Introduction to Building bye laws and

regulations- their need and relevance

Slum Development as per laws
Introduction
o Legally abiding, building bye laws are the construction norms set by the government
authorities to ensure uniform development and protect buildings against
internal and external hazards.

Definition

o mode of construction varies from region to other region depending upon motive of owners,
availability of material, labour, construction and weather conditions.

o Bye law: the construction of any building, certain restrictions are laid down by Municipal
bodies, Urban development authorities and other government departments as town planning
trusts to clear open spaces to be left round the building.
What is building bye laws?
o The rules and regulation framed by town planning authorities covering the
requirements of building, ensuring safety of the public through open spaces,
minimum size of rooms and height and area limitation, are known as building
bye-laws.

o Rules and regulations which largely regulate the building activity should be
formulated to get disciplined growth of building and the better planned
development of towns and cities.
Purpose
o If certain rules and regulations are not made, house owner may construct residential
building as per his whims and fancies. Hence it is essential to maintain and implement the
bye laws to provide proper ventilation, privacy, security and safety between the
neighbours.

o Ensure public health and safety throughout a building.

o Most have come into play “after-the-fact” as a learning experience from a major tragedy.

o They are primarily concerned with

1. Construction requirements

2. Hazardous materials or equipment used in the building

3. 75% of all codes and standards deal with fire

4. Energy conservation

5. Accessibility
Objective of building bye-laws
o pre-planning of building activity.

o allow orderly growth and prevent haphazard development.

o Provisions of by-laws usually afford safety against fire, noise, health hazard and
structure failure.

o Provide proper utilization of space to achieve maximum efficiency in planning.

o They provide health, safety and comfort to the people who live in building.

o Due to these bye-laws, each building will have proper approaches, light, air and
ventilation.
Scope of building bye-laws
Aspects of different type of building in building bye laws:

1. Building frontage line

2. Minimum plot size

3. Built up area of building

4. Height of building

5. Provision of safety, water supply, drainage, proper light and ventilation

6. Requirement for off street parking space

7. Size of structural element

Applicability of building bye-laws
o New construction

o Additional and alternations to a building

o Changing of occupancy of building (residential, education etc.)

o Development of land is undertaken

o In demolition
Application Of Codes Of Practice
o Understanding the applications of various codes as per various building types.

o Conducting a comprehensive code search process.

o Representing the above analysis by preparing detailed code data sheets as

applicable in the domain which has been chosen for the research.
Code Accommodates
o A building code is a document containing standardised requirement for the
design & construction of most types of building.

o Codes regulate building construction & building use in order to protect the
health, safety & welfare of the occupant.

o Codes express all aspects of construction including structural integrity, fire

resistance, safe exists, lighting, electrical, energy conservation, plumbing,
sanitary facilities, ventilation, seismic design & correct use of construction
materials.

o Building codes classify standard by use & apply different standards to each
classification. For example, schools & office buildings are in separate occupancy
category with different performance requirement.
Different types of area
o Built up area

o Plinth area

o Floor area

o Carpet area

o Super built up area

Types of areas for residential building

Carpet Area

o It is the area enclosed within the walls, actual area to lay the carpet.

o This area does not includes the thickness of the inner walls

Built up Area(Plinth Area)

o It is the carpet area plus the thickness of outer walls and the balcony.

Super Built Up Area

o It is the built up area plus proportionate area of common areas such as

lobby, lifts, shaft, stairs, etc.

o Sometimes it may also include the common areas such, swimming pool, garden,
clubhouse, etc.
 CA#PET AREA BUILT UP AREA EUPER BUILT UP AREA

Diffeence between Carpet area, Built-up aea and Super Built up

Area
Carpet area
o “it is net usable area within
building”.

o Means the net area within a unit

of a building excluding walls or
columns, service areas such as
semi-open spaces such as
veranda or balcony, and corridors
or passages.
Built up area
o “The area covered by the building immediately above the plinth level”
o It is also known as covered area.

Details to be included Details not to be included

Basement Steps
Building Structure Otta

Ramps Court

Swimming pool Soak pit

Reservoir Fountain

Chimney Manhole

Water purification plant Water tank

 Plinth area
o Means the built-up covered area measured at the floor level of the
basement or of any storey.

Area to be included in plinth area Area not to be included in plinth area

Area of walls at floor level excluding Additional floor to accommodate seats in

plinth offset, external area of projecting theatre, assembly hall, or auditorium
cladding.
Cover of stair Balcony

Chajja Curvature provided to improve

appearance
Machine room Platform without cover terrace above
floor
Porch without cantilever Dome, tower at terrace, spiral stairs
Floor area
o “It is usable area on each floor”

o It including,

1. Porch

2. Each flat area in single floor for apartment

3. Stairs

4. Corridor

5. door swing place

Set back distance
Advantage of set-back
o Better condition of air, light and ventilation.

o At corners it improve visibility and safety from traffic.

o Space for parking.

o Protection of building from street nuisance like noise.

o Reduce the danger of fire from neighbor house.

o It provide privacy in building.

Building & control line
o The line up to which the plinth of the building adjoining a street or road or on
future street may lawfully extend is know as building line.

o Building such as cinemas, factories, commercial center which attract large

number of vehicle should be set-back distance apart from the building line.

o The line up to which such building can be constructed is known as control line.
Principles underlying building bye-laws
o Classifying the building with unit as a family and mentioning the
requirement.

o Classify rooms according use and then specifying minimum standard of each
room with respect to size, height, floor area, ventilation and light.

o Specify height of compound wall and location of gate in wall.

o Controlling projection in marginal space.

o Insisting on suitable FSI or FAR.

o Specify suitable arrangements with respect to drainage and water supply.

o Specify set-backs, light plan and margin.

o Specify minimum size of plots, their dimension and figure.

Building Bye-laws For Residential Area

o Size of plots o Basement

o Area limitation o Compound wall

o Margin o Projection margin

o Height of the building o Parapet wall

o Plinth height o Mezzanine floor

o Minimum area of rooms o staircase

Area limitation
o The limitation of area and height of the building of diff. type of construction and
occupancy class is achieved by satisfying floor area ratio.

o The FAR is specified taking into account the following aspect:

1. Occupancy class

2. Type of construction

3. Width of street frontage the building and the traffic load.

4. Parking facilities

5. Local fire fighting facilities

6. Water supply and drainage.

Margin
o The open spaces insides and around the building particularly residential type
have to provide to carter for the lighting and ventilation requirement.

1. Front open space

2. Rear open space

3. Side open space

Height Of The Building
o Height of building according to width of street:

1. The maximum height of the building shall not exceed 1.5 times the width
of road.

2. For building in vicinity of aerodromes, the maximum height of the building is

fixed in consultation with civil aviation authorities.

o • The height shall not included if building is erected one-third of roof area,
including:

1. Roof tank and its support

2. Ventilating, lift room

3. Roof structure other than pent-house

Plinth height
o The height of the plinth shall not be less than 450 mm ground level.

o Minimum height of 600 mm is the best from drainage or other

consideration.

o It is minimum 900 mm in water logged soils.

 Basement/Cellar
o The basement shall not be used for residential purpose.

o The basement to be constructed within the prescribed set back and building lines
and subject to maximum on entrance floor may be put to only the following use:

1. Storage of household

2. Strongrooms, bank cellars

3. Parking places

4. Air conditioning equipment and other machine

Requirement of basement
o The height of basement from the floor to the underside of the roof slab or

ceiling shall not be less than 2.4 m.

o The maximum height of the ceiling of any basement shall be 0.9 m and
maximum 1.2 m above the average surrounding ground level.

o Adequate arrangement shall be made such that surface drainage does

not enter the basement.

o The walls and floor of the basement shall be watertight.

o The access to the basement shall be separate from the main and
alternative staircase providing access and exit from higher floor.
Compound Wall
o Except with the special permission of the maximum height of compound wall
shall be 1.5 m above center line of front street.

o It is permitted 2.4 m when the top of 0.9 m is open type construction

o In corner plot it is restricted to 0.75 m for a length of 10 m on side and front

intersection.

o The balance height of 0.75 m may be made up through railing and of design to be
approved by the authority.
 OPEN SPACES
o To cater for lighting and ventilation o Inner courtyard
requirements every human habitation
o Ventilation shaft
room shall abut on an exterior / interior
open space or open verandah. o Outer courtyard – Projections

o Residential buildings: (up-to 10m o Cornice/ weather shed not wider than

height) - Exterior open space 0.75m

o Front open space o Balconies not wider than 1.2m

o Rear open space o Open air space for ventilation. Every

room intended for human habitation

o Side open space – Interior open space
should abut an interior or exterior
opening air space of the width are
dimensions specified below.
LIGHT &
VENTILATION
o Min one opening to external air of open space

o Door openings not counted

o Fixed part of window shall not be counted

o Min aggregate area of such openings, excluding doors inclusive frame

shall not be less than

1. – 1/10th of floor area (dry- hot climate)

2. – 1/6th of floor area (wet- hot climate)

3. – 1/12th of floor area (cold climate)

o Above areas of openings can be increased by 25% in case of kitchen

SAFETY FROM FIRE & EXPLOSIONS

o Use of non-inflammable materials of construction

o Providing open space on all sides of building

o Standard sizes for load bearing members

o Fool proof construction with adequate ventilation for quick escape of

inflammable gases
DRAINAGE &
SANITATION
o Align the road to gentle slope and provide reasonable camber

o Provide more plinth height so that storm water from road should never
rush into house
SAFETY OF WORKS
AGAINST
HAZARDS & ACCIDENTS

o Excavation: sufficient workforce, broad day-light, good working condition,

oxygen cylinders

o Walkway shall be free from sharp and hard projecting materials

o Floor should be non-slippery

o Material of construction should not fall in public place

o Skilled personnel shall be employed