENT AREA 
Maintenance 
and 
improvement of 
facade of 
certain building 
abutting 
artierial made 
1 [12-A. (1) Where in any development area, a ny building 
occupied wholly for non -residential purposes or partly for residential 
and partly for non -residential purposes abuts an arterial road, the 
occupier of such building shall be bound to repair, white -wash, colour-
wash or paint the facade of such b uilding at his own cost in 
accordance with any bye-laws made in that behalf. 
 (2) Where the authority, with a view to ensuring symmetry with 
any colour-scheme or other specification made in that behalf considers 
it necessary or expedient so to do, or where any occupier fails to repair, 
white-wash, colour wash or paint the facade of any building in 
accordance with sub -section (1), it may by order require that the said 
work shall be carried out by the Authority itself or under its direction, 
and may accordingly, also require the occupier to pay the cost of such 
work to the Authority. 
 (3) The cost of any work referred to in sub -section (2) shall be 
calculated on a 'no profit', no loss basis, and in case of any dispute 
about the reasonableness of the amount r equired to be deposited, the 
same shall be decided by the State Government, and subject thereto, 
the order of the Authority shall be final and shall not be called in 
question in any court. 
 (4) In case of non -payment by an occupier of the whole or part 
of the cost of any work referred to in sub -section (2), it shall, on the 
certificate of the Vice -Chairman, be recoverable from the occupier as 
arrears of land revenue. 
 Explanation—In this section— 
(a) the expression 'arterial road' shall have the meaning 
assigned to it in the bye-laws ; 
(b) the expression 'occupier', in relation to a building, means 
the person in actual occupation or use of the building, and includes— 
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1. Ins. by sec. 3 of U. P. Act No. 19 of 1976. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
24 
 (i) the owner (which expression shall include an agent or 
trustee or a receiver, sequestrator or manager appointed by a court, or 
a mortgagee with possession of the building) in occupation ; 
(ii) the tenant who for the time being is paying or is liable to pay 
rent in respect thereof to the owner ; 
 (iii) the rent-free grantee or licensee thereof ; 
(iv) the person who is liable to pay to the owner damages for 
unauthorised use and occupation thereof.] 
 CHAPTER-IV 
AMENDMENT OF THE MASTER PLAN AND THE ZONAL 
DEVELOPMENT PLAN 
Amendment 
of plans 
13. (1) The Authority may make any amendments in the master 
plan or the zonal development plan as it thinks fit, being amendments 
which, in its opinion do not effect important altera tions in the 
character of the plan and which do not relate to the extent of land-uses 
or the standards of population density.   
 (2) The State Government may make amendments in the 
master plan or the zonal development plan whether such amendments 
are of the nature specified in sub-section (1) or otherwise. 
 (3) Before making any amendments in the plan, the A uthority, 
or as the case may be, the State Government shall publish a notice in 
at least one newspaper having circulation in the development area 
inviting objections and suggestions from any person with respect to the 
proposed amendments before such date a s may be specified in the 
notice and shall consider all objections and suggestions that may be 
received by the Authority or the State Government. 
 (4) Every amendment made under this section shall be 
published in such manner as the Authority or the State Government, 
as the case may be, may specify, and the amendments shall come into 
operation either on the date of the first publication or on such other  
date as the Authority or the State Government, as the case may be, 
may fix. 
 (5) When the Authority make s any amendments in the plan 
under sub-section (1) it shall report to the State Government the full 
particulars of such amendments within thirty days of the date on 
which such amendments come into operation. 
 (6) If any question arises whether the amendme nts proposed to 
be made by the Authority are amendments which effect important 
alterations in the character of the plan or whether they relate to the 
extent of land -uses or the standards of population density, it shall be 
referred to the State Government whose decision thereon shall be final. 
 (7) Any reference in any other Chapter, except Chapter III, to 
the master plan or the zonal development plan shall be construed as a  
The Uttar Pradesh Urban Planning and Development Act, 1973]  
26 
 reference to the master plan or the zonal development plan as 
amended under this section. 
 CHAPTER-V 
DEVELOPMENT OF LANDS 
Development 
of land in the 
developed 
area 
14. (1) After the declaration of any area as development area 
under section 3, no development of land shall be undertaken or carried 
out or continued in that area by any person or body (including a 
department of Government) unless permission for such development 
has been obtained in writing from the 1[Vice-Chairman] in accordance 
with the provisions of this Act. 
 (2) After the coming into operation of any of the plans in any 
development area no development shall be undertaken or carried out 
or continued in that area unless such development is also in 
accordance with such plans. 
 (3) Notwithstanding anything contained in sub -sections (1) and 
(2), the following provisions shall apply in relation to development of 
land by any d epartment of any State Government or the Central 
Government or any local authority- 
 (a) when any such de partment or local authority intends to 
carry out any development of land it shall inform the 1[Vice-Chairman] 
in writing of its intention to do so, giving full particulars thereof, 
including any plans and documents, at least 30 days before 
undertaking such development; 
 (b) in the case of a department of any State Government or the 
Central Government, if the 1[Vice-Chairman] has no objections it 
should inform such department of the same within three weeks from 
the date of receipt by it under clause (a) of the department's intention, 
and if the 1[Vice-Chairman] does not make any objection within the 
said period the department shall be free to carry out the proposed 
development; 
 (c) where the 1[Vice-Chairman] raises any objection to the 
proposed development  on the ground that the development is not in 
conformity with any Master Plan or zonal development plan prepared 
or intended to be prepared by it, or on any other ground, such 
department or the local authority, as the case may be, shall ,– 
 (i) either mak e necessary modifications in the proposal for 
development to meet the objections raised by the 1[Vice-Chairman]; or 
(ii) submit the proposals for development together with the 
objections raised by the 1[Vice-Chairman] to the State Government for 
decision under clause (d); 
 (d) the State Government, on receipt of proposals for 
development together with the objections of the 1[Vice-Chairman], may  
 
——————————————————————————————————————————  
1. Subs. by sec. 4 of U. P. Act No. 19 of 1976. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
28 
 either approve the proposals with or without modifications or direct the 
department or the local authority, as the case may be, to make such 
modifications as pro- posed by the Government and the decision of the 
State Government shall be final; 
 (e) the development of any land begun by any such department 
or subject to the provisions  of section 59 by any such local authority 
before the declaration referred to in sub -section (1) may be co mpleted 
by that department or local authority without compliance with the 
requirement of sub-sections (1) and (2). 
Application 
for 
permission 
15. (1) Every person or body (other than any department of 
Government or any local authority) desiring to obtain the permission 
referred to in section 14 shall make an application in writing to the  
1[Vice-Chairman] in such form and containing such particulars in  
respect of the development to which the application relates as may be 
prescribed by 2[by laws]. 
(2) Every  application under sub -section (1) shall be 
accompanied by such fee as may be prescribed by rules. 
3[(2-A) The Authority shall be entitled to levy development fees, 
mutation charges, stacking fees and water fees in such manner and at 
such rates as may be prescribed : 
Provided that the amount of stacking fees levied in respect of 
an area which is not being developed or has not been developed, by the 
Authority, shall be transferred to the local authority within whose local 
limits such area is situated.] 
 4[(2-B) Where in any development area, the State Government 
declares its intention to undertake one or more special amenity 
projects, the Authority shall be entitled to levy special amenity fee in 
such manner and at such rate as State Government may, by 
notification in the Gazette specify : 
Provided that the additional amount levied and collected as a 
result of levy of special amenity fee shall be credited  to the Special 
Amenities Development Fund as established under section 20 -A of this 
Act and it shall be utilized solely for the purpose of one or more special 
amenity projects in such manner as may be notified by the State 
Government from time to time.] 
 (3) On the receipt of an application for permission under sub -
section (1), the 1[Vice-Chairman] after mak ing such inquiry as it 
considers necessary in relation to any matter specified in clause (d) of 
sub-section (2) of  section 9 or in relation to any ot her matter, shall, by 
order in writing, either grant the permission, subject to such 
conditions, if any, a s may be, specified in the order or refuse to grant 
such permission:  
——————————————————————————————————————————  
1. Subs. by sec. 7(a) of U. P. Act No. 13 of 1975. 
2. Subs. by sec. 7 (b) of U. P. Act No. 13 of 1975. 
3. Ins. by sec. 3(a) of U.P. Act No. 3 of 1997. 
4. Ins. by sec. 5 of U. P. Act No. 12 of 2023. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
30 
 Provided that before making an order refusing such permission, 
the applicant shall be given  a reasonable opportunity to show cause 
why the permission should not be refused:  
Provided further that t he 1[Vice-Chairman] may before passing 
any order on such application give an opportunity to the applicant to 
make any correction therein or to supply any further particulars or 
documents or to make good any deficiency in the requisite fee with a 
view to bringing it into conformity with the relevant rules or regulations: 
 2[Provided also that before granting permission, referred to in 
section 14 the Vic e-Chairman may get the fees and the charges levied 
under sub-section (2-A) deposited.] 
 (4) Where permiss ion is refused, the grounds of such refusal 
shall be recorded in writing and communicated to the applicant.  
(5) Any person aggrieved by an order under sub -section (4) may 
appeal to the 3[Chairman] against that order within thirty days from 
the communicati on thereof and the 3[Chairman] may after giving an 
opportunity of hearing to the appellant and, if necessary, also to the 
representative of the 1[Vice-Chairman], either dismiss the appeal or 
direct the 1[Vice-Chairman] to grant the permission applied for w ith 
such modifications, or subject to such conditions, if any, as may be 
specified.  
 (6) The 4[Vice-Chairman] shall keep in such form as may be 
prescribed by regulations a register of applications for permission 
under this section.  
 (7) The said regist er shall contain such particulars, including 
information as to the manner in which applications for permission 
have been dealt with, as may be prescri bed by regulations, and shall 
be available for inspection by any member of the public at all 
reasonable hours on payment of such fee not exceeding rupees five as 
may be prescribed by regulations. 
 (8) Where permission is refused under this section, the 
applicant or any person claiming through him shall not be entitled to 
get refund of the fee paid on the appl ication for permission but the 
1[Vice-Chairman] may, on an application for refund being made within 
three months of the communication of the grounds o f the refusal 
under sub-section (4) direct refund of such portion of the fee as it may 
deem proper in the circumstances of the case. 
 5[(9) If at any time after the permission has been granted under 
sub-section (3), the Vice -Chairman is satisfied that such permission 
was granted in consequence of any material mis -representation made 
or any fraudulent statemen t or information furnished, be may cancel 
such permission for reasons to be recorded in writing and any work 
done thereunder shall be deemed to have b een done without such 
permission : 
 Provided that a permission shall not be cancelled without 
affording to the persons or body concerned a reasonable opportunity of 
being heard.] 
——————————————————————————————————————————  
1. Subs. by sec. 7(a) of U. P. Act No. 13 of 1975. 
2. Subs. by sec. 3(b) of U. P. Act No. 03 of 1997. 
3. Subs. by sec. 7 (c) of U. P. Act No. 13 of 1975. 
4. Subs. by sec. 7(b) of U. P. Act No. 13 of 1975. 
5. Ins. by sec. 3(c) of U. P. Act No. 03 of 1997. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
32 
Completion 
certificate 
1 [15-A. (1) Every person ro body having been granted 
permission under sub -section (3) of section 15, shall complete the 
developments according to the approved plan and send a notice in 
writing of such completion to the Authority, and obtain a completion 
certificate from the  Authority in the manner prescribed or provided in 
the Bye-laws of the Authority. 
 Provided that if completion certificate is not granted and refusal  
to grant it is not intimated within three months after receipt of the 
notice of completion, it shall be d eemed that the completion certificate 
has been granted by the Authority. 
 (2) No person shall occupy or permit to be occupied any 
commercial building or use or permit to be used such building or part 
thereof affected by any work until— 
(a) completion certificate has been issued by the Authority, or 
 (b) Authority has failed for three months after the receipt of the 
notice of completion to intimate its  refusal of grant of the said 
certificate. 
 Explanation:— For the purposes of this section the expression  
"commercial building" shall have the meaning assigned to it in the 
Uttar Pradesh Municipal Corporations Act, 1959.] 
Use of land 
and buildings 
in 
contravention 
of plans 
16. After the coming into operation of any of the plans in a zone 
no person shall use or permit to be used any land or building in that 
zone other-wise than in conformity with such plan:  
 Provided that it shall be lawful to continue t o use, upon such 
terms and conditions as may be prescribed by bye -laws made in that 
behalf, any land or bu ilding for the purpose and to the extent for and 
to which it is being used upon the date on which such plan comes into 
force. 
 CHAPTER-VI 
ACQUISITION AND DISPOSAL OF LAND 
Compulsory 
acquisition of 
land 
17. (1) If in the opinion of the State Government, a ny land is 
required of for the purpose of development, or for any other purpose, 
under this Act the State Government may acquire such land under the 
provisions of the Land Acquisition Act, 1894 : 
 Provided that any person from whom any land is so acquired  
may after the expiration of a period of five years from the date of such 
acquisition apply to the State Government for restoration of that land 
to him on the ground that the land has not been utilized within the 
period for the purpose for which it was acq uired, and if the State 
Government is satisfied to that effect it shall order restoration of the 
land to him on re -payment of the charges which were i ncurred in 
connection with the acquisition together with interest at the rate of 
twelve per cent per annum  and such development charges if any as 
may have been incurred after acquisition. 
 (2) Where any land has been acquired by the State 
Government, that Government may, after it has taken possession of 
the land transfer the land to the Authority or any local  authority for 
the purpose for which the land has been acquired on payment by 
Authority or the local Authority of the compensation awarded under 
that Act and of the charges incurred by the Government in connection 
with the acquisition. 
 
——————————————————————————————————————————  
1. Ins. by sec. 4 of U. P. Act No. 03 of 1997. 

The Uttar Pradesh Urban Planning and Development Act, 1973]  
34 
Disposal of 
land by the 
Authority or 
the local 
Authority 
concerned 
18. (1) Subject to any directions given by the State Government 
in this behalf, the Authority or, as the case may be, the loc al Authority 
concerned may dispose of-  
(a) any land acquired by the State Government and transferred 
to it, without undertaking or carrying out any development thereon: or 
 (b) any such land after undertaking or carrying out such 
development as it thinks  fit, to such persons, in such manner and 
subject to such terms and conditions as it considers expedient for 
securing the development of the development area according to plan. 
 (2) Nothing in this Act shall be construed as enabling the 
Authority or the local Authority concerned to dispose of land by way of 
gift, 1[ * * * ], but subject thereto, references in this Act; to the disposal 
of land shall be construed as references to the disposal thereof in any 
manner, whether by way of sale, exchange or lease o r by the creation 
of any easement, right or privilege or otherwise. 
 
2[(3) Notwithstanding anything contained in sub -section (2), the 
Authority or th e local authority concerned may create mortgage or 
charge over such land (including any building thereon) in favour of the 
Life Insurance Corporation of India, the Housing and Urban 
Development Corpo ration, or a banking company as  defined in the 
Uttar Pradesh Public Moneys (Recovery of dues) Act, 1972 or any other 
financial institution approved by general or s pecial order in this behalf 
by the State Government.] 
 
3[(4) Where vacant land has been disposed of under this section 
by way of lease for making con structions within the stipulated time 
with right of forfeiture of the lease and re -entry upon failure to m ake 
constructions within such time, and the lessee fails without sufficient 
reason, to make the constructions or a substantial portion thereof, 
within the stipulated time or such extended t

Excerpt shown. Open the full act in Lexace.

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