Master plan · West Bengal
Master Plan of New Town, Kolkata
See New Town, Kolkata's master plan mapped on the ground, compare it with satellite imagery, and find the zone of your property — with the plan documents and the building rules that apply in New Town, Kolkata.
See the mapped master plan
The New Town, Kolkata plan sits at its true place on the map, from the whole planning area down to a single street.
Compare it with the ground
Drag the Compare divider across the plan, or fade it with the opacity slider, to check it against satellite imagery of what is there today.
Find the zone of your property
Search for your locality or landmark. The pin lands on the plan, and the colour under it is the land use the plan gives that ground.
Which plan applies in New Town, Kolkata today
New Town is a planned township developed by WBHIDCO. It is governed by the Land Use and Development Control Plan (LUDCP) for the New Town Planning Area, prepared under the West Bengal Town & Country (Planning and Development) Act 1979. Buildings inside the NKDA area follow the New Town Kolkata (Building) Rules 2009, as amended, made under the NKDA Act 2007. The West Bengal Municipal (Building) Rules 2007 govern neighbouring municipalities instead. The New Town Kolkata Development Authority (NKDA) sanctions building plans, and taller buildings also need fire clearance.
The plan on our map
- Open on the map
Kolkata New Town Master Plan 2031
Master plan documents
The plans in force, the drafts and the maps, at the authority that publishes them.
Land Use and Development Control Plan for New Town Planning Area
in forceThe statutory land-use plan for the roughly 60 sq km New Town Planning Area. It divides the area into residential, commercial, IT, institutional, green and utility zones.
Note: Later modifications may exist; confirm the current plan with WBHIDCO or NKDA.
Proposed LUDCP map for New Town Planning Area
in force (map)The land-use map that goes with the LUDCP.
Building rules in New Town, Kolkata
What decides how much you may build, how far back from the road and how high: the rules of West Bengal and of New Town, Kolkata itself, on top of the national codes below.
New Town, Kolkata
New Town Kolkata Development Authority Act 2007 with New Town Kolkata (Building) Rules 2009 (compiled)
The law that created NKDA, together with the building rules that set coverage, height, setbacks and the approval procedure for New Town plots.
NKDA statutes and rules page (amendments and notices)
Lists amendments to the building rules, including a May 2024 notification on engaging technical persons.
New Town Kolkata Planning Area (Building) Rules, 2014
Rules for the wider New Town Planning Area. Buildings above 15 m, or on more than 1 hectare, need an NOC from NKDA.
West Bengal
West Bengal Municipal (Building) Rules, 2007
The building rules for West Bengal municipalities. They matter in neighbouring municipal areas, not for plots inside the NKDA area.
Note: This copy is the original 2007 gazette text, without later amendments.
West Bengal Town and Country (Planning and Development) Act, 1979
The planning law under which land-use and development control plans, including New Town's, are prepared.
Open the official sourceindiacode.nic.inThe official site did not answer when checked
West Bengal Real Estate Regulatory Authority (WBRERA)
Registration and complaints for real-estate projects in West Bengal.
National codes, everywhere in India
National Building Code of India 2016 (SP 7:2016)
The national model code for how buildings are planned, built and made safe. It covers structure, fire and life safety, plumbing, electrical work and accessibility, and states base their building rules on it.
Model Building Bye-Laws 2016
A template set of building bye-laws. States and cities adapt it into their own rules on setbacks, FAR, parking, green building and approval steps.
Real Estate (Regulation and Development) Act, 2016
Larger real-estate projects and agents must register with the state RERA. The Act sets builders' obligations and gives buyers a fast way to file complaints.
Harmonised Guidelines and Standards for Universal Accessibility in India 2021
Design standards that make buildings and public spaces usable by persons with disabilities, older people and children. The RPwD rules make them binding for many buildings.
Urban and Regional Development Plans Formulation and Implementation (URDPFI) Guidelines 2014
National guidance on preparing master and development plans. It includes the land-use categories and amenity standards that most state plans follow.
Eco Niwas Samhita 2018 (Energy Conservation Building Code - Residential)
An energy-efficiency code for homes. It limits heat gain through walls, roofs and windows, encourages daylight and ventilation, and states adopt it into their bye-laws.
NOCAS - Height clearance NOC around airports
The online system for getting the height No Objection Certificate needed for buildings near civil airports. The height allowed depends on how far the site is from the runway.
National Monuments Authority - NOC near protected monuments
Construction is prohibited within 100 m of a centrally protected monument, and within 300 m it needs NMA permission. This site handles those applications and publishes heritage bye-laws.
Indicative zoning norms · FAR, coverage, height
| Zone | FAR / FSI | Coverage | Height |
|---|---|---|---|
| Residential (Plot) | 1.5 | 40% | 15m |
| Residential (Apartment) | 3.0 | 50% | Unrestricted |
| Commercial | 4.0 | 60% | Unrestricted |
| IT / ITeS Park | 3.5 | 55% | Unrestricted |
Indicative norms read off the published plan for Kolkata New Town. Check the sanctioned document and the building rules above with NKDA / HIDCO before relying on them.
Questions about the New Town, Kolkata master plan
Which plan governs land use in New Town?
The Land Use and Development Control Plan for the New Town Planning Area, prepared by WBHIDCO. It fixes the use of each block, such as residential, commercial or IT.
Do the West Bengal Municipal Building Rules apply in New Town?
Not inside the NKDA area, where the New Town Kolkata (Building) Rules 2009, as amended, apply instead. The municipal rules apply in neighbouring municipalities.
Who sanctions a building plan in New Town?
NKDA's Building Department. Registered technical persons prepare the plans and file them online, and taller buildings also need a fire NOC.
Indori Zameen is an informative platform, not an official record. Every link and status on this page was checked on 28 September 2026; plans and rules change by notification, so confirm with the authority — and a registered architect — before you buy or build.