terminologies n development control rules

Lecture 4

BUILDING CODES

AND BYELAWS

RESOURCE PERSON:

Ar. ADITI MANOCHA

Overview of basic

terminologies

Development Control

Rules and General

Building Requirements

A clear approach to a plot or a building.

Any use of the premises subordinate to the

principal use.

A change from one occupancy to another, or a

structural change

or closing of any required means of ingress or

egress or a change to the fixtures or equipment.

Approved by the Authority having jurisdiction.

an addition to the area or height

the removal of part of a building

the construction or removal of any wall,

partition, column, beam, floor or other support

The Authority which has been created by a statute

(body of law) for the purpose of administering

the Code, may authorize a committee or an official

or an agency to act on its behalf.

Clusters when joined

back to back and/or on sides.

A horizontal projection, with a handrail or balustrade

or a parapet, to serve as passage or sitting out

place.

The lower storey of a building below or partly below

ground level.

Any structure for any purpose and of any materials

constructed and every part, whether used as

human habitation or not and includes foundation,

plinth, walls, floors, roofs, services, balcony or

projection, part of a building or any wall enclosing or

intended to enclose any land or space.

Tents/Shamianahs, tarpaulin shelters, etc, erected

for temporary and ceremonial occasions with the

permission of the Authority shall not be considered

as building.

The vertical distance measured,

in the case of flat roofs, from the plinth level of the

ground to the building or as decided by the Authority

to the terrace of last liveable floor of the building

adjacent to the external walls;

in the case of pitched roofs, up to the point where

the external surface of the outer wall intersects the

finished surface of the sloping roof;

in the case of gables facing the road, the mid-point

between the eaves level and the ridge.

Architectural features serving no other function

except that of decoration shall be excluded for the

purpose of measuring heights.

The line up to which the plinth of a building adjoining

a street or an extension of a street or on a future

street may lawfully extend. The building line may

change from time-to-time as decided by the

Authority.

The covered area of usable room at any floor level

excluding the areas of the walls.

The change of occupancy or premises to any

occupancy or use requiring additional occupancy

permit.

Ground area covered by the building immediately

above the plinth level.

The area covered by the following in the open spaces

is excluded from covered area:

Garden and well structures, swimming pool (if

uncovered), platform round a tree, tank,

fountain, bench etc;

drainage culvert, catch-pit, gully-pit, chamber;

compound wall, gate, unstoreyed porch,

uncovered staircases, ramps covered by chajja;

watchman’s booth, pump house, garbage shaft,

electric cabin or sub-stations, and such other

utility structures meant for the services of the

building under consideration.

NOTE :

For the purpose of

this part,

Covered Area =

Plot Area - Area due

to Open Spaces

A building detached on all sides.

‘Development’ with grammatical variations means-

carrying out of building, engineering, mining or other

operations in, or over, or under land or water and

includes redevelopment, layout and subdivision of

any land.

A channel or pipe for the carriage of storm water,

sewage, waste water or other water-borne wastes

in a building drainage system.

The removal of any liquid by a system constructed

for the purpose.

An independent housing unit with separate facilities

for living, cooking and sanitary requirements.

A passage or means of egress from any building,

storey/floor to a street/other open space of safety.

The distance in metres measured from the external

wall of the building to the external wall of any other

building on the site or other site for the purpose of

preventing the spread of fire.

Fitting shall mean coupling, bend, unions, P or S trap,

cistern storage tanks, baths, wc, geyser, pump,

hydrant, valve, etc. used in connection with water

supply, drainage and sanitation.

The lower surface in a storey on which one normally

walks in a building.

The quotient obtained by dividing the total covered

area (plinth area) on all floors by the area of the

plot:

FAR = Total covered area of all floors

Plot area

Group/ multi-storeyed housing for more than one

dwelling unit, where land is owned jointly and the

construction is undertaken by one agency.

A room occupied or designed for occupancy by one

or more persons for study, living, sleeping, eating,

kitchen if it is used as a living room, but not including

bathroom, water-closet, laundries, store, pantries,

corridors and spaces that are not used frequently.

An appliance designed to transport persons or

materials between two or more levels in a vertical

direction by means of a guided car platform.

A structure providing intermediate storage space in

between two floors with a maximum height of 1.5 m,

without having a permanent access.

An intermediate floor between two floors, above

ground level and accessible from the lower floor.

The principal occupancy for which a building or a

part of a building is used or intended to be used; for

the purposes of classification of a building according

to occupancy. An occupancy shall include the

subsidiary occupancies which are contingent upon it.

Occupier includes any person for the time being,

paying or liable to pay rent or any portion of rent of

the building in respect of which the ward is used.

An owner living in or using his own building shall be

deemed to be the occupier.

A construction/installation put up by Government

Departments for operational purposes.

An area forming an integral part of the plot left open

to the sky.

An open space across the front of a plot between the

building line and the boundary of the plot.

An open space between the rear of the building and

the rear boundary of the wall.

An open space across the side between the site of a

building and boundary of a plot.

Person or body having a legal interest in land

and/or building. This includes free holders,

leaseholders or sub-leaseholder, who have a legal

right to occupation and gives rise to liabilities in

respect of safety or building condition.

In case of lease or sub-leaseholders, as far as

ownership with respect to the structure is

concerned, it belongs to the allottee/lessee till the

allotment/lease subsists.

A low wall or a railing along the edge of a roof or

floor.

A permission or authorization in writing by the

Authority to carry out work regulated by the Code.

The portion of a structure between the surface of

the surrounding ground and surface of the floor,

immediately above the ground.

The built up covered area measured at the floor

level of the basement or of any storey.

A qualified architect, engineer, structural engineer,

supervisor, town planner, landscape architect or

urban designer who has been registered by the

Authority or by the body governing such profession

and constituted under a statute, as may be

applicable.

The vertical distance measured from the finished

floor surface to the finished ceiling surface. Where a

finished ceiling is not provided, the underside of the

joists/beams shall determine the head room.

The set of plans and specifications submitted in

connection with a building or development and duly

approved and sanctioned by the Authority.

A road/lane provided at the rear or side of a plot for

service purposes.

A line usually parallel to the plot boundaries and laid

down by the Authority, beyond which nothing can be

constructed towards the site boundaries.

A piece of land enclosed by definite boundaries.

A structure with a roof over a staircase, built to

enclose only the stairs for providing protection from

weather and not used for human habitation.

The portion of a building between the surface of any

floor and the surface of the floor above it, or if there

be no floor above it, then the space between any

floor and the ceiling above it.

Any means of access- highway, lane, pathway, or

bridge, whether a thoroughfare or not, over which

the public have a right of access or had access for a

specified period, existing/proposed and includes

drains, sidewalks, roadside trees and hedges etc.

The line defining the side limits of a street.

To erect a building means:

Buildings which are structurally and constructional

unsafe or insanitary or not provided with adequate

means of egress or which constitute a fire hazard or

are otherwise dangerous to human life or public

welfare, by reason of inadequate maintenance,

dilapidation or abandonment.

To erect a new building on any site whether

previously built upon or not

To re-erect any building of which portions above

the plinth level have been pulled down, burnt or

destroyed.

A covered area with at least one side open to outside

with the exception of one meter high parapet on the

upper floors.

The ratio of volume of building measured in cubic

metres to the area of the plot measured in square

metres and expressed in metres.

VPR (m) = Volume of building (m³)

Area of plot (m²)

An opening to the outside other than a door which

provides all or part of the required natural light or

ventilation or both to an interior space.

The Land Use Classification may be as indicated below:

Uses to be in Conformity with the Zone

Where the use of buildings or premises is not specifically

designated on the Development Plan, shall be in conformity with

the zone in which they fall.

Uses as Specifically Designated on Development Plan

Where the use of a site is specifically designated on the

Development Plan, it shall be used only for the purpose so

designated.

Non-conforming Uses

No plot shall be put to any use, occupancy or premises other than

the uses identified, except with the prior approval of the

Authority.

Buildings are classified based on occupancy and types of

construction.

Occupancy Classification:

Types of Construction:

Residential

Educational

Institutional

Assembly

Business

Mercantile (retail and

wholesale stores)

Industrial

Storage

Hazardous

Type 1

Type 2

Type 3

Type 4

EXTERIOR OPEN SPACES

FRONT OPEN SPACE:

Every building fronting

a street shall have a

front space, forming an

integral part of the site:

For streets less than 7.5 m in width, the distance of the

building (building line) shall be at least 5 m from the centre

line of the street.


REAR OPEN SPACE: Every residential building shall have a rear open space, of an

average width of 3 m and at no place measuring less than 1.8 m,

except that in the case of a back-to-back sites, the width of the

rear open space shall be 3 m throughout.

For, depth of plot less than 9 m and building height up to 7 m,

the rear open space may be reduced to 1.5 m.

The rear open space shall be co-extensive with the entire face

of the rear wall. If a building abuts on two or more streets,

such rear open space shall be provided throughout the face of

the rear wall.

In case of corner plots less than 300 m² in area, the rear open

space should be 2.4 m minimum.


SIDE OPEN SPACE: Every semi-detached and detached building shall have a

permanently open space, forming an integral part of the site:

a. For detached buildings there shall be a minimum side

open space of 3 m on both the sides.

NOTE—For buildings up to 7m ht. on plot with frontage less

than 12m, one of the side may be reduced to 1.5m

b. For semi-detached buildings, there shall be a minimum

side open space of 3 m on one side.

NOTE—For buildings up to 7m ht. on plot with frontage less

than 9m, the side open spaces may be reduced to 1.5 m

c. For row-type buildings, no side open is required.


SIDE & REAR OPEN SPACE: For buildings of height above

10 m, the open spaces (side

and rear) is given in table.

The front open spaces for

increasing heights of

buildings shall be governed

by the factor:

The maximum height of

building shall not exceed 1.5

times the width of road

abutting plus the front open

space.


FOR TOWER-LIKE STRUCTURES:

Up to a height of 24 m, with one set-back, the open spaces at

the ground level, shall be not less than 6 m

For heights between 24 m and 37.5 m with one set-back, the

open spaces at the ground level, shall be not less than 9 m

For heights above 37.5 m with two set-backs, the open spaces

at the ground level, shall be not less than 12 m

INTERIOR OPEN SPACES

INNER COURTYARD: In case the whole of one side of every room except bath, WC

and store room is not abutting on either the front, rear or side

open spaces, it shall abut on an inner courtyard, whose

minimum width shall be 3 m.

The area of inner courtyard shall not be less than the square of

1/5th the height of the highest wall abutting the courtyard.

When any room (excluding staircase, bathroom and WC) is

dependent for its light and ventilation on an inner courtyard,

the dimension shall be as per requirement of the building.

Where only WC and bathroom are abutting on the interior

courtyard, the size of the interior courtyard shall be in line with

the provision for ventilation shaft.


VENTILATION SHAFT: For ventilating the spaces

for water-closets and bath

rooms, if not opening on to

front, side, rear and interior

open spaces, these shall

open on the ventilation

shaft, the size of which shall

not be less than the values

given in the table:


OUTER COURTYARD: The minimum width of the outer courtyard (as distinguished

from its depth) shall be not less than 2.4 m.

If the width of the outer courtyard is less than 2.4 m, it shall be

treated as a notch and the provisions of outer courtyard shall

not apply.

If the depth of the outer courtyard is more than the width, the

provisions given below shall apply:

Separation between accessory and main buildings more than 7 m in

height shall not be less than 1.5 m;

For buildings up to 7 m in height no such separation shall be

required.

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