Navi Mumbai Municipal Corporation

Town Planning Department

GENERAL GUIDELINES FOR HIGH RISE

BUILDING PROPOSALS

GUIDELINES FOR HIGH RISE BUILDING (HRB) PROPOSALS

INDEX
Sr.
No.

Description

Page
Nos.
from to
02-04

1.

Submission of High Rise Building (HRB) Proposal

2.

Checklist for submission of proposal

04

3.

Processing Fees (Non-Refundable)

05

4.

General Instructions

06

5.

Guidelines for High Rise Development

6.

APPENIDX A

23

7.

APPENDIX- B

24

8.

DESIGN BASIS REPORT

25-26

9.

Check List for the Main Structural Consultant

27-31

10.

APPENDIX - C

32-33

11.

Environmental and Contextual Guidelines for

34-41

07-22

High Rise Buildings.

12.

Report for ECG V1

13.

Report EPPP-V1

14.

Requirements for Fire Prevention and Life Safety

42-43
44
45-54

in High Rise Buildings (Modifications)

1. Submission of High Rise Building (HRB) Proposal

Requirements Of Fresh Submission To High-Rise Committee
NMMC/HRC/REQ -SUB/V1
a. Proposed Development/ Building must

comply with prevailing NMMC

DCR amended up to date stating that the plans for full height within
the purview of the DCR & these guidelines along with all Performa /
attachment , all Architectural/Structural plans etc, shall be submitted
in 8 sets ( hard + soft copies CD) along with

Processing Fees as

prescribed in the Clause No. 3 herein below.

b. If applicable Environment Clearance should be appended with the High
Rise Submission.
c. All architectural features like detailed dimensioned elevations and
faade sections, faade support system details and parameters and
description of elevation finishes must be frozen.
d. The application made to

HRC (High Rise Committee) should be

based strictly on the currently available FSI to the project proponent.

In the absence of any of the above mentioned requirements, fresh
submission of High Rise Bldg. will not be allowed.
e. The Structural Consultant and the Geotechnical Consultant along with
Architect, Project Proponent, Environment Consultant, MEP /Fire &
Safety Consultant, Landscape Designer, & any other Consultant
concerned with the proposed development shall jointly present the
concept with power point presentation and structural scheme of the
building in each HRC Meeting otherwise HRC hearing will not be held in
the absence of any of the above Consultants.
f. Materials used, the design parameters, loading standards, references
used, software used, the load flow pattern, foundation system,
superstructure framing, construction methodology to be adopted in
support of the structural design assumptions and any innovative
techniques used in the design of the high rise building to convince the
HRC that the design will make the building safe, stable and that the
performance of the building is suitable for comfortable occupancy.

g.

The following documents shall be submitted in 8 sets to HRC.

i.

Appendix A- Project Personnel on Record Information Sheet given

in Appendix A must be filled by the Architect, Structural Engineer,
Geotechnical Consultant and the Client and signed along with their
License No. as applicable. .

ii. Appendix B Plot and Geotechnical Information shall be filled in

and signed by the Geotechnical Consultant.
iii. Design Basis Report which includes minimum information shown in
document NMMC/ HRC/DBR/V1 shall be submitted.
iv. The CD containing the presentation made by the consultants team
as described above.
v. A

checklist

shown

in

document

NMMC/HRC/CHK-LST-STR-

ENG/V1 along with Appendix - C (I & II) shall be filled and

submitted by Structural Engineer.
vi. All details mentioned in document NMMC/HRC/CHK-LST-STRENG/V1 along with Appendix C (I & II) must be

submitted by

the Structural Engineer on Record.

vii ECG-V1 & EEPP-V1( For Development Proposals having Gross BUA
less

than 20000 Sq M )

h. HRC will, after scrutinizing the above documents, if required, convey

its comments, suggestions, recommendations and instructions to alter
any design aspects of the building in the Scheduled HRC Meeting only.
Further,

the

Project

Proponent

is

required

to

resubmit

corrected/modified proposal in all Performa/Attachment in 8 sets

(hard+ soft CD copies) within 30 days from the date of hearing &
present the same in power point presentation in the next scheduled
HRC Meeting, failing which the Development Proposal will stand
rejected with records in the HRC Meeting. If and when all parameters
appear to be satisfactory, no more discussions will be held and the
HRB /Development proposal will be cleared.

i. The First hearing of the HRC will be scheduled within 45 days of the
submission of Development proposal along with all required documents
& prescribed formats of Guidelines.
j. After the clearance given by HRC for a proposed bldg, no further
changes of any kind shall be effected without approval of the HRC.
k. Any changes made in the proposal without obtaining clearance from
HRC, earlier

clearance given by the HRC shall be treated as revoked /

invalid.
l.

As

per

the

notification

of

Ministry

of

Environment

&

Forest

(Government of India) dated 7th July, 2004, amended from time to

time, the Proponent of Development proposal having Gross Built up
Area 20000 Sq mt & above is required to obtain Environmental
Clearance by the MoEF before commencing

the

construction

activities. However, development proposals submitted to the HRC

having Gross Built up Area less than 20000 Sq mt are required to be
submitted along with in the ECG V1 & EEPP V1 formats while
submission along with other documents as prescribed below.

2. Checklist for submission of proposal

a) Information as per NMMC/CHK-LST- STR-ENG-V1,
b) NMMC/DBR/V1,
c) Information as per Appendix A, B &C (I&II), ,
d) All Information as per NMMC/HRC/REQ-SUB/V1,
e) ECG V1 and EPPP V1 ( if applicable)
f) Submit 8 sets of Complete Architectural Drawings & Environment
Management Plan Structural Plans etc. duly signed & stamped by
Project Proponent, Architect & respective Consultant.

3. Processing Fees (Non-Refundable)

The project proponent shall pay processing fees by Demand Draft in
favour of Navi Mumbai Municipal Corporation on any working days
while submitting the development proposal as under.
Plots above 1000 Sq mt & up to 4000 Sq mt Rs.50,000/Plots above 4000 Sq mt Rs. 1,00,000/The fees once paid shall not be refundable under any circumstances.
Further, for any deviation/revision/amendment in the development
proposal already approved by the HRC, the project proponent shall be
liable to pay the NMMC three times the processing fees as stipulated
above for each such revision/ submission thereafter.
4. General Instructions
a)

The

Guidelines

published

on

the

website

of

the

NMMC

(nmmconline.com)are the minimum requirements and can be

further enhanced or modified/amended/cancelled without any
notice. The Commissioner reserves the rights for the same & no
further communication or claim whatsoever will be entertained in
this regard.
b)

These

guidelines

are

in

addition

to

the

rules

made

in

D.C.Regulations,1994 (amended up to date) and NBC-2005.

c)

The Guidelines are

mandatory for all Development Proposals

having Height 70.0 Mt & above up to 120.0 Mt only

w.e.f.

16-11-2013. However, the Development Proposals having Height

70.0

Mt

&

above

that

approved

by

the

HRC(High

Rise

Committee) earlier & the Commencement Certificate has been

issued for the same, provided the construction activities not
started may submit a fresh proposal in required prescribed
formats

etc.

to

the

HRC

prior

to

Amended

Development

Permission.
d)

No High Rise Building (HRB) Proposal shall be considered on the

net plot area less than 1000 Sq. mt.

e)

High Rise Building Proposal shall be submitted for total High Rise
Building / Development as planned. The clearance will be
restricted only in respect of FSI admissible on the date of
submission of the Proposal. Additional FSI, if availed, developer
will submit appropriate proposal for clearance of additional FSI.

f)

The submission of the proposal shall be received in the prescribed

formats only. (enclosed within) along with required processing
fees.

1)

Guidelines for High Rise Development

Min Plot Area = 1000 m

2)

Abutting Road and Access Road

The width of abutting road shall be 12 mt. minimum.
In case of plots which do not abut to Municipal/ Public Road, Then
other requirements like strength of road, etc. shall be as per
relevant I.R.C. and B.I.S. Codes.

3)

Open Spaces Inside Plot Area

a)

Residential, Commercial & all other High Rise Buildings:-

The side, front and rear open spaces of the building shall not be
less than 8.00 mt .for buildings above 70.00 mt. height. However,
due to any hardship/planning constraints or irregular shape & size
of the plot, the HRC on scrutiny & satisfaction may permit 6.00 mt.
front open marginal space, if Refuge area/ Fire escape route is not
provided in the side of proposed front open marginal space & the
same is not abutting Fire Refuge Area / Floor.
Further, for the buildings above 45.00 mt height and upto 70.00
mt. height one of the open marginal space abutting Fire Refuge
gallery/ approachable area of refuge floor as directed by the Fire
Officer shall have minimum 7.50 mt. clear open marginal space &
all other remaining side open marginal spaces shall be 6.00mt
minimum.
4)

Parking Spaces
The parking spaces shall be provided as per the provisions of
NMMC D.C.R. 1994. (amended up to date).
The location of parking spaces shall be well ventilated. Sufficient
provision for visitors parking shall be proposed at suitable location
with toilet for drivers. Parking floor height shall not be more than
4.27 mt. Mechanical ventilation, in addition, may be insisted
depending upon the proximity of the surrounding buildings and

condition of the ventilation. Parking floors shall not have any

features except parapet wall of 1.5 mt. height.
In addition to car parks, additional space should be earmarked for
two wheelers and cycles within the parking area, preferably on
ground levels. The requirement shall be on the basis of analysis of
occupancy and use.
The sprinklers shall be provided to car parking area (refer Clause
No.5.1.7 i.e. Automatic Sprinklers of Part 4 of N.B.C.2005).
Entry to the car parking area shall be accessed/ gained through air
lock room with 3 hours fire resistant & smoke check door (please
refer Clause No.4.10, i.e., Pressurization of Staircases (Protected
Escape Routes) of Part 4 of N.B.C.2005).
If required parking cannot be accommodated with multilevel
basement as per requirements specified herein below and parking
floor level up to 21 mt. then a separate car park tower with
automatic car parking shall be provided (please refer Sub Clause
10.9 of Clause no 10 of Part-3, NBC 2005 & Clause No.5.1.7 of Part
4 of N.B.C.2005 for Automatic Sprinklers for fire protection of
basement & upper level parking). All car park floors should be open
from all sides. No windows are to be provided. One meter high
parapet wall is permitted all around.
Natural ventilation in the form of individual/ separate cutouts at
the rate of 2.5% of the floor area of the basements (from the
individual basements to ground level open to sky) shall be
provided. In addition mechanical ventilation shall also be provided
(please refer Clause No.12.9 i.e. Basement of Part-3 of N.B.C.2005
& Clause No.C-1.6 of Annexure-C of Part-4 of N.B.C.2005).
Stack Parking shall be provided only on ground floor, 1st
parking floor level and in 1st basement, with 3.60 mt. minimum
height with sunken pit
If

the

basement

area

exceeds

750

Sq.

mt.

shall

be

compartmented with brick walled and fire resistance door, both

having three hours fire resistance. These fire doors can be held

open with fusible link/ detector activated link (please refer to

Clause No.C-1.8 of Annexure-C of Part-4 of N.B.C.2005).
5)

Staircases
a)

As per the provisions of NBC minimum 2 Nos. of staircases

shall be proposed for High Rise Buildings. One of them shall
be having exit on the external side of building directly and
should have

adequate natural light. Natural ventilation for

both staircases and passages connecting both the staircases

must be naturally lit and ventilated.
In case of parking floors, sufficient Nos. of additional
staircases shall be provided from parking floors to Ground for
easy evacuation point of view in case of any disaster.
Considering the provisions of D.C.R., N.B.C., etc. along with
the exit multiplying factors maintained therein; the clear
width of main staircase and fire

escape staircase shall be

1.50 mt. minimum for Residential, Commercial & mixed

occupancies.
The position of both the staircase shall be preferably
staggered.
The maximum height of riser shall be 190 mm for residential
and 150 mm for other buildings and should be restricted to
12 per flight. The minimum clear headroom under landing in
a staircase shall be 2.2 mt.. The minimum clear headroom
under any staircase shall be 2.2 mt.
b)

Basement and parking floors (additional staircases):

For every 750 sq. mt. of basement area provided without
sprinklers one fire escape staircase shall be provided of 1.5
mt. flight width. Where sprinklers are provided for an area of
1150 sq. mt. one staircase of 1.5 mt. flight width needs to
be provided.
Horizontal/ Vertical cutouts shall be provided in basements
to the extent as directed by the Fire Officer

10

C)

The staircase shall be free from winders.

One of the staircases which is externally located should be
provided with smoke-check (air-lock) lobby with two fire
resisting doors (self-closing) of three hour fire resistance to
have an access to lobby on the floor (please refer Clause
No.4.10 & Clause No.4.11 of Part-4 of N.B.C.2005).
It should have louvers in top half portion of the door (please
refer Clause No.3.4.11 i.e. Air-Conditioning & Ventilation and
Clause

No.3.4.12

i.e.

Smoke

Venting

of

Part-4

of

N.B.C.2005).
It is proposed to provide latch-lock to door for access to
terrace from staircase (normal door) with breakable glass
window just above latch-lock so as to open the door in case
of an emergency by breaking the glass window and opening
the latch-lock. The main key for the latch should be kept
with BMS/Security/ Shift Fire Officer of the building. The
latch-lock can be synchronized with manual fire alarm
system so as to have notification of opening on control panel
on ground floor.
6)

Refuge Area
The Refuge Area shall be provided as per the provisions of N.B.C
/D.C.R., preferably entire first refuge floor/area to be at 24 mt. and
thereafter the refuge floor/area shall be provided at interval of 15
mt. The refuge area shall be approachable easily by all the
occupants and all Fire Appliances in case of any disaster. All the
refuge areas shall also be easily approachable from common lobby/
fire lift/ staircases & also it shall satisfy the travel distance criteria
as mentioned in D.C.R/NBC. No furniture shall be permitted in the
refuge area. One toilet and drinking water facility shall be provided
in every refuge floor.

11

The Fire Resistance Door (F.R.D.) of 3 hours fire resistance shall be

provided to segregate the refuge area from other area in case of
Fire/explosion.
Fire Fighting/ evacuation of occupants should be from open space
on ground level only.
Automatic Sprinkler Arrangement shall be provided in entire
building area and horizontal parking area as per provisions of
National Building Code,2005 with proper Building Management
System (BMS) accessible and having connectivity from nearest Fire
Station.
The refuge area proposed shall be preferably planned on the area
facing the main road side of the proposal. Parking floor and building
face shall flush on the main road side and any other habitable side
to allow access for Fire Engine.
The refuge area should be made accessible from staircase/
common protected lobby (please refer Clause No.4.12.3 and Clause
No.C-1.11 of Annexure-C of Part-4 of N.B.C.2005).
Manner of providing refuge area :
a) The refuge area shall be so located that it shall preferably face
the access road/s or otherwise face the wider open space on the
side of the building perpendicular to the main access road.
b) The cantilevered refuge area shall necessarily be of RCC Type.
c) The cantilevered refuge area up to 54.0M height shall be
provided with railing / parapet of 1.10 m height and 1.50 m above
height of 54.0 M.
d) R.C.C. covering shall be provided above the topmost refuge
area.
e) The cantilever refuge area shall have access through a door
which shall be painted with a sign in luminous paint mentioning
REFUGE AREA.
f) The lift/s shall not be permitted to be open into the refuge areas.

12

g) Drenchers shall be provided in refuge areas

above 70.0 M

height
h)

Use of Refuge area :

i) The refuge area shall be earmarked exclusively for the use
of occupants as temporary shelter and for the use of Fire
Department or any other organization dealing with fire or
other emergencies when occur in the building and also for
exercises/drills if conducted by the Fire Department.
ii) The refuge areas shall not be allowed to be used for any
other purpose and it shall be the responsibility of the
owner/occupier to

maintain the same clean and free of

encumbrances and encroachments at all times.

iii)

Facilities to be provided at refuge area:

Adequate emergency lighting facility shall be provided.

iv)The maximum permissible Refuge Area shall be 4% of Built
up area of serving floors. The area beyond the stipulated above
shall be computed in the FSI.
As far as possible, refuge floor shall be within the building line
itself.
7)

Disaster Management Plan

The Disaster Management Plan shall be prepared as per the norms.
Central Control Room/ Building Management System (B.M.S.)
Room, in view of disaster management, shall be proposed abutting
the common passage near the exit/ reception at Ground floor.
Detailed disaster management plan for the onsite and offsite use
shall be prepared keeping in view all the possible disaster
situations. These DMPs shall be operational system which can be
made working immediately after the completion. It is also expected
that proper plan also is in place for the building construction period.

8)

Environment Protection and Preservation Plan

The process of building must start with green thoughts at the start
of the conceptual plan itself. A building can be said to be green or

13

eco-friendly when conscious steps are taken during the entire

process of planning and construction of the building starting from
excavation, selection of materials as well as through the operation
and maintenance phase of the building to keep natural resource
depletion and pollution as low as possible. Thus, the aim of the
creating an environmentally conscious building is to minimize
demand on non-renewable resources, maximize resource utilization
efficiency, and maximize reusing and recycling of renewable
resources. The eco-housing movement graduates through a design
process that requires thoughtful inputs from all the concerned
professionals the architect; the landscape designer and the air
conditioning, electrical, plumbing, and energy consultants to work
as a team and carefully consider all aspects of construction of
building and associated services starting from the design stage
itself. As per the notification of Ministry of Environment & Forest
(Government of India) dated 7th July, 2004, amended from time to
time, the proponent of development proposal having Gross Built up
Area 20000 Sq mt. & above is required to obtain Environmental
Clearance by the MoEF before commencing

the

construction

activities. Hence, it is not necessary to submit ECG V1 & EEPP V1

formats

to

HRC

for

such

proposals.

However,

development

proposals submitted to the HRC having Gross Built up Area less

than 20000 Sq mt are required to be submitted along with ECG V1
& EEPP V1 formats while submission along with other documents
as prescribed in these Guidelines.
The Environmental and Contextual Guidelines (Annexure
ECG V1) provides the overall guidelines as well needs for the
environmental and contextual need for the high rise building
development. It is expected that a report is prepared based on ECG
VI and submit along with the mitigation plan. After careful analysis
of all the aspects of environmental context, design, environment
protection,

safety

etc,

proponent

is

expected

to

prepare

Environmental Protection and Preservation Plan (EPPP V1)

14

for all the aspects and commit to its implementation which should
be based on ECG V1.
9)

Fire Fighting System

The Fire Fighting System shall be designed and confirming at

least with the indicative guidelines as listed below:-

The all fire and sprinkler pumps shall preferably have positive
Suction.

Separate access shall be provided to fire pump room from

ground level to fire pump room. Submersible pump shall not be
allowed for the fire fighting system (please refer IS 3844 (Year
1989) (Reaffirmed in 2000)).

Over head tank shall be not less than 30,000 Liters (Thirty
Thousand Liters) per wing of the building & capacity of over
head / underground fire tank shall be increased as per
requirements of Fire Officer. Please refer Table 23 of Part-4 of
N.B.C.2005) for other aspects.

Motorized valve shall be provided to down comer feeder line of

over head tank connected to wet riser through pump and shall
open automatically if there is sudden loss of pressure in wet
rise.

In addition to electrical operated fire pump Automatic Diesel

operated standby pump of same capacity shall be provided (it is
mandatory as per Table 23 of N.B.C.2005. Refer IS 3844 (Year
1989) (Reaffirmed in 2000).

All the occupancies shall be provided with sprinklers (please

refer Clause No.5.1.7 i.e. Automatic Sprinklers of Part-4 of
N.B.C.2005).
Sprinkler

Entire building shall be complied with Automatic

System as per IS 15105

& separate pumping

arrangement along with pump room at the uppermost basement

or ground level shall be provided.

15

Addressable fire detection shall be provide in the entire building

including enclosed lobbies and basement (please refer I.S.2189
(Year 1999) (Reaffirmed in 2004)).

Natural ventilation in form of openable windows shall be

provided to corridors & lift lobby. (please refer Clause Nos.3.4.8
i.e. openings in separate walls and floors and Clause No.3.4.8.4
i.e. Vertical Opening and Clause No.3.4.9 Fire Stop or enclosure
of Openings of Part 4 of N.B.C.2005. And for lifts please refer
Clause

No.4.15

and

Clause

No.C-1.5

of

Annexure-C

of

N.B.C.2005).

The Corridors/ passages and lobbies shall be painted with non

toxic fire retardant paint. (please refer Clause No.C-11 of
Annexure-C of Part-4 of N.B.C.2005).

All the upholstery curtains shall be treated fire retardant

coating. (please refer Point No.C-11 of Annexure-C of Part-4 of
N.B.C.2005) for all referred occupancies above 70.00 mt.
height.

All self closing smoke check doors shall not be less than 3 hours
rating. (please refer Clause No.C-09 of Annexure-C of Part-4
N.B.C.2005).

Flow switch shall be provided to sprinkler main branch pipe on

every floor and the same shall be connected to fire detection
panel.

The low/ high tension electrical cable shall be laid in dedicated

shaft with 3 hours fire rating and if opening is provided for
maintenance/ repairs purpose, metal door having rating of the
shaft shall be provided to the openings (please refer Point No.C1.9 i.e. Service Ducts/ Shafts and Clause No.C-1.12 for
Electrical Services of Annexure-C of Part-4 of N.B.C.2005).

The all vertical shaft provided in staircase or lobby shall be

closed at every floor level with concrete/ vermiculite/ in-

16

tumescent material/ feelers, etc. (please refer Clause C-1.9 of

Annexure-C of Part-4 of N.B.C.2005).

The automatic change over switch shall be provided to the lift

from normal to alternate power supply i.e. Diesel Generator
(please refer Clause No.C- 1.5 of Annexure-C of Part-4 of
N.B.C.2005).

Separate power connectivity with isolation switch to override the

normal and alternate power shall be provided.

If the lift opens in common lift lobby, the lift be suitable

compartmented and entry to refuge shall be gained through 3
hours fire resistant door with class vision panel of same
resistance.

Fall safe rugged intercom facility between refuge floor to main

lobby on ground floor and fire control room shall be provided.

The possibility of provision of chutes or other means shall be

proposed to have early & fast evacuation of population in case
of disaster.

On the contrary it should be mandatory for all the buildings

above 70 mt. to have a separate duct for vertical fire chute
accessible from staircase landing of alternate floor with smoke
stop door. This duct should be externally located and well
segregated from rest of the building with having three hours fire
resistant wall.

The refuge chute shall be accessible directly through the area

between two consecutive refuge area/ refuge floor at not more
than 15.0 mt. intervals.

Fire Escape Chutes :- High rise building having height more

than 70 m, shall necessarily be provided with fire escape chute
shafts/s for every wing adjacent to staircase. Wall of the shaft
shall have 3 hr fire resistance.

17

One side of the shaft shall be at external face of the building

with proper ventilation.
The dimension of the shaft shall not be less than 2.5m X 1.5m.
The access to the fire escape chutes shaft shall be made at
alternate floor level from staircase mid-landing with self closing
fire resistant door of at least one hour.
The fire chute shall be of staggered type with landing of each
section at the vertical height of not more than 15mtrs.

Only LPG or CNG through approved pipeline network for cooking

fuel shall be permitted in entire building. (please refer Clause
No.C-1.13 of Annexure-C of Part 4 of N.B.C.2005).

Use of L.P.G. cylinders and Kerosene/ Kerosene pressurized

stove shall strictly be prohibited in entire building.

Two dedicated fire lifts with air-lock lobby shall provide to the
building. Out of which one Lift shall be having Stretcher Lift Car
of minimum size 1.70 mt. x2.10 mt.

The lift well shall be independent well located externally with

three hour fire resistance structure . A Shift Fire Officer shall be
appointed by the Project Proponent / Registered Society as part
of the BMS ( Building Management Services).

10)

Fire Check Floor/ Fire Cut off Floor

A high rise building having ht more than 70 m, hall be provided

with fire check floor (entire floor) above 70 mt at immediate
habitable floor level. Height of the fire check floor shall not be
more than 2.60 mt.

The fire check floor shall not be used for any purpose and it
shall be the responsibility of the owner/occupier/ registered
society to maintain the same clean and free of encumbrances
and encroachments at all times. Drinking water facility and toilet
facility shall be provided.

Periphery of the Fire Check floor shall not be enclosed.

18

Fire Drenchers shall be provided at the periphery of the each

fire check floor externally.

11.

Fire Check Floor/ Fire Cut off Floor shall be free of FSI.

Fire Safety Requirements For Glass Wall In Building

Glass Wall (Walls Functioning As Fire Compartment Wall And Wall
Adjoining Escape Routes)
1) Architect should earmark conspicuously the glass wall either by
sign or in words, on the plans submitted at the time of submission
of proposal.
2) The said wall including doors frame work if any should be one
hour fire resistances and shall satisfy stability, integrity and
insulation characteristics for the fire resistance period given.
3) Plastic or any combustible film shall not be coated on external or
internal face of the wall.

12.

Fire Safety Requirements For Glass Facade In Building

Use of glass faade for high rises should be minimized if adequate
gaps are not provided. Safety issue with regard to glass faade
breaking or any other can be fatal.
1) An Opening to the glass faade of min. width 1.5 m and height
1.5m shall be provided at every floor at a level of 1.2 m from the
flooring facing compulsory open space as well as on road side.
Minimum one such opening shall be provided at the interval of
every 15m- Mechanism of Opening: The openable glass panel shall
be either left or right shall have manual opening mechanism from
inside as well as outside. Such oepnable panels shall be marked
conspicuously so as to easily identify the openable panel from
outside.
2) Distance between the external wall (glass/brick) and glass
faade shall not be more than 300 mm.

19

3) The smoke seals/barriers between building wall and faade shall

be provided at every floor level in the form of non-combustible
material/ vermiculate cement.
4) Glass facade blocking the area of staircase, lift lobby and
corridor shall be kept openable. Pressurized system of the
staircase/lobby shall be synchronized with opening mechanism.
5) The glazing used for the faade shall be of toughened
(tempered) safety glass as per I.S.2553, Part I or laminated safety
glass as per I.S.2553-Part I satisfying stability criteria.
6) Automatic Dry type water curtain system shall be provided at
every floor level from inside of the faade.
7) Openable vent of 600 mm height to be installed below ceiling
level or false ceiling level (if provided)- The openable vent of
minimum 2.5% of the floor area shall be provided. It shall be of
min 600 mm depth below ceiling/false ceiling or full length on the
periphery of the faade whichever is less- Openable mechanical
devices for the said vent shall be located at 1.2 m height from the
flooring level. The Openable vent can be pop out type or bottom
hinged provided with fusible link opening mechanism and shall also
be integrated with automatic Smoke Detection System.
OR
Alternate vertical glass panels of the faade shall be oepnable type
with the mechanism mentioned above in order to ventilate the
smoke.
8) Refuge areas covered with the glass faade shall have all the
panels openable (either left or right hinged) both from inside as
well as outside.
13)

Basement (Open Space)

If the basement is exclusively planned for required parking only

due to planning constraints or any hardship
permission

of

the

Commissioner

the

with written

basement

beyond

prescribed building line exclusively for required parking may be

allowed for maximum depth of 8.0 mt.. Then, if, basement

20

excluding excavation is up to 4.0 mt., the minimum open space

for basement for side & rear margins shall be 2.0 mt. Further, if,
the depth of basement excluding excavation is from 4.0 mt. to
8.0 mt., the minimum open space for basement for side & rear
margins shall be 2.5 mt. No basement shall be allowed in front
open margin. All structural design/safety aspects as per NBC &
latest BIS Codes shall be complied along with consideration of
weight of Fire Engine & its maneuverings. Further, while
planning & designing basement in these aforesaid margins,
utmost care shall be taken so as not to foul with any building
services such as water supply tank/ lines, sewerage network,
town gas lines, rain water harvesting system, gray water reuse
& recycle system with STP, Communication/MTNL cable lines,
MSED

power

cables,

foundations

of

abutting

structures/

compound walls, fencing etc. A detailed Architectural plan

depicting basement with all above aspects shall be submitted
along with the checklist.

The depth of the excavation should not exceed 10 mt from the

existing ground level.

In case, the proponent wants to increase the depth of

excavation, a proper justification may be recorded & presented
to HRC.

14)

Ramp

The ramp to basement and parking floors shall be between 6

mt. to 7 mt. wide for two way traffic and 3.0 mt. to 4.0 mt.
width for one way traffic shall be provided with Gradient of 1:10
for cars and 1:15 for heavy vehicles.

If it is proposed to ply the fire engine on the ramp the width

shall be minimum 9.00 mt. with turning radius of 12.00 mt.
minimum shall be provided. As far as possible, this should be
avoided. Also, taking of fire engine on car park floor shall be
avoided. Fire fighting should be done from open spaces only, to
the extent possible.

21

All structural design/safety aspects as per latest BIS Codes &

NBC shall be complied along with consideration of weight of Fire
Engine & its maneuverings.

The clear head room of 5.50 mt. shall be proposed in case of

fire engine movement underneath the parking floor is required &
the same shall not be counted towards FSI.

15)

Structural Design
The structural design in standard commercial software package and
AutoCAD format duly certified by Licensed Structural Consultant
shall be submitted. The submission shall be as per the documents
NMMC/HRC/CHK-LST-STR- ENG/V1 along with Appendix C (I
& II), NMMC/ HRC/DBR/V1, NMMC/HRC/REQ-SUB/V1.
The following additional details shall be considered over and above
those stipulated in relevant codes of practice.
1) Possibility of pounding with adjacent HRB in a cluster or at
expansion joint shall be cross checked.
2) All structural as well as not structural elements shall have
minimum fire rating as prescribed in NBC-2005, with minimum
protection of 3 hours.
3)

No anchors shall be allowed to extend beyond the line drawn

1.5 mt. inside the plot boundary.

4) External walls shall be either 230 mm thick brick wall or

concrete block wall. Such walls shall be properly anchored to
the RC / steel structural elements.
5) Minimum three bore holes shall be provided in the main tower
area. The depth of the bore holes shall be up to about 15 mt.
below the Rock strata / Founding strata.
6) RCC Design of proposed development that cleared by the HRC
shall be proof checked by the IIT Bombay / VJTI, Mumbai or any
equivalent

Institution

as

directed

by

the

NMMC.

Report

compliance shall be submitted to the NMMC before securing

Plinth Completion Certificate.

22

16)

General
The signs for showing staircase, exit, lift, refuge and fire fighting
driveway to be pointed on the ground, fire shafts to be identified
with red colour and basement ventilation shafts to be indicated
shall be displayed distinctly at all common places where possible.
Further, following points shall be observed.
1) Projections beyond the building line in the form of niche, deck
etc including the balcony, terrace shall not exceed 1.50 mt.
2) All terraces shall be open to sky. No multiple terraces should be
allowed.
3) Swimming pools shall be preferably planned at podium levels or
lower floors to minimize wastage of energy in pumping,
cleaning, leakage, maintenance etc.
4) As far as possible, the recreation areas shall be on ground level
rather than podiums.

23

APPENIDX A
PROJECT PERSONNEL ON RECORD AND CONTACT INFORMATION
1

Project Reference No. with HRC

Meeting schedule.
Municipal Reference
No.(Building Proposal Ref. /File
No.)
Project Name

Project Address

Project Proponent /Developers

Name & Signature
Project Proponent /Developers
Address
Project Proponent /Developers
Telephone /Mobile / email
address
Architects Name, qualifications
& License No.
Architects Address & Signature
Architects Telephone / Mobile /
email address
Structural Engineers Name,
qualifications & License No.
Structural Engineers
Address & Signature
Structural Engineers
Telephone / Mobile / Email
address
Geotechnical Consultants
Name and qualifications.
Geotechnical Consultants
Address & Signature
Geotechnical Consultants
Telephone / Mobile / Email
address
M.E.P. Consultants Name,
Address, License No &
Signature
M.E.P. Consultants
Telephone / Mobile / Email
address
Project Management
Consultants Address &
Signature (If required)

6
7
8
9
10
11
12
13
14
15
16
17
18
19

As advertised by Developer to the public

As mentioned in Building Development
Proposal File

24

APPENDIX- B
PLOT AND GEOTECHNICAL INFORMATION
Area of Plot in sq.mt.
At which depth suitable Founding
strata is
available in meter
Nature of foundation recommended
for high-rise building
Ground Water table level with
respect to existing ground level
No of basements
justifications.

Proposed

with

Total depth of excavation in meter.

Arrangement for shoring.
Details of the structures along with
height
abutting the boundaries of the plot.
North Side
West Side
South Side
East Side

25

NMMC/HRC/DBR-V1
DESIGN BASIS REPORT
Following data should be part of Design Basis Report.

Brief Description of the Project Number of basements,

commercial floors, residential floors, Service floor, refuge floors,
projection

above

terrace

level

and

number

of

additional

provisional floors considered in design.

List of Codes Codes which are considered in design. If any

specific reference is taken from foreign codes, same should be
clearly mentioned. Any specific assumption in the design should be
supported by reference papers.

Loading Parameters All the loading assumptions shall be

clearly mentioned in A3 size GA drawings with sunken loading, live
load. Typical sections indicating the elevational / faade features
shall be shown.
Assumptions and the basis of the same for the elevational features
above terrace slab shall be mentioned. Calculation of Time Period
for the structure, Importance factor, performance factor shall be
specified. Wind terrain category, Gust wind calculations shall be
mentioned.

Clear cover to Reinforcement These shall be mentioned for all

structural members with minimum fire rating of 2 hours for
columns, shear walls and beams and 1.5 hours for slabs.

Grade of concrete Minimum Grade of Concrete Mix for various

RCC elements viz. beams, slabs, columns, shear walls etc shall be
M 250 & Minimum size/ thickness of RCC Column / Shear Wall / Lift
Wall shall be 230mm.

Exposure condition Exposure condition assigned to site should

be specified.

26

Construction Sequence and loading parameters for the same

If due to any site constraints the loading on the floor slabs is to
be enhanced, the mention of the same and calculations for the
same shall be provided.

Proposed Approach to Structural Analysis Various flooring

systems considered in the structure, the software used for analysis
and design approach adopted. Release in moments of link beams,
cracked moment of Inertias for structural members along with the
assumptions for the same shall be specified.

Load Combinations Various load combinations used in the

design of individual members. Additional combinations from the
Wind tunnel tests considered, if any.

Soil Profile in Brief In brief the soil profile of the project along
with the Safe bearing capacity and the type of foundations adopted.

Soil Retention system A brief description of the soil retention

system adopted for the project along with the construction
sequence.

Key Plan - showing Expansion / Separation joints (if any).

Added Features If any additional features are considered in

design such as dampers, out rigger beams, etc shall be specified
clearly stating the purpose of the same.

27

NMMC/HRC/CHK-LST-STR-ENG/V1
Check List for the Main Structural Consultant
The main structural consultant is required to submit following information.
(Note : Provide appropriate unit against each quantity)
1)

Provide Design Basis Report as per the document

NMMC/HRC/DBR/V1

2)

Provide description of Sub-structure and Super-structure as

per the format given in the Appendix C(I&II) enclosed.

3)

Provide brief Description of Structural System with sketches,

images of

drawing. etc. with specific focus on Lateral load

resisting system.
4)

Provide brief note on modeling, software used etc. Clearly

mention whether infill / partition wall is idealized as part of
lateral load system?

5)

Provide the height of building in meters.

5A)

Provide plan dimensions of the building (mt x mt)

6)

Provide following EQ loading details.

a)

Zone Factor

b)

Importance factor

c)

Response Reduction factor

d)

Soil Type

e)

% LL considered in seismic

f)

Time Period in the horizontal X-direction (sec)

(from formula in code)

g)

Time Period in the horizontal Z-direction (sec)

(from formula in code)

h)

Total Seismic weight (Sw) of building (kN)

i)

Static Base-shear in X-direction (as % of Sw)

j)

Static Base-shear in Z-direction (as % of Sw)

k)

Table of distribution for static base shear

l)

Max. deflection at roof level. (mm)

m)

Max. inter storey drift./ Height

28

7)

8)

Provide following Wind loading details.

a)

Category of building

b)
c)

Class of building
Basic wind speed in m/sec.

d)

Maximum wind pressure (kN/m2)

e)

Force coefficient

f)

Wind Base-shear in the horizontal X-direction(Kn)

g)

Wind Base-shear in the horizontal Z-direction(kN)

h)

Gust factor calculations (if Gust-wind applied)

i)

Details of wind-tunnel force data (if applicable)

j)

Estimated magnitude of wind induced vibrations

k)

Max. deflection at roof level (mm)

l)

Max. inter storey drift.

Provide following data from Dynamic Analysis

Modes
Mode
Mode
Mode
Mode
Mode
Mode
Mode
Mode
Mode
Mode

Frequency in
Hz

Time
Period in
sec

Xparticipation

Zparticipation

1
2
3
4
5
6
7
8
9
10
Summation

(Note : Fundamental mode should not be a torsional mode)

9)

Provide Table for lateral deflections (mm) at Terrace Level in

the following format.

Load Case

Dxmax

H/Dx

Drift-x

Dzmax

H/Dz

Drift-z

DL
DL + LL
EQx
EQz
Wx
Wz

29

10)

Provide Corner displacements (mm) for Torsional Irregularity

(along x-direction) in the following format.

Load
Case
Eq-x
Wl-x
11)

Corner1

14)

Cornor3

Cornor4

Avgx

%
Max./Avg.

Cornor2

Cornor3

Cornor4

Avgx

%
Max./Avg.

Provide acceleration (mg) values in the following format.

Eq-x

13)

Cornor2

Provide Corner displacements (mm) for Torsional Irregularity

(along z-direction) in the following format.

Load
Case
Eq-z
Wl-z
12)

Corner1

Eq-z

WL-x

WL-z

Provide following data regarding Vertical Elements.

a)

Size of maximum loaded column

b)

Gravity load on max. loaded column

c)

Axial stress in max. loaded column (Gravity loads)

d)

Grade of max. loaded column

e)

Axial settlement in max. loaded column

f)

Axial settlement in min. loaded column

g)

% Base-shear resisted by all columns along X (static)

h)

% Base-shear resisted by all columns along Z (static)

Provide, if applicable, following data regarding Floating

Columns.
a)

Total gravity load on floating column (provide table if

there are multiple floating columns)

b)

Size and span of girders supporting floating columns

c)

Number of floors supported by floating columns

d)

Deflection of girder under column (from model)

e)

Deflection of girder under column (from s/s action)

f)

Specific details about floating columns on cantilever

girders (Refer Table below)

30

Column

Supporting
Girder
Size
Span

Deflection Values
Model

Floors
Above

S/S
Action

Total
Load in
Column

-S/S denotes the simply supported.

15)

Provide, if applicable, following data regarding soft story

effect.
a) Stiffness of lower floor (in deflection/KN)
b) Stiffness of upper floor (in deflection/KN)
c) Relative stiffness ratio (upper/ lower)
d) Level of story
e) Number of floors above soft story

16)

17)

Provide, if applicable, following data for each cantilever.

a)

Cantilever span

b)

Structural system

c)

Nature of usage

d)

Maximum elastic deflection under gravity loads

Provide stability calculations for uplift and overturning

(model extract in case of model)

18)
19)

Typical design calculations for footings

Typical design calculations for RCC columns Composite
Columns

20)

Typical design calculations for RCC walls

21)

Typical design calculations for RC beams (Or Steel Beams)

22)

Typical design calculations for RCC Girders (Or Steel Girders/

Truss)

23)

Typical design calculations for Steel Bracings

31

24)

It is desirable to conduct Wind tunnel studies for any HRB

with total height beyond normal ground level exceeding 250
mt. However, such buildings above 250 mt. height can also
be designed as per the BIS.Code as well.

25)

Provide a note on special provisions suggested for the

building (like

dampers etc.)

26)

Soft copy of model including input and output.

27)

Soft copy of Power point presentation including all above

points.

28)

Items 1 through 27 on CD.

32

APPENDIX - C
(I) DESCRIPTION OF SUB-STRUCTURE
No. of basement
Minimum clearance between
outermost basement retaining
wall and compound wall
Has a Shoring system been
installed ? Submit sectional
detail of the shoring system
Give details of methodology
used to resist uplift pressure
due to ground water for tower
portion as well as the portion
outside the tower.
Description of the foundation
for the tower block
Nature of Foundation
SBC assumed T/sq.mt.
Sub-grade Elastic Modulus
Intended Use of basements
If rock anchors are used, are
they grouted after installation
and stressing?
Is structural steel used in the
construction
of
the
substructure?
If yes, what are the measures
taken for its fire proofing and
corrosion resistance?
Whether Expansion/
Separation joints provided?
Whether
expansion
joint/
separation
joint
continues
through basement?
If yes, detail at Basement level
& retaining wall junction

33

(II) DESCRIPTION OF SUPER STRUCTURE

No. of Floors & height
of building in m
Shape of Building, Plan,
Elevation, Whether
Symmetric in Elevation
Maximum plan dimension
in either direction in m.
Ratio of plan dimension
Typical Floor
height in m
floor to floor
entire height of
m.

to floor
Maximum
height in
building in

Aspect ratio ( Height of

Building till Terrace /
Minimum Dimension of
Building)
Type of floor slab
Average thickness of floor
slab in mm.
Whether column are RCC,
Composite or In structural
steel

34

ECG-V1 (For Development Proposals having Gross BUA Less than

20000 m)
Environmental and Contextual Guidelines for High Rise Buildings.
Use of Guidelines
The guidelines are aimed at addressing high rises in mixed types of
development

and

surroundings.

The

purpose

is

to

integrate

the

development with the vision of the city which looks at more and more
vertical development. Many of the guidelines can vary from place to place
and in the context in which the development is proposed, however, in
large number of cases, these can be easily applied.
Guidelines for High Rise Development
The Guidelines presented below are the minimal requirement and can be
further Enhanced which can add to the quality of life of people and
rejuvenated environmental conditions.
Contextual, Location, Typology and Environmental Architecture
1-

Detailed layout with Location Plan: A detailed layout of the

proposed building and location showing surrounding areas (1-3km)
around the site. This preferably includes the details about major
roads, road width, access roads to the site, number of high rise
building in the vicinity, number of high rise buildings proposed in
the locality etc. Apart from this a note of prominent features such
as Archaeologically important place, Heritage sites, schools, places
of worships, forest/national park etc. be provided. Layout plan
should

clearly

show

the

distances

of

other

buildings/roads

surrounding all 4 sides of the plot.

2-

The building should be oriented and thought of from the point of

view unifying in such a way that it matches.
a. with the overall goal and look of the region, lane and locality
b. with other buildings (current or future), looks, shape, colour etc
c.

Links with public access roads, connectivity etc

35

3-

The building creates a view which aims at unifying the features and
space

4-

Distinctly identify and announce the type of building proposed: an

iconic building (head office, tower of excellence etc) or other high
rises. The latter type should mix with the other buildings, features,
space and needs. The former could be unique in its shape, look,
features however meets the needs of the place and justifies the
reason for it to be called iconic building.

5-

The base of the building and its height (base or podium) should
have a proper relationship with the street or roads facing the
property. The building should be

able to provide appropriate

space for the pedestrian besides other spaces for utilities for fire,
earthquake, ambulances, riot vehicles/police etc.
6-

Design should be able to provide the open spaces close to its own
location as also provide public access and movement.

7-

Building should not obstruct the views of important landmark,

historic buildings parks etc as far as possible. The purpose is to
maintain the aesthetics of the place and region.

8-

The key parameter for tall buildings with regards to shadow of it is

to

minimize the extent and duration of the shadow. The shadow

on parks, streets and other buildings must be minimized after

carrying out a proper analysis and mitigation plan, if applicable.
9-

Micro-climate of the place needs to be analyzed with regard to

other usages and buildings which may impact others with regard to
wind, temperature, sunlight and activities.

10-

The buildings base is the main part which should be analyzed with
regard to its functionality and its relationship with local streets,
roads, shadow, functionalities etc.

11-

High rises are meant to provide spaces for more people by going
higher and therefore there is likelihood that there would be need of

36

more open space on ground, for pedestrian and road spaces.

Proper setback and space for pedestrian should be created.
12-

The road facing faade of the building should not be featureless

and bland as it brings out ugly development. The podium or base
facing the street should be designed to make the place easily mixes
with the nature and locations with proper landscaping and streetscaping. As far as possible high podium should be avoided besides
use of mix use system should be created.

13-

Minimum distance from one property to another (especially high

rise) or buildings within the plots should be based on the shadow
analysis and wind analysis. The shape and location should be such
that it can provide sense of space creation.

14-

Provision of sidewalks for high current and projected pedestrian

traffic as high-rises would make more people to use the space.
Commercial high-rises should create more pedestrian space and
open spaces. Building residents spill out area outside the building
and design should also be

15-

given importance.

Pedestrian walkways development across the area would be the

priority which indicates that the creation of newer buildings creates
more

accessibility

and

connectivity

to

open

spaces

and

communities.
16-

Walkways design must keep in mind unobstructed and smooth

yielding with the movement of able and disable citizens.

17-

The setback for the area can consider providing places for buses
and public utilities movement and related infrastructure.

18-

Location of open spaces should preferably be at the lower level as it

provides sense of space as also the buildings related sun, wind,
shadow and views. The open space could also be for gatherings,
emergency situation, benches, chairs, etc.

37

19-

Day lighting description, passive solar gain, energy generation

through photovoltaic, solar panels etc should be discussed and
described for the building.

20-

Climatic conditions based use of material: Use of glass for daylight

justification and later using high cooling needs to be avoided. If
used, its justification should be amply given for a climate conditions
of region.

21-

Use of glass faade for high rises should be minimized if adequate

gaps are not provided. Safety issue with regard to glass faade
breaking or any other can be fatal.

22-

Wind breaking and wind movement analysis from micro-climate

point of view needs to be analyzed for a high rise keeping in view
the existing building. Wind harnessing for natural ventilation is a
key factor for better air quality indoors, which gets affected due to
glass faade.

23-

Water budgeting for use within the building for various purposes
describing sources, distribution, current supply of the region,
exceedance if any and to what extent, impact on neighborhood
water

availability,

sewage

generation,

its

treatment

with

technology, CAPEX-OPEX analysis, sustainability, impact of existing

sewer infrastructure, reuse type and categories etc.
24-

Solid waste handling and its management explaining the methods

of collection, generation types, handling, management for its use or
sale. Description of trained manpower and working structure.

25-

Position, orientation, height, discharge of AC heat, vehicle heat etc

needs to be analyzed and its dissipation mechanism should be
addressed.

Energy

use

analysis,

smart

energy

management

system, manpower to manage, per capita energy load, comparison

with existing loads and additional loads should be provided.
26-

Access Roads and Traffic details: A complete scenario of existing

access roads with its width, capacity in terms of PCUs prior and

38

post project of such magnitude be carried out in detail. A detailed

traffic survey covering entire types of vehicles on hourly basis for
week days and week ends be carried out. Emissions from traffic
may be established using appropriate models studies for existing
and proposed scenarios

keeping in view the growth being

witnessed in the region. An action plan should be prepared for

mitigating the congestion and related air pollution problem that
would get created. if required.
27-

Parking

for

cars,

cycles,

scooters

for

residents,

visitors,

neighborhood, integration of these with the areas need. Study of

needs base site and development analysis should be included in the
environment plan.
28-

Bird hits due to glass faade, faade justification, additional cooling

needs, wind related microclimate analysis, heat island effect due to
release of heat from air conditioning should be studied and a
mitigation plan should be prepared.

29-

Capacity building of workers, amenities manager and people should

be carried out. A detailed plan for the same should be drawn which
shall be part of the implementation plan and which could be
checked after the completion.

30-

Wooded space and its design within the building area as well as in
the overall context of the 1-3 km radius of the location.

31-

Noise barriers within as well as outside after noise generation and

its effect analysis should be carried out. A Mitigation plan should
also be included if it is likely to exceed the MPCB/MoEF norms, if
required.

32-

Utilities needs and its availability (sewer, water and electrical

loads). This analysis should start with the regions current status,
forecasted numbers and its impact on the existing systems. The
utilities availability for high density population use must be
assessed from existing records of the NMMC/CIDCO and the same
should be used for prediction and its use.

39

33-

Roads infrastructure, vehicular loads and its impact, public utility

and its

use, emissions and its control with recourse to adequate

air quality modeling study. Management plan for air emission

reduction using multiple feasible techniques.
Safety and Disaster Management Plan
34-

Identify all the risk areas and develop a disaster management plan
keeping in view any accidents which may occur within the building
or outside.

35-

Some of the scenario for disaster would be fire, earthquake, flood,

terror strike, power failure, water unavailability, blasts, road
congestions, communication, others.

36-

The DMP should not be limited to the high rise building but also if
disaster strikes neighborhood buildings and activities.

37-

Indoor air quality maintenance plan in case of closed design with

closed faade, especially glass faade with limited opening.

38-

Description of any buildings important from architectural, historical,

hospitals and other important installations, such as defense, police,
jail, railways, airport etc
Building Material and Micro-climate and Micro-Environment

39-

Use of granite and other building material in the should be

understood carefully from environment impact angle. An analysis of
their sourcing and their environmental issues (such as Radon
emission from granite) should be listed and a plan of its mitigation
should be included.

40-

Paints related VOCs, formaldehyde etc emissions and its built up

within

the building should be analyzed. Action plan for mitigating

the same in the building design should be included and presented.

41-

Natural ventilation for all areas should be preferred. Use of

balconies and other designs to improve these aspects should be
highlighted and explained for benefits with regard to indoor air

40

pollution mitigation. Appropriate model should be used to analyse

the indoor air and ventilation design for avoiding any built up of
pollutants indoors, especially in commercial building.
42-

Use of glass should be minimized as a complete external faade

due to its environmental and energy use issues. Detailed safety
aspects pertaining to use of Glass for Faade be provided. It should
cover accidental breaking, damage due to blast explosion and its
effect of nearby buildings/populations etc. The detailed thermal
characteristics of the glass to be provided (single glazed/double
glazed). Details of the energy consumption due to use of glass may
be specified with calculations in comparison with the standard nonglass use benchmark.
Alternatives to the glass materials should be thought of to minimize
energy consumption in light of city climate. Glass use should also
reduce as the height increases.
Places where glass faade is insisted upon for any reasons, the
possible use of PV panels should be explored which will also provide
additional energy source.

43-

Paving material, construction material, sources of supply and

embodied energy analysis for the whole building should be
presented in the report.

44-

Air ventilation impacts of the wall effect resulting from the

alignment of high-rise buildings, which can happen if there are
multiple high rises (more than 35 mt.) are on the same lane/road.
This situation can adversely affect the outdoor air and can create a
gas chamber effect.

45-

Centralized or decentralized heating cooling must be analyzed for

different use pattern of the building. The site location, wind speed
and direction can play a major role in heat dissipation.

46-

Micro-environment Design Consideration is key to understanding of

environment surrounding. The heat island phenomenon in urban

41

center is well known, the wind is the major driving force to alleviate
the problem.
Therefore, the density of building blocks, or interconnectedness of
the

porosity between building blocks, and their effects on the local

micro-wind environment and eventually, the thermal and air quality

environments need to be incorporated in urban planning and estate
development.
47-

All the issues listed above can be considered as problems and

opportunities associated with high-rise and high-density residential
building

design.

High

density

provides opportunities

for

the

application of more efficient centralized systems which can bring in

efficiency.
However,

high

density

high

rise

also

modifies

the

local

microenvironment, depending on outdoor weather conditions. The

purpose of the better micro-climate and micro-environment based
design would be to assess these impacts, and make an attempt
achieve healthy and comfortable design of the living environment
using minimal use of energy for all functionality of the building.
48-

Separate budget should be allocated for the implementation of the

EMP and the same should be operational before the Occupancy
Certificate. It should also be

ensured that O&M contract of all the

STP, SWM facility and RWH system and Solar system is in place
with competent agency for a minimum duration of 5 years.
49-

The report shall be assessed with comments and the final copy will
be attached with a summary of analysis and action plan in terms of
EPPP in given format.
This part shall be used for compliance monitoring in future by
The report shall also contain the credentials of the consultants and
their personnel. Any false and misleading information by the
consultant should be avoided to avoid delays and consequences.

42

Minimal Requirement for submission of information in the

Report for ECG V1 ( For Development Proposals having Gross BUA Less
than 20000 Sq mt )
Summary of Information required for Environment Issues
Keeping in view the overall guidelines described above, a report should be
prepared which shall include all the above information, analysis and action
plan. The report at the end must have a plan which is meant for
implementation with a written consent that the same will be implemented.
This document can be used by the NMMC later for assessing the
compliance.
Environment Issues
Location details

Remarks
Description with Google map with details of the
locality in terms of neighborhood building,
historic and or important or sensitive facilities
etc (about 1-3 km radius)

Plot
area
&
neighborhood details
Microclimate
island study
(If required)

&

heat Based on the heat generated due to air

conditioning and heat reflected due to
glass/other material, an analysis should be
presented for the micro-cosmic of the place
(not limited to the building). Action plan for its
mitigation is expected.
Disaster Management
All buildings must have its own onsite and
Plan- DMP (all
offsite DMP which should not only include fire
situations) for onsite
but also many disastrous situation such as but
and offsite
not limited to (earthquake, power failure,
explosion, communication failure etc). It must
include
the
response
system
and
its
responsibility with detailed action plan, budget
etc
Water and waste water Water use and water budget for the building.
management plan study However, it should also include a scenario
analysis for current demand future projection (
at least 10 years) for the area. Its impact on
the water resources and sewerage/treatment
system. Action plan is expected. STP if
proposed, its size, location, technology,
technology provider and its performance
reference etc should be included for intention
of recycle and reuse. Rain water harvesting
along with a total water harvesting plan.

43

Ecological aspects and Plan

for
ecosystem
preservation
and
vegetation
enhancement
through
integrated
plan,
especially green cover, land surfaces open to
sky, types of trees and vegetation, pathways
greening and maintenance plan.
Indoor air prediction Building design should be able to demonstrate
and mitigation plan
design aspects which will avoid indoor air
pollutants built up.
Appropriate model should be used for this
purpose with ventilation assessment with
respect to outdoor conditions. Action plan for
better design and also mitigation plan for
remaining
problem
is
expected,
more
specifically in closed building or commercial
buildings.
Open space manage- Environmental architectural feature should be
ment and its design
amply demonstrated through open space
management and its design which integrates
inside from outside.
Materials types, its use, Types of materials, their environment ratings,
sources, energy etc
benefits compared to conventional material
should be brought out especially keeping in
mind the climate, energy use, material life
cycle and others
Energy use plan for
Energy use plan should be detailed and
residents, commercial,
included which must address the energy use
DG
pattern
for
housing,
amenities,
others
sets etc
(essential and non-essential)
Amenities creation for
Amenities which will get created by the
others and nearby
proponent in and around its area, which could
areas
be useful for the society in general.
Other Environment
Any other environment improvement measures
improvement measures (such as EMP during construction, carbon
footprint and offset, awareness camp, others)
Environment Protection A final summary of the EMP which shall be in
Preservation Plan
form of all the above issues, analysis and
(submit as per
action plan. This may also include the budget
format EPPP-V1)
and
management
system
for
its
implementation.

44

EPPP-V1
Environment Protection Preservation Plan
(For Development Proposals having Gross BUA Less than 20000 Sq mt)
Sr.No.
1
2
3
4
5
6
7
8
9
10
11
12
13
14

Environment issues

Impacts

Mitigation
Plan

Remarks

Legal aspects of the

project (EC, CTE etc)
Microclimate impacts
and heat island effects
Water Use
Wastewater
generation
Disaster situation
(onsite, offsite)
Indoor air impacts with
Ventilation
Ecological status
Solid waste generation
Open space use
Construction material
Energy use
Construction impacts
Other environment
impacts (specify)
Other environment
enhancement initiative
(pl specify)

More items can be added above as per the site location, building types,
construction types, user base, etc. More space should be used to describe
the mitigation action plan.
This set will be signed by the project proponent along with ECG-V1 which
shall once approved will be binding unless until it has been revised
through HRC.
We undertake to fulfill the above Environmental Commitments & provide
adequate budget therefore.

Project Proponent
(Stamp & Signature)

Architect
(Stamp & Signature)

Environment Consultant
(Stamp & Signature)

45

Requirements for Fire Prevention and Life Safety

in High Rise Buildings
[Source: Part 4: Fire and Life Safety, NBC (2005) as recommended by
Maharashtra Fire Prevention and Life Safety Measures Act (2006)]
Suggestions & corrections to be incorporated
Note: 1)

Following amendments and corrections are applicable for

building having height more than 70 m of height irrespective
of its occupancy,

2)

The clauses which need to be amended are only mentioned

below. All other clauses in N.B.C. 2005 are as it is.

Sr.
No.
1

Clauses & Clauses

No. from NBC
(2005) Part 4
2.39 Wet Riser

Prescription and Recommendations

An arrangement for the fire fighting within
the building by means of vertical rising
mains not less than 150 mm nominal
diameter with landing valves on each floor
/ landing in the independent duct in the
lobby near every staircase entrance, for
fire fighting purposes and permanently
charged with water from a pressurized
supply. NOTE For definitions of other
terms, reference shall be made to good
practice.

3.4.4 Maximum
Height

Every building shall be restricted in its

height above the ground level and the
number of storey, depending upon its
occupancy and the type of construction.
The height shall be measured as specified
in Part 3 NBC Requirements.
High

Rise

Buildings

-Residential/

Commercial/ Mixed Occupancies - up to

46

120.00 M height (Height Limit) shall be

permitted.
Note: In specific cases where a clearly
demonstrable hardship is caused, the
Commissioner may for reasons to be
recorded in writing, may restrict the
height of any building, and may also
permit the prescribed heights to be
exceeded.
3

3.4.6 Open
Spaces

The side, front and rear open spaces of

the building shall not be less than 8.00
mt.for buildings above 70.00 mt. height.
However, due to any hardship/planning
constraints or
the

plot,

the

irregular shape & size of

HRC

on

scrutiny

&

satisfaction may permit 6.00 mt. front

open marginal space, if Refuge area/ Fire
escape route is not provided in the side of
proposed front open marginal space & the
same is not abutting Fire Refuge Area /
Floor. Further, for the buildings above
45.00 mt height and up to 70.00 mt.
height one of the open marginal space
abutting Fire Refuge gallery/ approachable
area of refuge floor as directed by the Fire
Officer shall have minimum 7.50 mt. clear
open marginal space & all other remaining
side open marginal spaces shall be 6.00mt
minimum.

47

3.4.19 Glass of
facade

Fire Safety Requirements For Glass

Wall In Building
Glass Wall (Walls Functioning As Fire
Compartment Wall And Wall Adjoining
Escape Routes)
1)Architect should earmark conspicuously
the glass wall either by sign or in words,
on the plans submitted at the time of
submission of proposal.
2) The said wall including doors frame
work if any should be one hour fire
resistances

and

shall

satisfy

stability,

integrity and insulation characteristics for

the fire resistance period given.
3) Plastic or any combustible film shall
not be coated on external or internal face
of the wall.
Fire

Safety

Requirements

For

Glass

Facade In Building
Glass Facade
1) An Opening to the glass faade of min.
width 1.5 m and height 1.5m shall be
provided at every floor at a level of 1.2 m
from the flooring facing compulsory open
space as well as on road side. Minimum
one such opening shall be provided at the
interval of every 15mt.
Mechanism

of

Opening:

The

openable

glass panel shall be either left or right

shall have manual opening mechanism
from inside as well as outside. Such
oepnable

panels

shall

be

marked

conspicuously so as to easily identify the

openable panel from outside.

48

2) Distance between the external wall

(glass/brick) and glass faade shall not be
more than 300 mm.
3)

The

smoke

seals/barriers

between

building wall and faade shall be provided

at every floor level in the form of noncombustible

material/

vermiculate

cement.
4) Glass facade blocking the area of
staircase, lift lobby and corridor shall be
kept openable. Pressurized system of the
staircase/lobby shall be synchronized with
opening mechanism.
5) The glazing used for the faade shall
be of toughened (tempered) safety glass
as per I.S.2553, Part I or laminated safety
glass as per

I.S.2553-Part I satisfying

stability criteria.
6) Automatic Dry type water curtain
system shall be provided at every floor
level from inside of the faade.
7) Openable vent of 600 mm height to be
installed below ceiling level or false ceiling
level (if provided)- The openable vent of
minimum 2.5% of the floor area shall be
provided. It shall be of min 600 mm depth
below ceiling/false ceiling or full length on
the periphery of the faade whichever is
less- Openable mechanical devices for the
said vent shall be located at 1.2 m height
from the flooring level. The Openable vent
can be pop out type or bottom hinged
provided

with

fusible

link

opening

49

mechanism and shall also be integrated

with automatic Smoke Detection System.
OR
Alternate

vertical glass panels of the

faade shall be oepnable type with the

mechanism mentioned above in order to
ventilate the smoke.
8) Refuge areas covered with the glass
faade shall have all the panels openable
(either left or right hinged) both from
inside as well as outside.
5

4.12.3 Refuge
Areas:

Manner of providing refuge area :

a) The refuge area shall be so located
that it shall preferably face the access
road/s or otherwise face the wider open
space

on

the

side

of

the

building

perpendicular to the main access road.

b) The cantilevered refuge area shall
necessarily be of RCC Type.
c) The cantilevered refuge area up to
54.0M height shall be provided with railing
/ parapet of 1.10 m height and 1.50 m
above height of 54.0 M.
d)

R.C.C.

covering

shall

be

provided

above the topmost refuge area.

e) The cantilever refuge area shall have
access through a door which shall be
painted with a sign in luminous paint
mentioning REFUGE AREA.
f) The lift/s shall not be permitted to be
open into the refuge areas.
g) Drenchers shall be provided in refuge
areas above 70.0 M height.

50

h) Use of Refuge area :

i) The refuge area shall be earmarked
exclusively for the use of occupants as
temporary shelter and for the use of Fire
Department or any other organization
dealing with fire or other emergencies
when occur in the building and also for
exercises/drills if conducted by the Fire
Department.
ii) The refuge areas shall not be allowed
to be used for any other purpose and it
shall

be

the

responsibility

owner/occupier to
clean

and

free

of

the

maintain the same

of

encumbrances

and

encroachments at all times.

iii) Facilities to be provided at refuge
area:
Adequate emergency lighting facility shall
be provided.
iv)The maximum permissible Refuge Area
shall be 4% of Built up area of serving
floors. The area beyond the stipulated
above shall be computed in the FSI.
As far as possible, refuge floor shall be
within the building line itself.
6

Fire Escape
Chutes
( New Clause)

Fire Escape Chutes :- High rise building

having height more than 70 m, shall
necessarily be

provided with fire escape

chute shafts/s for every wing adjacent to

staircase. Wall of the shaft shall have 3 hr
fire resistance.
One side of the shaft shall be at external
face

of

the

building

with

proper

51

ventilation.
The dimension of the shaft shall not be
less than 2.5m X 1.5m.
The access to the fire escape chutes shaft
shall be made at alternate floor level from
staircase mid-landing with self closing fire
resistant door of at least one hour.
The fire chute shall be of staggered type
with landing of each section at the vertical
height of not more than 15mtrs.
7

Fire Check Floor

( New Clause)

Fire Check Floor/ Fire Cut off Floor

A high rise building having ht more than
70 m, hall be provided with fire check
floor

(entire

floor)

above

70

mt

at

immediate habitable floor level. Height of

the fire check floor shall not be more than
2.60 mt.
The fire check floor shall not be used for
any

purpose

and

it

shall

be

the

responsibility of the owner/occupier to

maintain the same clean and free of
encumbrances and encroachments at all
times. Drinking water facility and toilet
facility shall be provided.
Periphery of the Fire Check floor shall not
be enclosed.
Fire Drenchers shall be provided at the
periphery of the each fire check floor
externally.

52

Basement (Open
Spaces)
( New Clause)

Basement Depth:
It may be one level or more, total depth
not exceeding 8.0 m below the ground
level.
If the basement is exclusively planned for
required parking only due to planning
constraints or any hardship with written
permission

of

the

Commissioner

the

basement beyond prescribed building line

exclusively required for

parking may be

allowed for maximum depth of 8.0m.

Then, if, basement excluding excavation is
up to 4.0 m, the minimum open space for
basement for side & rear margins shall be
2.0 m Further, if, the depth of basement
excluding excavation is from 4.0 m to 8.0
m, the minimum open space for basement
for side & rear margins shall be 2.5 m, No
basement shall be allowed in front open
margin.

All

structural

design/safety

aspects as per latest BIS Codes shall be

complied

along

with

consideration

of

weight of Fire Engine & its maneuverings.

Further,

while

basement

in

planning

these

&

designing

aforesaid

margins,

utmost care shall be taken so as to avoid

foul with utility/building services such as
water

supply

network,

town

tank/
gas

lines,
lines,

sewerage
rain

water

harvesting system, gray water reuse &

53

Recycle

system

with

STP,

Communication/MTNL cable lines, MSED

power

cables,

foundations

of

abutting

structures/ compound walls, fencing etc. A

detailed

Architectural

plan

depicting

basement along with all above aspects

shall

be

submitted

along

with

the

checklist.
9

4.14 Ramp

The ramp to basement and parking floors

shall be between 6 mt. to 7 mt. wide for
two way traffic and 3.0 mt. to 4.0 mt.
width for one way traffic shall be provided
with Gradient of 1:10 for cars and 1:15
for heavy vehicles.
If it is proposed to ply the fire engine on
the ramp the width shall be minimum 9.00
mt. with turning radius of 12.00 mt.
minimum shall be provided. As far as
possible, this should be avoided. Also,
taking of fire engine on car park floor shall
be avoided. Fire fighting should be done
from open spaces only, to the extent
possible.
All structural design/safety aspects as per
latest BIS Codes & NBC shall be complied
along with consideration of weight of Fire
Engine & its maneuverings.

54

The clear head room of 5.50 mt. shall be

proposed in case of fire engine movement
underneath the parking floor is required &
the same shall not be counted towards
FSI.

(V. S. Rane)
Member, HRC
&
Fire Officer ,
Navi Mumbai Municipal Corporation

(P. R. Thakur)
Member, HRC
&
Assistant Director of Town Planning
Navi Mumbai Municipal Corporation

(S. W. Patil)
Member, HRC
&
Additional City Engineer
Navi Mumbai Municipal Corporation

(M. B, Dagaonkar)
Member, HRC
&
City Engineer,
Navi Mumbai Municipal Corporation

(Shantilal Jain)
Member, HRC

(Dr. Mahua Chakrabarti)

Member, HRC

(A. L. Jarhad )
Chairman, HRC
&
Commissioner
Navi Mumbai Municipal Corporation

55