Building Byelaws

GROUP HOUSING

Building Byelaws
The building byelaws are defined as the standards & specifications designed to grant minimum safeguards to the workers during construction, to the health & comfort of the users & to provide enough safety to the public in general. The regulation set out the basic requirements to be observed in the design and construction of buildings. They are applied to new buildings and also to extensions, material alterations, and certain changes of use of existing buildings. A building byelaw is a local law framed by a subordinate authority. It channelizes to achieve the concepts & policies outlined in the Master plans of the city, in order to give a particular ARCHITECTURAL CHARACTER to the city.

Objectives of BYE-LAWS

To make it easier to pre-plan the building activities. Gives guidelines to the designing Architect or engineer. Prevents haphazard development without any resemblance to the development of the area as a whole. Gives safety (to humans who work & most importantly live in the buildings) against fire, noise, health hazard, structural failure (may be due to natural calamity). If the individual blocks are constructed as per regulations of byelaws results in a unique & a planned area.

In the absence of byelaws a chaos is created. As a result the place will not have no architectural character, no zoning, no sudden contrast (focus) etc

Restriction of building activity in vicinity of certain areas

2MTS. 9 MTS. 30 MTS. 100 MTS.

Optimal Distance from the river bed is necessary for every building. it provides safety from floods and low strength of soil. If the water body is potential tourist spot, it provides optimal space for recreational and Tourism Facilities. It emphasizes the view for Water body and vice versa.

Restriction of building activity in vicinity of certain areas

30 mts.

Helps in noise reduction.

Restriction of building activity in vicinity of certain areas

Building line 3M away from HIGH_TENSION WIRES. 1.5M from Low-Tension wires. 9M Roads on both sides of Electric Towers.

Category with Threshold Limit >20000sq.m and <1,50,000sq.m of built up area Covering an area > 50ha and or built up area >1,50,000sq.m

Project/ Activity Buildings and Construction Projects Townships and Area Development Projects

REQUIREMENT OF APPROACH ROAD FOR BUILDING SITES / PLOTS

PERMISSIBLE SETBACKS & HEIGHT STIPULATIONS FOR ALL TYPES OF NON-HIGH RISE BUILDINGS

PERMISSIBLE SETBACKS & HEIGHT STIPULATIONS FOR ALL TYPES OF NON-HIGH RISE BUILDINGS

 Stilt Floor meant for parking is excluded from the permissible height in the above Table. Height of stilt floor shall not be less than 2.5m. In case of parking floors where mechanical system and lift are provided, height of such parking floor shall not be less than 4.5m. The setbacks are to be left after leaving the affected area of the plot/ site, if any, for road widening. Where a site abuts more than one road, then the front setback should be insisted towards the bigger road width A strip of at least 1m greenery / lawn along the frontage of the site within the front setback shall be developed and maintained with greenery. For Plots above 300sq.m a minimum 1m wide continuous green planting strip in the periphery on remaining sides are required to be developed and maintained within the setback. For all residential / institutional / industrial plots above 750sq.m, above, 5% of the site area to be developed as organized open space and be utilized as greenery, tot lot or soft landscaping etc. Where the lighting and ventilation of a building is through the means of a chowk or inner courtyard or interior open space / duct, such open space shall be open to sky and of area at least 9sq.m and no side shall be less than 2m. Such open spaces / ducts may be allowed above stilt floor.

RESTRICTIONS ON PROJECTIONS IN MANDATORY OPEN SPACES

Cornice, Chajjas / weather shades only of width not exceeding 60cm shall be allowed in the mandatory setbacks. No balcony projections or corridor shall be permitted projecting within the mandatory open spaces / setbacks in case of non-high rise buildings. In case of Individual Residential Building in plots more than 300sq.m: (i) In the front setback only a security guard booth of 2sq.m is allowed. (ii) Septic tank, well may be allowed in the rear and side open spaces. (iii) A setback of at least 1m from the property or boundary line of the plot shall be provided for these structures. (iv) Parking sheds, generator room may be allowed in the rear and side open Spaces. (v) The height of these accessory buildings shall not be more than 2.5m and shall not occupy more than 1/4th of the plot width. These shall be so located that they do not hinder the fire safety measures and operations.

Group Housing Schemes

ROW TYPE HOUSING / ROW TYPE SHOPPING PRECINCTS

Row Houses shall abut internal roads only. Minimum site area shall be not less than 1000sq.m. Minimum size of individual plot shall be 50sq.m. Maximum plot size shall be 125sq.m. Number of plots in a row shall not be more than 8. Separation between two blocks shall not be less than 6 m which may be an open space or an alley/pedestrian plaza. Only internal staircase is allowed. Minimum width of internal roads: 9m. Internal cul-de-sac road 6m with maximum length 50m is allowed. Minimum open space : 10 % of site area. Height permissible: i. Ground + 1 floor or 7m in plot area up to 100sq.m. ii. Ground + 2 floors or 10m in plot area of above 100sq.m. Minimum setbacks: Front 3m ; Rear 1.5m. The setbacks in a row can be interchangeable. In case of row type shopping precincts, back to back shops with above front setback of 3m would be allowed. In case of very large projects more than 5 acres, common amenities and facilities like shopping center, community hall/club house etc. are required to be provided in minimum 5 % of the site area.

HEIGHT PLANE

SETBACK

In

GANTAL areas (city) construction on full area with margins on any side is allowed. It must be checked that the height of building doesnt obstruct the light & ventilation of property on other side of the road. If the height of the building is greater than 15.25mts then lift is a must. Balconies & overhangs on roads are allowed upto .75mts provided that the height is not less than 3.5mts. thus it gives clear height to the passerby to pass with clear margins. Min area of a room is 9.5mtsq; with no side less than 2.5mts & the height shouldnt be less than 2.9mts..
The

63 DEGREES
Minimum Plot size 1000 sq. yds. (minimum size) Site coverage Not exceedin g 50% Maximu m F.A.R. Maximum Height 59'-6" (excluding parapet water tank, & mumty, etc.) 70'-6" (excluding parapet water tank, & mumty, etc.)

height of buildings for residential, group housing, commercial, industrial, institutional and other public purposes shall be regulated as per the permissible height and F.A.R. restrictions indicated for such like buildings in the bye-laws besides the Air funnel height resides the Air funnel height restrictions applicable in the area, if any.

1 :2.00

Above 100 sq. yds. plots

Not exceedin g 50%

1 :2.00

If no setbacks then??
Intersections of roads increases without setbacks. If no setbacks then invisibility along

road or street.

Increases danger of accidents.

It will lack the parking spaces as a chaos has been prevailing.

Resultant forms of old rules(left) and new rules(right)

Floor Area Ratio

FAR is a modern and effective tool used in many developed and developing countries to bring about a desirable growth in the urban areas. As the relationship between the amount of permitted floor area and the area of the plot, it estimates number of users and therefore amount of utility and amenity required in an area. Thus FAR for an area is determined on the basis of the bearing capacity of the area in terms of existing and projected service and infrastructure facilities, traffic generation and road capacity, desired use and density, grain and three-dimensional form, use type, etc.

Different ways of utilizing same FAR value.

PARKING
Basements or cellars (one or more) / multi-level (allowed for plots 750sq.m and above only) or Stilt floor or in upper floors (at any level) or The Open space over and above the setbacks i.e. after leaving the setbacks to be left around the building with adequate vehicular access, aisle, drives, ramps required for maneuvering of vehicles, or Common pool parking area (in the case of Group Housing Scheme /Cluster Housing / Row Housing Schemes). Any of the above or all the above or combination of the above. Wherever Mechanical system and car lifts are proposed enabling two tier parking, the required parking is computed accordingly.

PARKING
Group Housing - 2 ECS per 100 Sq.mts covered area on all the floors. NOTE: The one ECS shall be counted as below:a. 23 Sq.mts for open parking. b. 28 Sq.mts for parking in the stilts or ground floor. c. 32 Sq.mts for parking in the basement. For parking spaces in basements and upper floors, at least two ramps of minimum 3.6m width or one ramp of minimum 5.4m width and adequate slope 1 in 8 shall be provided. The minimum width of the drive way shall be 4.5m. Up to 10% of cellar may be utilised for utilities and non-habitation purpose like A/C Plant room, Generator room, Sewerage Treatment Plant (STP), Electrical installations, Laundry, etc,

Bye-laws are an integral part of many organizations yet they are often misunderstood because there are different policies and procedure concerning government how bye-laws can be established or govern an organization

THANKING YOU

P. Shiva Sai Kiran Suptish Mandal Mounica Kavya K. Sindhuja