![Golden Kayaloram
On 8 May 2019, the Supreme Court of
India ordered five apartments in Maradu
municipality in Kerala to be demolished
within one month, for violation of Coastal
Regulation Zone (CRZ) rules, however, only
four of these apartments had been
constructed.[1]The four apartments already
completed and occupied by the people
were Jains Coral Cove(Jain Housing and
Construction Ltd), H2O Holy Faith (Holy
Faith Builders and Developers Pvt Ltd) and
Alfa Serene (Alfa Ventures Private Ltd) and
Golden Kayaloram (KP Varkey & VS
Builders). The fifth builder, Holiday
Heritage, had scrapped the project.
2
6](https://image.slidesharecdn.com/seminarpptbysaqib-201109144004/85/building-byelaws-26-320.jpg)
building byelaws
- 1. SEMINAR NAME - SAQIBALI SAYYAD CLASS – TY2 ROLL NO – 301254
- 2. BYE-LAWS 2016 TOWN AND COUNTRY PLANNING ORGANIZATION MINISTRY OF URBAN DEVELOPMENT
- 3. CONTENTS Introduction Target Aspects Bye laws for residential buildings Provisions for high rise development Provisions for structural safety Illegal buildings
- 4. WHAT IS BUILDING BYE-LAWS ? • Building Bye-Laws are legal tools used to regulate coverage, height, building bulk, and architectural design and construction aspects of buildings so as to achieve orderly development of an area. They are mandatory in nature and serve to protect buildings against fire, earthquake, noise, structural failures and other hazards. • In India, there are still many small and medium sized towns which do not have building bye-laws and in the absence of any regulatory mechanism, such towns are confronted with excessive coverage, encroachment and haphazard development resulting in chaotic conditions, inconvenience for the users, and disregard for building aesthetics, etc • It is in this context, TCPO has made an effort to prepare “Model Building Bye-Laws- 2016” for the guidance of the State Governments, Urban Local Bodies, Urban Development Authorities, etc which is an improvement over the previous Model Building Bye Laws brought out in 2004. 4
- 5. TARGET OF BUILDING BYE-LAWS • Pre-planning of building activity. • To allow orderly growth and prevent haphazard development. • Provisions of by-laws usually afford safety against fire, noise, health hazard and structure failure. • Provide proper utilization of space to achieved maximum efficiency in planning • Give guidelines to the architect or engineer in effective planning and useful in preplanning the building activities • Provide health, safety and comfort to the people who live in buildings. 5
- 6. 1. Building frontage line 2. Minimum plot size 3. Built up area of building 4. Height of building 5. Provision of safety, water supply, drainage, proper light and ventilation 6. Requirement for off street parking space 7. Size of structural element 6 ASPECTS OF BUILDINGS IN BUILDING BYE-LAWS
- 7. • Size of plots • Area limitation • Margin • Height of the building • Plinth height • Minimum area of rooms 7 BYE-LAWS FOR RESIDENTIAL AREA • Basement • Compound wall • Projection margin • Parapet wall • Mezzanine floor • Staircase
- 8. 8 BYE-LAWS FOR RESIDENTIALAREA TYPE OF DEVELOPMENT PLOT SIZE FRONTAGE Detached Building >250 m2 Above 12 m Semi-detached building 125-250 m2 8-12 m Row type building 50-125 m2 4.5 to 8 m
- 9. AREA LIMITATION 9 • The FAR is specified taking into account the following aspect: 1. Occupancy class 2. Type of construction 3. Width of street frontage the building and the traffic load. 4. Parking facilities 5. Local fire fighting facilities 6. Water supply and drainage.
- 10. MARGIN • The open spaces insides and around the building particularly residential type have to provide to carter for the lighting and ventilation requirement. 1. Front open space 2. Rear open space 3. Side open space 10
- 11. HEIGHT OFTHE BUILDING 1. The maximum height of the building shall not exceed 1.5 times the width of road. 2. For building in vicinity of aerodromes, the maximum height of the building is fixed in consultation with civil aviation authorities 11 1. Roof tank and its support 2. Ventilating, lift room 3. Roof structure other than pent- house HEIGHT OF BUILDING ACCORDINGTO WIDTH OF STREET: THE HEIGHT SHALL NOT INCLUDE IF BUILDING IS ERECTED ONE-THIRD OF ROOF AREA, INCLUDING:
- 12. 12 Sr.No. Area of plot Maximum permissible covered area 1. <200 m2 66.67% of the plot area on ground floor and first floor. Nothing on Nothing on second floor exceeding 25% of the ground floor. 2. 201-500 m2 50% of the plot area or 133 m2 which ever is more. 3. 501-1000 m2 40% of the plot area or 250 m2 which ever is more. 4. >1000 m2 33.33% of the plot area or 400 m2 which ever is more. BUILT UP AREA:
- 13. 13 Sr.No. Area of plot(m2) Front open space Rear open space Sides open space 1. Up to 50 0.75 - - 2. 51 to 75 1.0 1.0 0.5 3. 76 to 100 1.25 1.00 0.5 4. 101 to 150 2.0 2.0 1.25 5. 151 to 200 2.0 2.0 1.25 6. 201 to 300 3.0 2.0 1.50 FOR BUILDING UPTO 300M2 PLOT AREA
- 14. PLINTH HEIGHT • The height of the plinth shall not be less than 450 mm ground level. • Minimum height of 600 mm is the best from drainage or other consideration. • It is minimum 900 mm in water logged soils. 14
- 15. COMPOUNDWALL • It is permitted 2.4 m when the top of 0.9 m is open type construction • Except with the special permission of the maximum height of compound wall shall be 1.5 m above center line of front street. • In corner plot it is restricted to 0.75 m for a length of 10 m on side and front intersection. • The balance height of 0.75 m may be made up through railing and of design to be approved by the authority. 15
- 16. • Plot Area • Means of access • Peripheral Open Spaces including set backs • Parking Spaces • Doorways • Revolving Doors • Lifts • Corridors • Stairways 16 PROVISIONS FOR HIGH RISE DEVELOPMENT
- 17. PARKING SPACES a. The parking spaces shall be provided as per the provisions of Master Plan or Zonal plan as prevalent. The location of parking spaces shall be well ventilated. b. Stacked/ Multi-level/ Automated parking is also permitted. c. In case of high-rise buildings parking will be permitted at any / all of the following: i. Basements ii. Stilts ii. Podium 17
- 18. 18 a. A staircase shall not be arranged round a lift shaft. b. The staircase shall be ventilated to the atmosphere at each landing and a vent at the top; the vent openings shall be of 0.5 sq. m in the external wall and the top. If the staircase cannot be ventilated, because of location or other reasons, a positive pressure 50 Pa shall be maintained inside. The mechanism for pressurizing the staircase shall operate automatically with the fire alarm. The roof of the shaft shall be 1 m above the surrounding roof. Glazing or glass bricks if used in staircase, shall have fire resistance rating of minimum 2 hour. STAIRWAYS
- 19. 9 THE MINIMUMWIDTH OF STAIRCASE SHALL BE ASTABLE GIVEN BELOW: Types of Building Width Residential buildings (dwellings) 1.0 m Residential hotel buildings 1.5 m Assembly buildings like auditorium, theatres and cinemas 2.0 m Educational buildings up to 30 m in height 1.5 m Institutional buildings like hospitals 2.0 m All other buildings 1.5 m
- 20. 20 PROVISIONS FOR STRUCTURAL SAFETY For any building under the jurisdiction of these regulations structural design/ retrofitting shall only be carried out by a Structural Engineer on Record (SER) or Structural Design Agency on Record (SDAR). Proof checking of various designs/ reports shall be carried out by competent authority as per Table 6.1 wherever applicable.
- 21. 21 1) IS: 456:2000 “Code of Practice for Plain and Reinforced Concrete. 2) IS: 800-2007 “Code of Practice for General Construction in Steel. 3) IS: 801-1975 “Code of Practice for Use of Cold Formal Light Gauge Steel Structural Members in General Building Construction. 4) IS 875 (Part 2):1987 Design loads (other than earthquake) for buildings and structures Part2 Imposed Loads. (Reference to Table 4.1- “Occupant Load” may be considered for design load) 5) IS 875 (Part 3):1987 Design loads (other than earthquake) for buildings and structures Part 3 Wind Loads. 6) IS 875 (Part 4):1987 Design loads (other than earthquake) for buildings and structures Part 4 Snow Loads. FOR GENERAL STRUCTURAL SAFETY
- 22. 22 7) IS 875 (Part 5):1987 Design loads (other than earthquake) for buildings and structures Part 5 special loads and load combination. 8) IS: 883:1994 “Code of Practice for Design of Structural Timber in Building. 9) IS: 1904:1986 (R 2005) “Code of Practice for Structural Safety of Buildings: Foundation” 10) IS 1905:1987 “Code of Practice for Structural Safety of Buildings: Masonry Walls.
- 23. • Under Section 70 of the street, Drainage and Building Act, 1974 (Act 133), an illegal building, extension or alteration is defined as any construction works carried out without first getting a written approval by council. • It includes any new buildings, any extension to the original building as well as any alteration works done on the original building, which has not been approved by council. 23 ILLEGAL BUILDING
- 24. CASES CONSIDEREDAS ILLEGAL New building: • Without planning approval • Building was built not in the land/site •Building was built but deviated from the original plan 24
- 25. EXISTING BUILDING : • Changes in building usage/conversion • Extension without permission/plan approval • Carry out extension works nit according to approved plan 25
- 26. Golden Kayaloram On 8 May 2019, the Supreme Court of India ordered five apartments in Maradu municipality in Kerala to be demolished within one month, for violation of Coastal Regulation Zone (CRZ) rules, however, only four of these apartments had been constructed.[1]The four apartments already completed and occupied by the people were Jains Coral Cove(Jain Housing and Construction Ltd), H2O Holy Faith (Holy Faith Builders and Developers Pvt Ltd) and Alfa Serene (Alfa Ventures Private Ltd) and Golden Kayaloram (KP Varkey & VS Builders). The fifth builder, Holiday Heritage, had scrapped the project. 2 6