PLANNING,

ZONING,
ENVIRONMENTAL
AND BUILDING
REGULATIONS
We
stern Region
Megapolis Planning
Authority

Contents
INTRODUCTION
GENERAL REGULATIONS
AERO CITY ZONE - KATUNAYAKE
MUTHURAJAWELA TOURISM & ENVIRONMENTAL CORRIDOR
INDUSTRIAL CITY - MEERIGAMA
LOGISTIC ZONE
COLOMBO CORE AREA
OUTER CORE AREA
ENVIRONMENTAL REGULATIONS
PLANTATION CITY - AWISSAWELLA
INDUSTRIAL CITY - HORANA
FOREST CITY
WESTERN REGION MARINE ZONE
SCIENCE AND IT CITY

BROAD ZONING CLASSIFICATION- Chart 1

PLANNING, ZONING,
ENVIRONMENTAL AND
BUILDING REGULATIONS
Summary Report

INTRODUCTION
The Planning, Zoning, Environmental
and Building Regulations of Western
Region Megapolis Planning Authority
(WRMPA) of Sri Lanka involve with
the
innovative
developmentregulations and guidelines for the
region. It provides for the control,
protection, and/or abatement of
pollution of air, water and noise. The
regulations also provide for the
prevention
of
soil
erosion,
sedimentation and safety from fire,
flood and other natural or man-made
disasters. These regulations also
provide for the protection of the
natural, historic, cultural and scenic
character of the region. It further
provides for the preservation and
promotion of agricultural production,
forest, aquaculture
and
timber
resources. The regulations protect
public investment in transportation,
storm water management systems,
sewage and solid waste treatment
and disposal within the region. Public
recreational facilities and other
requirements in promoting a balance
of housing choice for all income
levels are incorporated in the
regulations. These regulations assure
the health, safety, security, equity,
and welfare of all the citizens and
their right to affordable housing.

SHORT TITLE
These regulations may be cited as
Western Region Megapolis Planning.
Authority (WRMPA), planning, zoning,
environmental
and
building
regulations
Application of Regulations
These regulations shall apply within
the administrative limits of western
region of Sri Lanka.
Planning, Zoning, Environmental and
Building regulations describes the
procedure and how to undertake
development
activities.
Other
requirements under the regulations
are approval of plans, terms and
conditions of approval, appeals and
validity of permit. The procedure how
to get the certificate of conformity,
purposes specified in the permit,
removal
of
unauthorized
constructions and leagal actions are
the other requirements found in the
regulations.

GENERAL REGULATIONS
General and specific regulations for
the
areas
such
as
Aerocity,
Muturajawela
Tourism
&
Environmental Corridor, Meerigama
Industrial City, Logistic City, Colombo
Core
Area,
Outer
Core
Area,
Environmental Regulation, Plantation
City Awissawella, Horana Industrial
City, Forest City, Western Region
Marine
Zone,
and
Science
&
Technology City are defined in the
report. (Refer map No.1)

Map: 01 Proposed Mega City Development Plan

General regulations are applicable within the administrative limits of WRMP

Authority, where no specific regulations or guidelines are available or in such
instances where the given specific regulations and guidelines are not clear.
Further these regulations describe;
Submission of Plans for
Approval,

Submission of Architectural,
Structural and Service Plans,
Preliminary Planning Clearance
and Approval of Plans,
Appeals Against Refusal,
Development to be in
Conformity with the Permit,
Suitability of Site,
Use of the Site,
Floor Area Ratio,
Access through Private Roads,
Specifications for Buildings,
Height of Buildings,
Street Lines and Building Lines,
Sub Division of Land,
Width of Carriage Way,
Extent to be Reserved for
Community and Recreation,
Demarcation of Street lines,
Layouts for Flats and Housing
Units,
Open Spaces around the
Buildings,
Rear Space,
Additional Requirements for
High-Rise Buildings,
High Rise Buildings,
Maximum Height of Buildings,
Open Space between Building
and the Boundary,
Parking and Traffic Control,
Splaying of Corners of Street,
Architectural Control,
Conservation of Places of
Historical or Architectural
Interest or Landscape Value,
Landscape and Tree
Preservation,
Advertisement Control,
Airport and Other Zones,
Clearance from Electric Lines,
Dimensions of Buildings,
Dimensions of Bathrooms and
Toilets,
Dimensions of Storage Rooms,
Minimum Height of Rooms,
Height of Rooms with Sloping
Roof,
Stair Case,
Lighting and Ventilation,
Lighting and Ventilation for
Rooms,
Natural Ventilation,
Aggregate Area of Openings,

Requirement of Lighting for

Rooms,
Requirements of Vents for
Ventilation,
Standard Light Plane,
Ventilation for Basement,
Light and Ventilation for
Photographic and Dark Rooms,
Mechanical Ventilation and Air
Conditioning,
Foundations,
Foundations for Party Walls,
Requirement of Qualified
Persons,
Lifts,
Water Supply and Sewerage ,
Sewerage System and
Sanitation,
Rain Water Harvesting and
Drainage,
Waste Disposal,
Electrical and Plumbing Work,
Fire Safety,
Fire Safety Requirements,
Sumps for Water Storage,
Certificate of Conformity,
Inspections of before COC,
Unsafe Buildings,
Facilities for Disable Persons,
Pollution Control,
Visual Pollution
Construction of Religious
Statues on Junctions &
Reservations

AERO CITY ZONE

KATUNAYAKE
An aero city (aerotropolis) is a
metropolitan sub region where
infrastructure, land use and economy
are centered on an airport. It consists
of an airport's aeronautical, logistics
and commercial elements, and it
connects
transportation
infrastructure
with
clusters
of
aviation-oriented businesses, hotels,
residential and other developments
that continually feed off each other
and their proximity to the airport.

Regulations impose in the aero city

zone, to restrict the height of the
buildings structures and natural
growth objects located in vicinity of
the airport approach zone, airport
turning zone or airport transition
zone in consultation with the air port
and Civil Aviation Authority.
Further these regulations describe
Permissible Uses for an Aero City and
Specific regulations for Aero City.

INDUSTRIAL CITY

MUTHURAJAWELA
TOURISM

This section consists with the

Objectives, Conceptual zoning map,
General
Zoning
Classification
(Protected
area,
Lagoon
Conservation Zone, Wetland nature
Conservation Zone , Tourism &
Fisheries development Zone, Low
density
Residential
Zone,
Low
density
Commercial
Zone,
Expressway
Reservation
Zone)
permissible uses within the zones
specifications for development and
general Guidelines.

&

ENVIRONMENTAL
CORRIDOR
The Muthurajawela marsh, Negombo
Lagoon and coastal wetland, 6,232
ha in extent, is situated along the
west coast of Sri Lanka.The lagoon,
3,164 ha in extent, is connected
with the sea by a single narrow
opening.The marsh with an extent of
3,068 ha, extends southwards from
the lagoon. The main inflowing river,
the Dandugam Oya, drains a
catchment of 727 square km and
discharges at the junction of the
lagoon and marsh.

MEERIGAMA
Under the Megapolis Plan it has been
identified the Meerigama as one of
the industrial cities.
Main objectives are:
1. To develop a vibrant township
with industrial base.
2. Promote
development
of
industries in designated area.
3. To provide modern industrial
and other infrastructure and
utility services.
4. Designate physically define
area
for
high
density
commercial development.
5. Develop
residential
neighbourhood
at
close
proximity to industrial clusters.
6. Regulate
development
in
existing
environmentally
sensitive areas.
Project Components
1. Develop two specialized large
scale industrial clusters.
2. Use existing wet lands and
forest areas as green buffers
for industrial development.
3. Develop mini logistic hub.

4. Expand
and
density
the
existing town centre to cater
to future demand.
5. Develop
multi
modal
transport hub at city centre.
6. Preserve
environmentally
sensitive
areas
through
regulation.
7. Establish
green
link
in
between forest patches.
These regulations are designed for
the proposed industrial town area by
applying guidelines and regulations it
has been proposed to promote to
special users in each selected zone.
Further it is guided to maintain and
promote existing social and physical
characters in the proposed industrial
zone. To develop this area it is
necessary to identify suitable land
for proposed development without
contradiction
with
other
uses.
Further it is needed to protect and
conserve the environment of the
region which is more concern for
sustainable development.
These regulations further describe
proposed zoning, guidelines and
permitted
activities.
Regulations
stipulated
for
Commercial,
Residential and Agricultural Zones.

LOGISTIC ZONE
The logistic zone is located beside
the Negambo Colombo main road
close proximity to Colombo port as
well as Katunayake International
Airport.
Logistics corridor caters for facilities
such as cargo import, export and
consolidation of sea-air transit.
Transportation
and
warehousing,
distribution and assembling, value
added
services,
offer
decent

accommodation facilities in a well

maintained living environment.
These regulations further describe
the adopted design, planning and
development control procedures.

COLOMBO CORE AREA

The Core area includes Central
Business District (CBD) and covers
certain parts of Colombo and
Gampaha Districts. Aero city zone
and coastal marine zone are within
the core area. The total land extent
of core area is 123.64 Sq.km and
estimated population by the year
2030 is approximately 9 million.
The Core Area Plan provides policies
and actions that has to be taken for
land use, physical development,
transportation,
mobility
and
sustainability of the area. The
policies and actions are being
intended to guide and influence the
physical, social, environmental and
economic development of the area.

OUTER CORE AREA

This area is located just outside the
core area and can be define as the
interface between developed urban
area and rural areas. The general
principle for development in this area
is
to
respect
the
natural
environment, creating an appropriate
visual and physical linkage between
urban and rural area. The area
includes main town centers such as
Peliyagoda, Kiribathgoda, Mahara,
Kadawatha, Biyagama, Malambe,
Kesbewa and Panadura.

Goals

PLANTATION CITY
Promote and encourage local
and regional economic
development.
Protect and enhance the
natural environment.
Protect and maintain access to
the resource base.
Ensure adequate and
appropriate services are
provided.
Maintain mobility throughout
the region.
Ensure adequate ranges of
housing opportunities are
available.
Promote regional collaboration
on common issues.

Further these regulations include

permitted uses, design policies,
planning regulations and general
guidelines of the proposed zones.

AWISSAWELLA
Awissawella
shall
become
a
plantation
based
city
with
commercial and services center.
These regulations enhance the
productivity,
profitability
and
sustainability
of
the
plantation
industry
through
ensuring
an
economically,
socially
and
environmentally viable plantation
sector
and
achieving
national
prosperity through development of
the plantation industry in 2030.
These regulations consist
guidelines, regulation
zones, water pollution
guidelines,
building
guidelines, permitted
restricted activities.

of planning
for buffer
prevention
design
uses and

ENVIRONMENTAL
REGULATIONS
Environmental
Regulations
are
enforced usually by a regulatory
agency formed or mandate to carry
out the purpose or provisions of a
legislative for the protection of
Environment.
These
regulations
include
classifications of general guidelines,
specific
development
conditions,
permitted uses of wetland zoning
and
disaster
risk
reduction
regulations. Also there are public
outdoor recreation space planning
procedure,
tree
planting
and
preserving regulations and Solid
waste management regulations.

INDUSTRIAL CITY
HORANA
Under the Western Region Megapolis
Authority, Horana is identified as
industrial & manufacturing city.
The plan identified suitable land for
proposed industrial development
that shall be as much as compatible
with the surrounding land uses. It
has been identified two industrial
clusters viz. Talagala Millewa
and Milleniya in addition to the
Horana Industrial Estate. Further it is
needed to protect & conserve the
environment of the area which is
more
concern
for
sustainable
development.
Out of these industrial clusters,

there are small towns and service

centers, low density residential
areas, commercial, agricultural &
others can be observed and the
regulations,
guidelines
under
general regulations are applied in
this regard.
These regulations describes Specific
Regulations & Guidelines, such as
Specifications for factory buildings,
Sanitation & Health Requirements,
Sanitary
Convenience,
Water
Supply, and Facilities for workers,
Fire
Precautions
and
Planning
guidelines for industrial clusters and
Planning and Building Regulations
for identified Urban Centers.

FOREST CITY
The natural forests will be considered
for conservation and regulated
multiple-use. The management and
protection of the natural forests and
forest plantations shall be by state
with local people, rural communities
and other stakeholders.
The conservation of forests and other
land uses shall take place only in
accordance with procedures defined
in regulations and with accepted
conservation and scientific norms.
The extent of forest city is about
1,050 sq.km within the Divisional
secretariat areas of Agalawatta,
Madurawala,
Walallawita,
Mathugama,
Dodangoda,
Bulathsinhala, Baduraliya, Ingiriya,
Meegahathenna & Palawatha.

The management of the forest area

shall be in accordance with existing
ordinances, laws and acts.
Forest city zone consist of Primary
Forest Zone, Forestry Management
Zone, Protected area, Forest and
plantation zone and Agricultural
Zone. The regulations control the
uses and provide design guidelines.

COASTAL

AND

MARINE

ZONE
Coastal and marine zone includes
the area from south of Ma - Oya,
Negambo Lagoon an extent up to
Bentota Bridge. This zone also
extends 3 km towards sea and 200m
towards landside.
These regulations consist of effective
planning policies for coastal &
marine
Zones.
The
activities
considered by the regulations shall
be Water Sports & Beach related
Sports activities, Beach Parks &
Leisure
activities,
Under
water
museums, marine pools, Aquarian
complexes,
underwater
observatories etc. The regulations
also introduced design guidelines for
constructions buildings and outdoor
spaces.

SCIENCE AND IT CITY

The Science and IT City occupies an
area of 65 sq.km and is located
about 10km east of the Colombo
Outer Core Area. The project consists
of 3 zones such as IT parks, BioMedical Hub and Science Park
These zones will be planned with
highest environmental quality. The

development
will
lead
the
transformation
of
Sri
Lankan
industries
into
higher
value
industries.
The permissible activities include
universities, business parks, software
houses, high technology and bio
medical industries. In addition high
quality residential areas shall be

develop to create a conducive

environment
for
scientist
and
creative individuals working and
living in this area.

BROAD
N
O

ZONING

CLASSIFICATION- ChartNo.
1 of
Classification
FAR floors

High Density Commercial

-C1
Medium Density
Commercial -C2
Low Density Commercial
-C3
Regional center/MC area
-C4
Town center/UC area
-C5
Neighborhood/ village C6
Industrial - I(1)

12

Plot
Coverag
e%
ma mi
x
n
80
20

Permissible use

Conditional
use

80

20
10

Retail, Hotels, Offices, Residential

Public facilities ,Institutional,
Parks/Green, Others

Clean Service
Industries,
Minor
infrastructure
installation,

All Industries, Workers

dormitory, Public facilities,
Institutional, Park/Green,
Infrastructure
Research based/clean
industries, Public facilities,
Institutional, Park/Green
-

Commercial
up to 20% of
total GFA,

Residential, Public facilities,

Institutional, Park/Green

Commercial
up to 20% of
total GFA,
Service
industry
-

100 or
more
30

30

40

20

80

1.
5
1

15

80

20

10

80

50

2.
5

60

40

Business Science Park I(2)

1.
5

40

20

Storage/Logistics I3

1.
5
-

50

1.
2
3
-

60

40
-

Utility - U
Medium Density
Residential - R1
Low Density Residential R2
Special Residential - R3
G1Protected area
G2 Parks & Buffers
G3 Agricultural
Tourism T
Administration - A

Commercial
up to 20% of
total GFA,
-