Building & Town planning

BUILDING BYE-LAWS
Slum Development as per laws
What is building by laws?
• The rules and regulation framed by town planning authorities
covering the requirements of building, ensuring safety of the public
through open spaces, minimum size of rooms and height and area
limitation, are known as building bye-laws.
• Rules and regulations which largely regulate the building activity
should be formulated to get disciplined growth of building and the
better planned development of towns and cities.
Objective of building bye-laws
• pre-planning of building activity.
• 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.
• They provide health, safety and comfort to the people who live in
building.
• Due to these bye-laws, each building will have proper approaches,
light, air and ventilation.
Scope of building bye-laws
• Aspects of different type of building in building bye-laws:
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
Applicability of building bye-laws
• New construction
• Additional and alternations to a building
• Changing of occupancy of building (residential  education etc.)
• Development of land is undertaken
• In demolition
Different types of area
• Built up area
• Plinth area
• Floor area
• Carpet area
• Super built up area
Built up area
• “The area covered by the building immediately above the plinth level”
• It is also known as covered area.
Details to be included Details not to be included
Basement Steps
Building Structure Otta
Ramps Kundi
Swimming pool Soak pit
Reservoir Fountain
Chimney Manhole
Water purification plant Water tank
Plinth area
• Means the built-up covered area measured at the floor level of the
basement or of any storey.
Area to be included in plinth area Area not to be included in plinth area
Area of walls at floor level excluding Additional floor to accommodate seats in
plinth offset, external area of projecting theatre, assembly hall, or auditorium
cladding.
Cover of stair Balcony
Barsati Curvature provided to improve
appearance
Machine room Platform without cover terrace above
floor
Porch without cantilever Dome, tower at terrace, spiral stairs
Carpet area
• “it is net usable area within building”.
• Means the net area within a unit of a building excluding walls or
columns, service areas such as washrooms, kitchen and pantry, semi-
open spaces such as veranda or balcony, and corridors or passages.
Floor area
• “It is usable area on each floor”
• It including,
• Porch
• Each flat area in single floor for apartment
• Stairs
• Corridor
• door swing place
Set back distance
Permissible Set Back Distance

Width of road Permissible set back

Up to 12 m 1.5
>12 m 2.0
Road width <3 m and length < 30 m No set- back
Advantage of set-back
• Better condition of air, light and ventilation.
• At corners it improve visibility and safety from traffic.
• Space for parking.
• Protection of building from street nuisance like noise.
• Reduce the danger of fire from neighbor house.
• It provide privacy in building.
Building & control line
• The line up to which the plinth of the building adjoining a street or
road or on future street may lawfully extend is know as building line.

• Building such as cinemas, factories, commercial center which attract

large number of vehicle should be set-back distance apart from the
building line.
• The line up to which such building can be constructed is known as
control line.
Light plan
• The angle of light plan is 450 or 63.500. So the angle of 63.500 set Back
becomes necessary when the total height of the building exceeds
twice the width of road or street.
Floor space index
𝑇𝑜𝑡𝑎𝑙 𝑐𝑜𝑣𝑒𝑟𝑒𝑑 𝑎𝑟𝑒𝑎 𝑜𝑓 𝑎𝑙𝑙 𝑓𝑙𝑜𝑜𝑟𝑠
𝐹𝑆𝐼 =
𝑝𝑙𝑜𝑡 𝑎𝑟𝑒𝑎

Zone Permissible Remark

FSI

Residential(scheme area) 1 Max at G.F 0.4

Residential(city area) 4 Width of road more than 12m

Residential(city area) 3 Width of road less than 12m

Industrial (scheme area) 1.5 Maximum allowed on G.F 1.0

Commercial (scheme area) 1.33 Maximum allowed on G.F 0.4

How to calculate FSI
New FSI
• Page 95 of GDCR
Principles underlying building bye-laws
• Classifying the building with unit as a family and mentioning the
requirement.
• Classify rooms according use and then specifying minimum standard of
each room with respect to size, height, floor area, ventilation and light.
• Specify height of compound wall and location of gate in wall.
• Controlling projection in marginal space.
• Insisting on suitable FSI or FAR.
• Specify suitable arrangements with respect to drainage and water supply.
• Specify set-backs, light plan and margin.
• Specify minimum size of plots, their dimension and figure.
Building Bye-laws For Residential Area
• Size of plots • Basement
• Area limitation • Compound wall
• Margin • Projection margin
• Height of the building • Parapet wall
• Plinth height • Mezzanine floor
• Minimum area of rooms • staircase
1.Size of plots:

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

2. Area limitation
• The limitation of area and height of the building of diff. type of
construction and occupancy class is achieved by satisfying floor area ratio.
• 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.
• Built up area:
The FSI shall be 1.0 with maximum utilization up to 0.4 on ground floor.
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 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.
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
For building upto 300m2 plot area

Sr. No. Plot area (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 above 300m2 plot area and height upto 13 m

1. Minimum front set back

Width of road in m Minimum set back in m
Up to 12 3
12 to 18 4
Above 18 4.5

2. Minimum rear set back is 3 m

Plot area Minimum set back
3. Minimum side backs
301 to 670 1.5 m or 0.25 of the height
of the building on each side
Above 670 3 m on both side or 0.25 of
height of the building which
is higher
Height Of The Building
• Height of building according to width of street:
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.
• The height shall not included if building is erected one-third of roof
area, including:
1. Roof tank and its support
2. Ventilating, lift room
3. Roof structure other than pent-house
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.
Minimum Size Of Diff. Rooms
No. Name of room Minimum area Minimum size of side Height Other
requirement
1. Habitable room 9.5 m2 2.4 m Not less then As per need
-bed room 2.75 m from
-living room surface of floor to
-study room lowest point of
ceiling
2. Kitchen 5 m2 1.8 m Not less than As per need
2.75 m
3. Bath rooms and 1.8 m2 If bath and water closet Not less than 2.1 As per need
water closets are combined, its floor m
area shall not less than
2.8 m2 with minimum
width 1.2 m
No. Name of room Minimum area Minimum size of Height Other requirement
side
4. Store room 3 m2 ----- Not less than 2.2 m -----
5. Garage 12.5 m2 3m x 6m Not less than 2.4 m -----
6. Stair case The minimum width Clear head room • Minimum width
of stair is 0.9 m. shall be 2.2 m of tread without
nosing 250 mm
in residential.
• The maximum
height of rise
shall be 190 mm
for residential
building.
Basement/Cellar
• The basement shall not be used for residential purpose.
• The basement to be constructed within the prescribed set back and
building lines and subject to maximum on entrance floor may be put
to only the following use:
• Storage of household
• Strongrooms, bank cellars
• Parking places
• Air conditioning equipment and other machine
Requirement of basement
• The height of basement from the floor to the underside of the
roofslab or ceiling shall not be less than 2.4 m.
• The maximum height of the ceiling of any basement shall be 0.9 m
and maximum 1.2 m above the average surrounding ground level.
• Adequate arrangement shall be made such that surface drainage does
not enter the basement.
• The walls and floor of the basement shall be watertight.
• The access to the basement shall be separate from the main and
alternative staircase providing access and exit from higher floor.
Compound Wall
• Except with the special permission of the maximum height of
compound wall shall be 1.5 m above center line of front street.
• It is permitted 2.4 m when the top of 0.9 m is open type construction
• 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.
Projection in margins
Mezzanine Floor
• Minimum height of mezzanine floor shall be 2.2 m.
• The minimum size of the mezzanine floor, if it is to be used as a living
room shall not less than 9.5 m2
• The aggregate area of such mezzanine floor in a building shall in no
case exceed 1/3 the plinth area of the building.