BUILDING & TOWN

PLANNING
GTU SUBJECT CODE: 130603
4.0 BUILDING BYE-LAWS
Building Bye-Laws: min NBC published by Bureau of Indian
provisions designed from Standards (BIS) to maintain uniform
building regulations throughout the
National Building Code country.
(NBC) by town planning 1st Ed: 1970
authorities/Urban 2nd Ed: 1983
development 3rd Ed: 2005
authorities/Municipalities, to
protect the safety of public
with regarding to structural
sufficiency, fire hazards and
health aspects
4.0 BUILDING BYE-LAWS
 Proper utilization of
 Objectives of building bye- space
laws  Give guideline to
 Disciplined and systematic arch/engr in effective
growth of buildings and planning
towns  To provide health, safety
 Prevent haphazard and comfort to people
development  Due to it, each building
 Protect safety of public will have proper
against fire, noise, health approaches, light, air and
hazards and structural failure ventilation
4.0 BUILDING BYE-LAWS
 APPLICABILTY of BYE-  Development of land
LAWS:  Any part or whole
 New construction: building is demolished
 Additions and
alterations to a
building
 Occupancy of building
changed
4.0 BUILDING BYE-LAWS
 Bye-laws/regulations for  Provisions for drainage and
different types of building: sanitation
 Line of building frontage  Provisions for safety of works
against hazards or accidents
 Open spaces around
residential building  Requirements for off-street
parking spaces
 Min standard dimensions of
building elements  Requirements for greenbelt
and landscaping
 Provisions for lighting and
ventilation  Special requirements for low
income group housing
 Provisions for safety from fire
and explosion  Sizes of structural elements
 Provisions for means of access
4.0 BUILDING BYE-LAWS
 BUILDING FRONTAGE:  i.e. it is the width of
clearance of land to be
 it is margin to be left left ‘within the private plot’
beyond extreme edge of to facilitate
 Widening of roads in
road to front of building future
line (incl excavations for  More site dist at corners
fdn and sunshades/  Minimizing sound pollution
balcony/ projections of  To create a buffer space
between public (road) and
super str) private (plot) properties
4.0 BUILDING BYE-LAWS
 Building frontage: (cont.)  Clearance margin should be
more within municipal limits
 This clearance depends where more traffic is expected
on  Max clearance is required on
either side of national highways
 Status of the area, i.e. and least on either side of
within municipal/ village roads
panchayat/ sub-urban  Resi bldg require min clearance,
areas public bldg require more, cinema
 Nature of road adjoining halls release a lot of rush at a
the building time need still more clearance
 Nature of building  ‘SETBACK line’ / ‘Front bldg line’:
it is the line up-to which we can
extend our construction
4.0 BUILDING BYE-LAWS
 OPEN SPACES:  Residential buildings:
 To cater for lighting and (up-to 10m height)
ventilation requirements  Exterior open space
every human habitation  Front open space
room shall abut on an *For a bldg up-to a max height of 7m
Width of street Front open space
exterior / interior open fronting the plot (m) minimum (m)

space or open verandah Upto 7.5* 1.5*

7.5 to 18 3.0
18 to 30 4.5
Above 30 6.0
4.0 BUILDING BYE-LAWS
 Rear open space:  Side open space:
 Every resi bldg  Detached bldg: min

shall have rear 3m either side

If ht<7m, frontage
open space <12m, one side can
 Avg width = 3 m be 1.5m
 At no place less  Semi-detached: one
than 1.8 m side open space 3m
If ht<7m, frontage
 Can be reduced to
<9m, side open
1.5 m for plot space can be 1.5m
depth <9m,  Row-type: no side
building ht <7m open spaces
4.0 BUILDING BYE-LAWS
 Interior open space:  Ventilation shaft: if
 Inner courtyard: if w/c, bath are not
whole of one side of opening on to front/
every room (except rear or side open
bath, w/c, store) is not spaces, these shall be
abutting on either open to ventilation
front/ rear or side shaft, the size of which
open spaces, it shall shall not be less than
abut on an inner
courtyard whose min 1.2 sq.m area, 0.9m
width shall be 3.0 m. width min.
4.0 BUILDING BYE-LAWS
 Outer courtyard: min  Exemption to open
width shall be 2.4m
 Joint open air space: space:
all interior/exterior  Projections:
open spaces shall be  Cornice/ weather shed
entirely within owner’s
not wider than 0.75m
premises. If it is jointly
owned by more than  Balconies not wider
one person, its width than 1.2m
shall be as per
exterior open space
4.0 BUILDING BYE-LAWS
 MIN STD DIMENSIONS  Area limitation: it is
of BLDG ELEMENTS: achieved by satisfying
 Area limitations ‘floor area ratio (FAR)’
 Ht of the building  FAR = total covered area
 Plinth ht
of all floors / plot area
 Requirement of diff
 For example, if plot size
types of room is 15m x 20m, FAR is 2.0
then max built-up area on
 Parapet wall such plot is 15*20*2=
 Boundary wall 600 sq.m
4.0 BUILDING BYE-LAWS
 Height of building: Where  Appurtenances like
building ht is not covered by following are not included
FAR, max ht should be limited
to the width of street as in height of building
follows,  Roof tank (supp ht <1m)
 <= (2*road width + front  Ventilation, Air-
open space) conditioning, Lift rooms
 if 2 or more streets, wider  Stair cover (MUMTY)
street shall be considered
<3m ht
 In vicinity of aerodromes, max
ht is fixed in consultation with  Chimneys, Parapet walls
aviation authorities (<=1.2m)
4.0 BUILDING BYE-LAWS
 Requirement of different  Boundary wall:
 Max ht = 1.5m
types of room:
 Up-to 2.4m (top 0.9m open
 As shown in tables shown type), subject to permission
in following slides from authority
 Corner plot: restricted to
 Plinth height: 0.75m for a length of 10m
 Min 450 mm (front & side of
intersection), balance
 Parapet wall: height may be made up of
open type construction
 1.05 – 1.2 m height (railing) subject to
approval from authorities
4.0 BUILDING BYE-LAWS
Room type Min area Min size of Height (m) Other
(sq.m) side (m) requirements
Habitable room
(bed/living/drawing
/dining/study room) 2.75 Min 2.4 m
(surface of floor headroom, in
where there is only 9.5 2.4
to lowest point case of AC duct/
one room
of ceiling) false ceiling
if more than one 9.5 for one 2.4 &
room & 7.5 for 2.1 resp.
other
4.0 BUILDING BYE-LAWS
Room type Min area Min size of Height Other requirements
(sq.m) side (m) (m)
Kitchen 4.5 1.8 2.75 Floor should be impermeable.
Kitchen + store 5.0 1.8 -do- Unless separate pantry
provided, means for washing
Kitchen + store + 7.5 2.1 -do- kitchen utensils which shall
dining area lead directly or through a sink
to grated and trapped
connection to waste pipe
4.0 BUILDING BYE-LAWS
Room type Min area Min size of Heigh Other requirements
(sq.m) side (m) t (m)
Bath room 1.8 2.0 At least one wall open to external
Water-closets 1.1 -do- air.
(w/c) Should not be directly over or under
any room other than another
Bath + w/c 2.8 1.2 -do- latrine/washing place/bath unless
the floor is water tight.
Platform shall be non-absorbent
materials.
Floor should be impermeable with
slope towards drain.
4.0 BUILDING BYE-LAWS
Room type Min area Min size of Height (m) Other requirements
(sq.m) side (m)
Store room 3 - 2.2 -
Garage 12.5 - 2.4 -
Stair case Min width Min clear head For residential building,
of stair room shall be Min Tread (w/o nosing)
1.0m 2.2m =250mm
Max Rise = 190mm
4.0 BUILDING BYE-LAWS
 LIGHT & VENTILATION:  Min aggregate area of
such openings, excluding
 Habitable room doors inclusive frame shall
not be less than
 Min one opening to  1/10th of floor area (dry-
external air of open hot climate)
space  1/6th of floor area (wet-
hot climate)
 Door openings not  1/12th of floor area (cold
counted climate)
 Fixed part of window  Above areas of openings
shall not be counted can be increased by 25%
in case of kitchen
4.0 BUILDING BYE-LAWS
 SAFETY from FIRE &  MEANS of ACCESS:
EXPLOSIONS:  Every building should abut
 Use of non-inflammable on a public/private means
materials of construction of access like streets/roads
 Providing open space on all  It should be free from any
sides of building
obstruction
 Standard sizes for load
bearing members  It should be satisfactorily
 Foolproof construction with
drained and lighted
adequate ventilation for quick  Min width = 6m
escape of inflammable gases  Min length = 75m
4.0 BUILDING BYE-LAWS
 DRAINAGE &  SAFETY of works against
HAZARDS & ACCIDENTS:
SANITATION:  Excavation: sufficient workforce,
 Align the road to gentle broad day-light, good working
slope and provide condition, oxygen cylinders
reasonable camber  Walkway shall be free from
sharp and hard projecting
 Provide more plinth materials
height so that storm  Floor should be non-slippery
water from road should  Material of construction should
never rush into house not fall in public place
 Skilled personnel shall be
employed