Building Bye Laws

• Building Bye laws is a local law framed by a subordinate authority.

• Definition :-Bye lows are defined as standards and specification designed
to grant minimum safe guards to the workers during construction , to the
health and comfort of users and to provide enough safety to the public in
general
• Objective of bye laws
• 1) It becomes easier to preplan the building activities and provisions of
bye lows give guild lines to the designing architect or engineer
• 2)The building bye lows prevent haphazard development of area.
• 3)The provisions of building bye laws usually afford safety to human
beings work and live in them against fire, noise, health hazard and
structural failure.
• Applicability of bye- laws:-
• 1) Addition and alteration to the buildings.
• 2) New construction
• 3) Requirement of open space.
 Building Bye Laws
1. Set back :- may be defined as frontage margin or open space in front of
the abutting street or road
– Width of setback 1.0to 1.5m, congested area
– New undeveloped area 4.5m to 6.0m
• Following are the advantage of setbacks.
– May be required for the purpose of widening the road
– If the setback is uniform, the buildings are constructed in one line
parallel to the axis of road , resulting in improvement of appearance of
road.
– Better condition of air light and ventilation of the building
– The setback at street corners improve visibility and impart safety to
traffic.
– The space of setback can be conveniently used as a parking place or
for development of garden
– Reduce danger of fire by increasing the distance bet opposite building.
 Building Bye Laws
2. Floor space index(FSI)
The ratio of the total built up area inclusive of walls of all the floors to the area of
the land on which the building stands Is known as floor space index
• The value of FSI Or FAR is determined by the local authority
• It may different for different areas and for different building of the town.
No use area FSI Remarks
1 Residential Scheme area 1 max. allowed on GF 40%
2 Residential city Area 4 Facing street of more than 12m
3 Residential City Area 3 facing street of less than 12m
width
4 Industrial Scheme Area 1.5 max allowed on GF 50%
5 Commercial Scheme Area 1.33 Max allowed on GF 40%
Advantages of FSI:-
1) To controls the development activity on the plot of land and consequently
2) It can used as a measure to check density of population
3) Unused FSI indicates the potential or hidden value of land.
 Floor Space Index(FSI) (continue…….)
• Following items are not added in the total built up Area.
– Space under a building constructed on pillar and use as
parking.
– Basement or cellar used as air conditioning plant room
– Electrical cabin or electrical sub station, water pump room
garbage, shaft, lift, stairs and electric meter room
– Projections, architectural features, chimneys and elevated
water storage tanks
– Ramps leading to cellar or upper floor
– Chowks open to sky without any cellar or a room
underneath
– Wells, borings and tube wells.
Light plane
 Light plane (Continue….)
• In city area or gamtal area as it is known, the construction is
allowed on the full area without the provision of margins on
any side.
• In such cases, it becomes necessary to check that the height
of one building does not obstruct ventilation of the property
on the other side of the road.
• For this purpose, a light plane is marked at a suitable angle
from the edge of road on other side and the height of building
is suitably curtailed off to allow the light plane to pass.
• The angle of light plane is 45 or 63.5, the latter being very
common.
• With an angle of 63.5, setback becomes necessary when the
total height of the building exceeds twice the width of road or
street.
 Off street parking:-
• The public parking facilities are inadequate
– When a new building is constructed for uses
– Or when new additions are made to the existing building
for certain uses,
– Or when the uses of old building is changed to any of the
uses,
– The bye laws relating to off street parking are to be
respected.
• The provision for parking of 3-4 wheel vehicles
– Car 5.5m x2.5m
– Scooter 2.5m x .50m
– Cycles 2.0m x .50m
 Off street parking (continue…..)
• Following points are to be noted
1. if the parking is not provided at street level,
– the gradient of ramp leading to parking space should not exceed 14.3%.
The vertical rise should not be more than 1m over a horizontal distance of
7 meters.
2. It is necessary to put up a sign board indicating the location of parking
spaces for Different types of vehicles.
3. The exemptions in off street parking may be granted in deserving cases
– Area of land in gamtal is less than 200m^2
– Area of land in TP scheme is less than 800m^2
– ht of bldg is not exceeding 10m and
– Specials bldg used as temple, mosque, prayer hall, etc.
4. The off street parking is not permitted in area within 6m from the
perimeter of the building.
5. The parking layout should include vehicular access to the street, drive
ways and maneuvering space over and above the parking space
Fire protection
1. Lift and stair if the ht of building is 25m or more than , at least one
lift and one staircase shall have to be provided.
2. Water supply:-
– for building ht between 13m to 25m , the provision of an ground
storage tank of 75000 litres capacity is necessary.
– For ht more than 25m , one internal fire hydrants will have to be
installed and one external fire hydrant connected with publics water
main.
3. Specials provisions:-
– Separate electric circuits should be provided for the operation of lifts,
pumps, light in corridors etc.
– If ht more than 50m, a stand by generator for operating lift, lights in
corridors etc. provided and addition , control room of minimum size
20sq.mt shall be provided on ground floor with direct communication
to the near by fire station.
 Building bye lows for residential area of a typical planning
scheme
1. Permissible size of plots
– The minimum size of plot required for each family unit shall be follows
– 170sq mt for one family unit
– 300 sq mt for two semi-detached family units
– 665 sq mt for ownership flats.
2. Built up area :- the FSI shall be 1.0 with maximum utilization upto
– 40% on ground floor
3. Margins :-
– When plot area less than 300 sqmt, the margins on road side is 3.0mt &
adjacent properties shall be 2.0mt
– When plot area 300 sq mt or more than , road side margin 4.5 mt and
adjacent properties side 3.0 mt
 4)Dimension of room as per national building code

Room width height Area

Habitable room (m) (m) (sq mt)
1. Living, drawing, dining 2.4 2.75 9.5 for 1st room
2. Study 2.4 2.4(AC ROOM) & 7.5 for others
2.6 (Row House)
3. Kitchen + store 1.8 2.75 5.0
4. Kitchen only 1.8 2.75 4.5
5. Kitchen + dining 2.1 2.75 7.5
6. Bath room 1.2 2.0 1.8
7. Bath +WC 1.2 2.0 2.8
8. WC 0.9 2.0 1.1
9. Store 2.2 3.0
10. Loft Head room less 1.5 not more than
25% of area of
•
room
• C
5. plinth height
– It shall be 45 cm above road level or plot level, whichever is
higher.
6. Height of floor (minimum ht)
2.1 m for bath room, WC, pump room, coal room and water room
2.7 m for on each floor
Maximum=1.25x minimum
7. projection in margins
Following projection in marginal spaces shall be permitted
– Canopy of 3.0 m width above 2.4 mt from ground level
– Gallery of maximum width 1.2m at floor levels
– Weather shed of maximum width 50 cm at lintel level
8. Cellar
The permission to construct cellar shall be granted with the
following restriction
Height 2.4m
Cellar (continue….)
Stair width 90cm
Ventilation one-tenth of floor area
Water & drainage connection not allowed
Use as storage only
Maximum area one-half of built up area of GF
9. loft:- the provision of loft shall be permitted in kitchen & store
– The max width shall be one third the width in the direction
10. lift
The bldg having more than 3 floors , lift shall be provided at rate of 20
family units
Minimum capacity of lift shall be 6 persion.
If bldg ht more than 25m than at least 2 lift provided.
11. ventilation
One tenth of floor of room
12. Stair: min. width of stair 90 cm, made of fire resistance material, pitch
shall be within 30to 45 degree.
• The area of stair case cabin shall not exceed 11 sq mt
13. Water supply: over head tank of 1800lits and under ground tank with
pump set
14. Drainage :-
L/s of sewer having dia 150 mm or more than shall be given
And the feasibility of drainage connection with public drainage line shall
be ascertained. In absent of public drainage line soak pits & septic tank
shall be provide.
15.Compound wall and gate
The max ht of compound wall on road side 1.5mt & other side 1.8m
Gate shall be open inside of plot.
Building units (NBC)
Types of development Area of plot (m2) Frontage in m
Row House 50 to 125 4.5 to 8
Semidetached building 125 t0 250 8 to 12
Detached building More than 250 More than 12
Building units other than residential purposes.
Primary school, high school Min 1000
Educational institutions, Min 2000
Community hall, marriage
hall, Town hall, assembly
hall, cinema theatre.
Petro pump without 1000
service station
Petrol pump with service 2000
station
Religious places 500 BA should not greater than 20 % of plot area
Industry More than 300 ( width > 15 m)
Common plot
• For residential and commercial building
• Open space for the purpose of entertainment shall have to be kept
when the area of layout exceeds 0.3 Hectares. Common plot should
be located at one place only however pockets may be permitted.
• Minimum area should not be less than
1. 15% of the area of layout
2. 0.3 to 0.4 Hectare∕ 1000 persons
3. 0.30∕1000 persons for low income group housing
• Area for entertainment should not be less than 450m2 and the
average minimum dimension should not be less than 7.5m.
• Length should not greater than 2.5 width
• One storied pavilion building having up to 25m2 without toilet may
be provided in the common plot. This area should not be
considered while calculating FSI.
Control line
• Line parallel to the line of road at a distance as decided by the authority.
Major public building like factory. Hospitals etc. are not permitted
between control line of road. However, small buildings like chawkidar
quarters, security, parking's place etc may be permitted considering rules
for building line.
Type of Agricultural area Construction within 4.8 Construction in
Road km of industrial area industrial area
Building Contro Building line Control Building Control
line l line line line line
NH 40 75 40 60 24 45
10 36.5

SH 40 75 40 60 24 45
10 36.5

MDR 30 55 30 50 -do- -do-

ODR 20 35 20 30 10 20
VR 12 24 12 24 9 14
Grouping Housing
• Suggested FSI and coverage for multistoried building for group
housing.
Gross residential Maximum FSI
density Coverage in %
(Person/Hectare)
125 25 0.25
250 30 1.25
425 33.33 1.5
500 35 1.75
625 35 2.0
Height of Building
• Maximum height of building will depend upon the width of
street on which the building is abutting.
Width of road Permissible ht of building up
to
6 to 9 m 10 m
9 t0 12 m 13 m
More than 12m As per high rise building

• Height should not exceed 33m. Parapet up to 1.5 m. height

shall not be consider for calculating the height of building.
Margins
• Margins for the buildings other than industrial or special type as suggested
by AUDA are shown below.
Width of proposed road Road side Note
margin in m
Less than 9.0m 3.0

More than 9 .0 m and up to 12m 4.5

More than 12.0 m and up to 18 m 6.0

More than 18m and up to 30m 7.5

More than 30 m and up to 60m 9.0

More than 60 12.0

 Margins on sides other than road side
Area of plot m2 Margins
18 to 25 1.0
More than 25 up to 50 1.5
More than 50 to 90 2.0
More than 90 to 150 2.25
More than 150 up to 250 2.5 (Rear side), 1.5 (other
sides)
More than 250 3.0