4.1 SITE, COVERAGE, MINIMUM FRONT SET BACK, HEIGHT AND F.A.R. FOR RESIDENTIAL PLOTTED DEVELOPMENT
The proportion upto which a site may be covered with building including ancillary building along with F .A.R. controls shall be in accordance with the following slabs, the remaining portion being left open in the form of minimum front set back, and open spaces around the building and space at rear, sides or internal courtyard:-
||Plot Area (sq. yds.)
||Minimum front set back
||Upto 100 sq. yds.
||Above 100 to 150"
||Above 150 to 200"
||Above 200 to 300"
||Above 300 to 500"
NOTE: i) Height permissible shall be excluding parapet, water tank and mumty only.
ii) Minimum clear height for habitable rooms shall be 9'-0" in every part of
iii) Open balcony/projection not exceeding 3 ft. in width at the 1st or higher floor levels shall not be included in the covered area.
iv) The minimum area of a habitable room shall not be less than 100 s. ft.
iv) The minimum area of a habitable room shall not be less than 100 s. ft.
and one side not less than 8 ft. and maximum area of a habitable room shall not be more than 500 s. ft. and no side more than 30'-0"
v) The arrangement of habitable rooms and other components of a residential dwelling unit shall be based on sound principles of planning and I design of a residential .building.
vi) Construction of more than one dwelling unit on each floor in plotted development shall be allowed provided site coverage, FAR and height restrictions are adhered to.
vii) No opening is allowed on party wall of properties.
viii) Minimum width of staircase shall not be less than 2'-6".
ix) Minimum ventilation should be 20% of the floor area.
x) The front set-back is exempted in core area: The core area shall mean, the innermost or the most intimate innerpart of the old city having a gross density of 250 persons per acre or more, and shall include all such adjacent areas which are thickly and totally built up areas and which have assumed same and similar character and notified as such by the competent authority but shall not include any areas which are covered under any planned scheme.
xi) Atleast 5% of the space to be left open in or around the building shall be used for plantation.
xii) Professionals, consultants, doctors, advocates, Architects/Building Designer and Supervisor can use 10% of covered area for offering professional consultancy only.
xiii) To facilitate parking and movement of the vehicles, two gates will be permitted along the accessible road in the front boundary wall of the residential buildings. In the residential houses the gate of the standard design and width will be permitted along the side boundary wall abutting on the accessible street/road.
xiv) Car parking/porch covered with a. fibre glass roof will be permitted in the front courtyard of the residential house.
xv) In case of plots abutting on two streets other than comer plots, minimum front set back on both the roads shall be compulsory and permissible coverage shall be compensated in the form of FAR.
xvi) Construction of access lamps within the street/road portion shall not beallowed. This will be applicable to all categories of buildings.
4.2 GROUP HOUSING, MULTI-STOREYED BUILDINGS/APARTMENTS:
||Minimum Plot size
||1000 sq. yds. (minimum size)
||Not exceeding 50%
||59'-6" (excluding parapet water tank, & mumty, etc.)
||Above 100 sq. yds. plots
||Not exceeding 50%
||70'-6" (excluding parapet water tank, & mumty, etc.)
NOTE: Note: In Group Housing multistoried buildings combination of compatible mixed landuse is permitted.
4.3.1 Site Coverage, Parking, Height and F .A.R.
i) The commercial building activity shall be regulated in accordance with the provisions regarding site coverage, parking, height and F .A.R. as per attached schedule- I.
ii) In case of commercial sites located in the Town planning and Building schemes coverage and zoning shall be in accordance with the schedule of clauses of the sanctioned scheme.
iii) In case of commercial sites located in the schemes of ITs, Urban Estates, Indus- trial; Focal Points or scheme prepared under any other Act and stands transferred to the local bodies, the coverage shall be regulated by Zoning regulations and Architectural/Building control sheets applicable to that sanctioned scheme.
The construction of basement in commercial buildings shall be governed in accordance with detailed provisions contained in the Bye-laws No.4, 7.
4.3.3 Staircase -:
Minimum width of staircase in commercial buildings: The minimum width of staircase shall be as follows:
||Number of Users
||Width of staircase in feet
||Upto 10 persons
||Between 11 to 20 persons
||Between 21 to 100 persons
||Between 101 to 200 persons
||Above 200 persons
4.4 INDUSTRIAL :- Coverage, F .A.R., Height, etc.
(a) Set back lines, ground coverage and height of industrial buildings in the government approved schemes/industrial focal points transferred to the local bodies shall be as per approved zoning plans/schedule of clauses.
(b) In the non-scheme industrial landuse zones ground coverage, F.A.R. and height shall be regulated in accordance with the schedule-II and other components shall be regulated as per the provisions of the factories Act, 1948 and the rules made thereunder.
NOTE:- Residential component in the industrial plot/premises shall. not exceed 10% of the area of the site and shall be within the maximum permissible covered area.
4.5 INSTITUTIONAL AND OTHER PUBLIC BUILDINGS (a) In institutional and other public buildings site coverage shall not exceed 40% of the total area of the site.
(b) FAR in case of public buildings erected or re-erected for educational institutions:- shall be 1: 1.0 and in case of other institutional/public buildings 1: 1.50.
(c) Ground coverage, FAR and height restrictions as applicable to institutional and other public building sites located in approved schemes of ITs, Urban Estates and Industrial Focal Point etc. transferred to the Local Bodies shall be in accordance with the approved Zoning Plans/Schedule of Clauses.
(d) In case of Institutional and other Public buildings, located in the Town Planning and Building Schemes site coverage shall be in accordance with the schedule of clauses of the sanctioned scheme.
4.6 HEIGHT OF BUILDINGS AND SET BACK:-
i) The 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.
ii) The width of front set back shall be regulated as per provisions indicated in respect of residential, commercial and industrial buildings and also in accordance with the provisions of ground coverage and F .A.R. restrictions in respect of group housing, institutional and other public buildings. The side set backs shall be optional. Where left it shall not be less than 2 metres or 1/6th of the height of the building whichever is more. The width of the rear set back, if left at any point of building, it shall not be less than 3 metres or 1/5th of the height of the building whichever is more.
4.7 PROVISION OF BASEMENTS IN BUILDINGS
i) Basement shall be the storey which is next below or immediate below the ground storey or which may be in any part of the plot within building envelope line and upto maximum coverage not more than coverage on ground floor. The minimum height of the basement for habitable purposes shall not be less than 9'-0" from the floor to the ceiling of the basement and in each part 8' clear height in case of beam structure or frame-structure or otherwise and minimum height of the basement for parking purposes shall not be less than 10' from the floor to the ceiling of the basement and in each part 8'-6" clear height in case of beam or frame structure.
ii) The ground floor level of the basement shall not be less than 3 '-6" from the adjoining average ground level for adequate light and ventilation.
iii) Single basement is allowed in all residential, commercial, industrial, and group housing plots. However, on commercial and institutional plots having area more than 1000 sq. yds., more than one storey basement may be allowed, if all other conditions for structural stability are fulfilled and it shall be exclusively used for parking.
iv) Basement may be used for commercial purpose, Banquet Hall etc. if it is air conditioned. It shall have minimum either two stair-cases for entry and exit or two approach ramps or one stair case and one ramp and total F.A.R. not exceeding more than 1:2.00. In case in commercial building F.A.R. is exceeded more than 1:2.00 then single basement shall be compulsory and shall be used for parking purpose only in addition to open space provided for parking on ground level
v) However, 10% of the basement area would be increased to a depth of 14'-0" for the purpose of installation of electric-generator or air-conditioning plant or providing a room for lift to the basement storey.
vi) Applicant/Building Designer and Supervisor shall submit the certificate regarding its structural safety in relation to underground water table/spring level,
vii) Adequate arrangement shall be made so that surface drainage does not. enter the basement.
viii) Applicant/owner of the building shall install suitable pumps for pumping the waste water into the sewer in place of directly connecting it to the sewer to. avoid any risk of the sewerage or sullage heading back into the basement at any time.
ix) Basement for parking shall not be taken into account for F.A.R. )
x) Indemnity Bond for basement as per Schedule-III shall be given by the applicant along with notice of building application to indemnify the local authority" in case of any loss or damage caused to the adjoining properties on account of construction of basement either at the time of digging of its foundation or during the course of its construction or even there after and also against any claim of any concern thereto.
xi) In case on the side of the site there is single storey building then 5'-0" side space is required from the adjoining property.
xii) If on the side of the site there is double storey building then 7'-6" side space is required
xiii) If on the side of the site there is more than two storey building then 10'-0" side space is required.
xiv) If the applicant/owner does not leave side space according to above requirements he shall produce NOC from the owners of adjoining properties.
xv) The permissible covered area for basement will be the same as the permissible coverage on ground. However, permissible coverage can be increased in the basement to create parking space on the following conditions:
(3.) The roof level of such part of the basement shall not be raised above the surrounding ground level.
(b) Clear ceiling height of such part of the basement shall not be less than 7'-0".
(c) Mechanical arrangement shall be made for exhaust.
(d) Sufficient additional arrangements shall be made for fire safety to the satisfaction of Fire Officer.
xvi) Ramp in basement for parking purpose shall be of a minimum width of 9'-0" with gradient of 1 in 7.
xvii) Parking areas including basement and covered parking shall be exclusive public parking areas maintained by the builder/promoter upto the satisfaction of local authority.
Note: In case of double basement side space requirements shall be double as detailed in xi, xii, and xiii above.
4.8 PROJECTION: (1) Where there is an uncovered balcony or chhajja or cantileaver from wall it shall not project more than two metres beyond the building line when measured right angle to the outerface of the wall and it shall be within the boundaries of the site and in case of row houses or buildings adjoining each other the projection shall not be more than one metre in case the area of the site is less than 250 square metres.Provided that projection on door and window shall not exceed 0.45 metres.
(2) No projection shall be at a lesser height than 2.25 metres clear above the plinth level of the building
(3) The width of the projection shall not exceed the one forth of the width of the set. Backs and side spaces.
(4) The area of projection upto 3' shall not be counted towards the covered area of the site.
4.9 PROVISION OF LIFTS IN BUILDINGS
Every building having more than fifteen metres height shall be provided with a minimum of one lift and total number of such lifts shall be calculated on the basis of one lift for every 900 square metre floor area above four storeys.