Building bye laws
- 2. WHAT IS BUILDING BYE-LAWS It is the strict rules which must be obeyed by everyone. If everyone makes buildings without obeying any rules then there will be problems of 1. Irregular and narrow roads 2. Frequent traffic 3. Problem of parking 4. Health problems due to pollution
- 3. 5. Poor light and ventilation 6. No proper planning of gardens, play grounds, etc. 7. Problems regarding services like water supply, drainage, telephone, gas, electricity etc. 8. Noise nuisance in education, hospitals, court etc.
- 4. ZONES • “Town/City is divided into different areas is called zones”. • Location of a zone depends upon the suitability for specific activities • Local authority decides number and types of zones considering the necessity of town.
- 5. Following are the some of zones 1. Residential: Residential buildings, gardens, play grounds, schools, offices are allowed Industries, hospitals, whole-sale markets are not allowed 2. Commercial: Cinema, retail shops, town-halls, restaurants, bank, offices, shopping centers are allowed Hospitals and Industries are not allowed
- 6. 3. Industrial Ordinary: Light industries, Workshops, printing press, small factories are allowed Heavy, Obnoxious and hazardous industries are not allowed 4. Hazardous Industrial: All types of industries Allowed. Residential buildings are totally not allowed 5. Educational: School, collages, sports complex Allowed. Other than education activities are not allowed
- 7. CARPET AREA “NET USABLE AREA WITHIN BUILDING”
- 8. To calculate carpet area deduct following areas from plinth area. • Verandah, • Passage • Corridor, • Porch • Lift • W/c bath • Thickness of wall
- 10. FLOOR AREA “Usable area on each floor” It includes the following things • Porch • Each flat area in single floor for apartment • Stairs • Corridor • door swing place
- 11. PORCH
- 12. PLINTH AREA Area of each floor covered by roof”
- 14. FLOOR SPACE INDEX(FSI) 𝐹𝑆𝐼 =𝑇𝑜𝑡𝑎𝑙 𝑐𝑜𝑣𝑒𝑟𝑒𝑑 𝑎𝑟𝑒𝑎 𝑜𝑓 𝑎𝑙𝑙 𝑓𝑙𝑜𝑜𝑟𝑠 𝑝𝑙𝑜𝑡 𝑎𝑟𝑒𝑎 Zone Maximum Permissible FSI Residential(Sanctioned) 1.8 Residential(New Proposed) 1.2 Natural Growth of village 1.2 Commercial 1.8 Industrial 1.0
- 16. BASEMENT
- 17. BASEMENT “Lower storey of a building having minimum half the clear floor area height of the basement of cellar below average ground floor.” Basement is not permitted in margins Area of basement < 2 × Area of plinth or plot whichever is less Use of wood as structural member is not permitted.
- 18. Proper ventilation should be provided in the basement. It should not be connected with water or drainage lines. Depth of basement should not exceed 1.5m below ground level. permission can be granted for other basement below for parking purpose but total depth should not exceed 6m.
- 19. USE OF BASEMENT Basement can be used as • Domestic store • Safe deposit vault • Air conditioning machine place • Parking • Other service equipments
- 20. TYPES OF BUILDING 1. Apartments: Building with more than one storey and combined construction 2. Assembly building: Buildings where group of people gather for amusement, social, religions, recreation, patriotic, civil, travel or similar purposes 3. Business building: Building used for transaction of record, offices, banks etc. 4. Chawl : Building prepared for rental purpose, each tenant will have two rooms & bathrooms and toilets are combined
- 21. 5. Educational Building: Exclusively used for schools and collages 6. Mercantile Building: Building used as shops, stores market for display 7. Row houses: Building having residential units provided in row with same plans 8. Storage building: Building used for storage or shelter of goods, ware house, cold storage
- 22. 9. High rise building: Building having height more than 15m but less than 30m 10. Low rise building: Building having height less than 15m 11. Industrial building: Building in which products or materials are fabricated,assembled or processed 12. Institutional Building: Building constructed for public activities like medical, education, etc.
- 24. BUILDING UNIT “it is one or more than one plots approved by the competent authority for width of plot less than 10.5m” 𝑙𝑒𝑛𝑔𝑡ℎ < 2 𝑏𝑟𝑒𝑎𝑑𝑡ℎ Plot width less than 3m and area less than 18m2 is not considered as building unit “Line up to which the plinth of a building adjoining a street may be law-fully extended is called building line.”
- 25. COMMON PLOT FOR RESIDENTIAL AND COMMERCIAL BUILDINGS • Open space or the purpose of entertainment shall have to be kept when the area of layout exceeds 0.3 hectors ( 1 hectare = 10000 m2) • Minimum area should not be less than (i) 15% of the area of layout (ii) 0.3 to 0.4 hector/1000 persons (iii) 0.3/1000 persons for low income group housing
- 26. COMMON PLOT FOR INDUSTRIAL ZONE For industrial unit having area more than 0.8 hectors, & 5% area shall be reserved for amenities, such area can be used for general parking. • If this area is more than 1500 m2 buildings for bank, canteen, welfare centers can be made in this additional area • For industries having area > 1000 m2 then 10% space reserved for amenities • This amenities area should be maximum 2500 m2.
- 27. MARGINS FOR SPECIAL BUILDINGS Width of Proposed Road Road side margin in meter 9m or less 3 9 to 12m 4.5 12 to 18m 6 18 to 30m 7.5 30 to 60m 9 More than 60m 12
- 28. MARGINS ON SIDES OTHER THAN ROAD SIDE Area of plot m2 margins 18 to 25 1 25 to 50 1.5 50 to 90 2 90 to 150 2.5 150 to 250 2.5(rear side) 1.5(other side) More than 250 3
- 29. MARGINS FOR INDUSTRIAL USE Maximum permissible built up area on any floor including ground floor shall be 50% of plot area. Maximum side margins along perimeters of plot (i) plot with area more than 1000m2 should be 6m (ii) plot with area up to 1000m2 should be 4.5m • Minimum clear distance between two detached structures should be 6m and 4.5m as suggested above.
- 30. MARGINS HIGH RISE BUILDING High rise buildings shall be permitted on roads more than 12m wide. Side margins should be 6m or 0.2 × Height which ever is more. Road side margins for roads Up to 30m = 0.3 × Height or 9m whichever is more More than 30m = 0.3 × Height or 9m whichever is more
- 31. MEZZAMINE FLOOR It is an additional floor provided between two consecutive floors.” • Its area < 1/3 of plinth area • Height < 2.2m • It should not be used as kitchen and it should not be divided. • It should be properly ventilated and its area should not be less than 9.5m2 if it is proposed to be used as a habitable room.
- 33. COMPOUND WALL “This is the wall made around the building which cover up the whole building” • Height of compound wall abutting road should not be more than 1.5m. • Height of compound walls on other sides should be less than 1.8m. • If opening in the portion above 0.9m are provided the height can be 2.4m.
- 34. Gate is not permitted on the curvature at the junction of roads. • Gate should be 15m away from junction. • Shutter of compound wall gate should not open outside on road side. • Height of compound wall should not be more than 0.75m above crown of road. • Local authority permits 2.4m height of compound wall for public buildings like industries, hospitals, etc.
- 36. HABITABLE ROOM “A room occupied or designed for occupancy by one or more persons for study, living, sleeping, eating, kitchen if it is used as living room.” Rooms like water closets, bathroom, store, pantries, laundries, cellars, etc. are not generally considered into habitable rooms.
- 37. HABITABLE ROOM Height of habitable room > 2.75m for regular > 2.4m for air conditioned > 2.6m for row houses Every side must be greater than 2.4m in length minimum area for first room > 9.5m2 Other rooms > 7.5m2
- 38. HEAD ROOM “Clear height from top of floor to the bottom of ceiling.” Minimum head rooms for different types of building 1) Residential & commercial – 2.75m 2) Educational – 3.6m & 3m(for cold area) 3) Industrial – 3.6m & 3m (for A/C)
- 40. HEIGHT OF BUILDING “Maximum Height of building will depend upon the width of street on which the building is abutting” Width of road Permissible height of building up to 6 to 9m 10 m 9 to 12m 13 m More than 12m As per high rise building
- 41. LIFT Lift shall be provided when the height of the building exceeds 15m. • Two lift is required when height of building exceeds 21m. • For residential apartments there should be one lift for 20 flats • For non-residential buildings lifts should be at the rate of one lift on one lift per 1000 m2. • Generator is advisable with the lift for the safety purpose where electricity cuts more often.
- 42. LIFT CAPACITY For high rise, residential building – 8 persons other building – 12 persons For low rise, residential building – 4 persons other building – 8 persons Lift dimensions of lift should be as per NBC
- 43. LOFT A loft can be an upper storey or attic in a building, directly under the roof (US usage) or just a storage space under the roof usually accessed by a ladder (British usage). Head room below loft should not be less than 2.2m • Height of loft should not be more than 1.5m • Area of loft should not exceed ¼ area of room • Bath and Water closet can be fully covered by loft.
- 45. MINIMUM STAIR WIDTH Type of Building Width of stair Residential 1 Hotels 1.5 Assembly type buildings like cinema theatres auditoriums etc 1.5 Educational institutions up to 24m height 1.5 Hospital up to 10beds 2 Other Buildings 1.5
- 47. PARKING Separate provisions for cars, scooters, visitors should be made Common plot must not be used for parking Head room for the road leading to parking should not be less than 2.1m For a car – 14m2 area required For a motor cycle – 1.25 m2 area required For a cycle – 0.8 to 1 m2 area required
- 48. PARKING AREA FOR DIFFERENT BUILDINGS Types of Building Suggested parking Area Residential 15% of total built up area of all floor Cinema & Assembly hall 1m2 per seat 1m2 per seat Shops, offices, institutes, hospitals, etc 30% of total built up area of all floors Community hall, recreation club, party plot 50% of area Collages 70 m2 per 100 students i) Secondary & higher secondary schools ii) Primary schools i) 50 m2 per 100 students ii) 20 m2 per 100 students Grain, timber agriculture, whole sale markets 30% of total built up area of all floors
- 49. SET BACK “Some distance kept between road line and a plinth of building parallel to road line.” This land though remains in possession of the owner of the plot. Can be utilized for widening of road in future 1.5m set back for roads up to 12m. 2m set back for the road wider than 12m.
- 51. ADVANTAGES OF SET BACK Availability of sufficient light & ventilation. Availability of land for widening of roads in future. Availability of sufficient sight distance at road crossings. Availability of space for parking. Availability of necessary privacy. Reduction of unwanted noise
- 52. UNSAFE BUILDING An unsafe building is a structure, or part of a structure, or a premises that is a danger to public safety because it is: Open, Vacant, Unguarded and/or Structurally compromised It is considered as dangerous from public safety point and must be repaired properly or demolished Authority will arrange to examine such building and keep record. Owner or occupier shall be given written legal notice starting defects of the building. Owner or occupier shall arrange for the stated repairs or demolition to the satisfaction of the authority within the period stated in the notice
- 53. In case any person is not vacating the building the authority may take police action against him. If a person fails to comply with the requirements of the notice, authority will repair or demolish the structure. The cost incurred for the repairs or removal of structure shall be charged to the owner of the premises
- 54. VENTILATION For habitable room, the area of clear total opening excluding frames should not be less than 1/10 the floor area of room. Windows or ventilators provided for ventilation should abut exterior open space, or open verandah or gallery. For factory or go-downs clear area of windows and ventilators should not be less than 1/7 floor area
- 55. The width of the open space on which the ventilators should not be less than 1/3 height of building. Relaxation in the above recommendations may be made when artificial ventilation is provided. For stair room the ventilation per floor should not be less than 1m2
- 56. WATER SUPPLY REQUIREMENTS Types of Building Water required liters/person • Residential 135 • Factory 30-45 • Hospital of bed less then 100 340 more than 100 450 Nurse/medical quarters 135 • Hostel 135
- 57. COLOR CODE FOR DRAWING PLANS Items Site plan ammonia print Boundary Thick black Existing Street Green Proposed road Permissible building lines Thick dotted black Open spaces No color Existing work Blue Work proposed to be demolished Yellow hatched Proposed work red Drainage & sewage work Red dotted Water supply work Black dotted thin