DEVELOPMENT CONTROL & ZONING

REGULATIONS
Planning Legislation & Professional Practice

GUIDED BY –
DR. VIDYA GHUGE

SUBMITTED BY –
AAYUSHI GODSE
MT20UPL007
 DEVELOPMENT CONTROL & ZONING REGULATIONS

 Development:
• Carrying out of building, engineering, mining, etc. over or under land/ water.

 Development Control:
• It is the process through which development is carried out by different agencies (private or public).
• The motto is the benefit of the whole society.

• Key elements include:

a) Physical factor: Based upon size & density of population.
b) Functional factor: Based on pre-dominance of secondary & tertiary activities (economic base of city)
c) Administrative factor: Based on the territorial scope of local bodies.

• Development control requirements so that, it is exercised in a better way –

a) Efficient development control system: Body (Municipal Corporation, Municipality, etc.) is created which exercises all provisions of system.
b) Police power & power of eminent domain: Unauthorized development is removed by Police department & 1-2 months notice is given for that.
There is a co-ordination between local body & the police department.
c) Appropriate enforcement authority: The urban local body acts as the enforcement authority.

• Aim & Objectives of Development control regulations –

a) guiding the development
b) Regulates the use of land
c) Curbs the mis-use of land
 Benefits of Development control regulations from people’s point of view –

• Health & Safety:

a) Proper hierarchy of roads
b) Proper setbacks
c) Proper road widths
d) Light & ventilation
e) Privacy
f) Zoning regulation
g) Sub-division
h) Pollution control

• Convenience:
a) Locational arrangement of land use
b) Functional linkages
c) Connectivity

• Economy:
a) Public costs related to convenience
b) Land use distribution
c) Regional planning
d) Travel cost

• Amenities:
a) Public health
b) Mental well-being
c) Pleasantness of urban environment
 TOOLS USED FOR DEVELOPMENT CONTROL

1. Land use controls

2. Land sub-division controls
3. Height control
4. Plot coverage
5. Setback controls
6. Floor area ratio control
7. Density control
8. Building line control
9. Architectural control
10. Advertisement control
11. Building bye-laws & regulation
 TOOLS USED FOR DEVELOPMENT CONTROL

• Land use control:

a) Health, safety & welfare of residents.
b) Avoids mixture of incompetent land uses.
c) To stabilize land values.
d) Aim: To promote land development in a planned & orderly manner.

• Land sub-division control:

a) Road width, road length, minimum plot sizes.
b) Payment of security deposit/ fees when layouts are approved.
c) Sub-division of plans of owners of adjoining properties should be coordinated.
d) The regulations ensure:
e) land can be developed without endangering public health and safety;
f) developers provide for proper water, sewerage, and drainage and take steps to control soil erosion and sedimentation; and
g) To set standard/create a network of streets for rational traffic /transportation
h) to plan site in a way that conserves energy or promotes the use of renewable energy.
i) Set standards for providing public utilities and services.
The lay down the proportion of land under different uses housing, uses- housing, commercial, open spaces, roads, public amenities, etc.
• Height control:
• Objectives –
a) For proper light & ventilation
b) No. of floors permitted, height permitted, height in relation to road widths.

•Advantages of Height Zoning-

1. To control the development in the area and solve problems involving traffic, congestion etc
2. Buildings with Uniform Height helps in improving the street picture/ urban design
3. Ensures adequate air , light and ventilation by avoiding construction of tall buildings in a low height area.
4. Controls land values and stabilizes them in certain preferred area.

• Height provides the mechanism of providing larger built area over any piece of land.
• More the height more are the setbacks provided in building to ensure air, light and ventilation in the building and surrounding buildings
• More the height lesser is the ground coverage to provide more open space at ground and larger space for parking.
• Main objectives of Height control are to-- ensure adequate day-lighting in the building and manage traffic and to provide space for
disaster management.
• Plot coverage control:
a) Percentage of total plot area that can be built upon
b) Size of plots
c) Availability of fire services, tender vehicles
d) Proper water supply & sanitation

• Setback control:
• Setback – Defined as margins or open spaces in any plot of land where no construction is permitted.
• Maximum setbacks can be four- one on each side- front, Rear and sides.
• Building with all 4 setbacks – Detached building, • Building with all 3 setbacks –Semi- Detached building, • Building with all 2 setbacks –
Terraced building.
• Number of setbacks depends upon the size of plot and covered area to be permitted at ground and Requirement of fire safety.
• Larger the plot more are the setbacks and larger the depth of such setbacks.
• Setbacks are provided for:
1) Providing space for widening the roads when needed later on without damaging the buildings.
2) To ensure adequate air, light and ventilation within and among buildings.
3) To provide space for Parking within building without causing congestion in area.
4) To create gardens/open spaces/landscape area within the building.
5) To protect buildings from the street noise/ traffic.
6) To promote Privacy for the residents.
7) To provide space for fire hydrants & moving space for fire vehicles.
8) To provide space for laying services in a congested area.
• Floor area ratio control:
a) Applicable to all building types
b) Balcony, staircases, architectural projections are exempted from FAR & premium
has to be paid.
a) FAR depends upon standard of –
i. utility services (gas pipelines, water supply, sewerage, etc.)
ii. Transport & communication, iii) Existing character of development

• Density control:
• Density- defined as number of persons per unit area
• Housing density- number of housing or dwelling units/per unit area.
a) When development plan is prepared, decisions are taken for the population expected & the density expected.
b) Purpose: To control overcrowding of population, congestion of traffic on streets, overloading on utility services, etc.
Density is regulated through regulating the built area/ plot area by defining
• -- setbacks to be provided in buildings
• - Maximum height of building
• --Size of plots
• --number of houses per unit area
• -- Floor area Ratio
 Advantages of Density Controls:
• i. Facilitate proper layout
• 2. Designing appropriate public amenities and services and their distribution
• 3 Ensures adequate light and ventilation to residences for creating healthy environment
• 4 Avoiding congestion/ over-crowding
• 5 To Stabilize the land values
• Building line control:
a) Purpose: Space should be available for widening of roads.

• Architectural control:
a) To maintain the architectural character of an area.
b) Example - For heritage cities like Hyderabad & Jaipur
c) Façade control, frame control, proportion of openings, architectural projects, height, etc.

• Advertisement control:
a) Affects skyline of city.

• Building bye-laws:
a) Dimensions of minimum room sizes, opening sizes to be provided, minimum activity area to be provided & light & ventilation to be
provided in the activity areas.

• Zoning:
a) So that no intrusion of incompatible land uses takes place.
 NBC
 LAND USE:

• The land use classification may be as

indicated below:

LAND USE CONTROL

 MODEL BUILDING BYELAWS
 LAND USE:
• Types of Buildings based on use of premises or activity:
a) “Residential Building”- includes a building in which sleeping and living accommodation is provided for normal residential purposes, with cooking
facilities and includes one or more family dwellings, apartment houses, flats, and private garages of such buildings.
b) “Educational Building”- Includes a building exclusively used for a school or college, recognized by the appropriate Board or University, or any other
Competent Authority involving assembly for instruction, education or recreation incidental to educational use, and including a building for such
other uses as research institution. It shall also include quarters for essential staff required to reside in the premises, and building used as a hostel
captive to an educational institution whether situated in its campus or outside.
c) “Institutional Building”- Includes a building constructed by Government, Semi-Government Organizations or Registered Trusts and used for medical
or other treatment, or for an auditorium or complex for cultural and allied activities or for an hospice, care of persons suffering from physical or
mental illness, handicap, disease or infirmity, care of orphans, abandoned women, children and infants, convalescents, destitute or aged persons
and for penal or correctional detention with restricted liberty of the inmates ordinarily providing sleeping accommodation and includes
dharamshalas, hospitals, sanatoria, custodial and penal institutions such as jails, prisons, mental hospitals, houses of correction, detention and
reformatories etc.
d) “Assembly Building”- A building or part thereof, where groups of people (not < 50) congregate or gather for amusement, recreation, social,
religious, patriotic, civil, travel and similar purposes and this includes buildings of drama and cinemas theatres, drive-in-theatres, assembly halls, city
halls, town halls, auditoria, exhibition halls, museums, "mangal karyalayas", skating rinks, gymnasia, restaurants, eating or boarding houses, places of
worship, dance halls, clubs, gymkhanas and road, railways, air, sea or other public transportation stations and recreation piers.
e) “Business Building”- Includes any building or part thereof used principally for transaction of business and/or keeping of accounts and records
including offices, banks, professional establishments, court houses etc., if their principal function is transaction of business and/or keeping of books
and records.
f) “Industrial Building”- Includes a building or part thereof wherein products or material are fabricated, assembled or processed, such as assembly
plants, laboratories, power plants, refineries, gas plants, mills, dairies and factories etc.
g) “Mixed Land Use Building”- A building partly used for non-residential activities and partly for residential purpose.

LAND USE CONTROL

BUILDING BYELAWS, LUCKNOW NBC MODEL BUILDING BYELAWS
 ACCESS ROADS:
• The residential plots shall have the road • The residential plots shall have the following • Following provisions of means of access shall
widths according to the following – means of access requirements – be applicable –

Sr. No. Width of Length of a) The width of the main street on which
Means of Means of buildings abut shall not be less than 12.0 m.
Access Access
1 9.0 200 a) If there are any bends or curves in the
approach road, sufficient width shall be
2 12.0 201-400 permitted at the curve to enable the fire
3 18.0 401-600 tenders to turn, the turning circle shall be at
least of 9.0 m radius.
4 24.0 601-1000
5 30.0 Above 1000

• For non-residential plots -

Sr. No. Width of Length of
Means of Means of • For non-residential plots -
Access Access
1 12.0 200
2 18.0 201-400
3 24.0 401-1000
4 30.0 Above 1000

SUB-DIVISION CONTROL
BUILDING BYELAWS, LUCKNOW NBC MODEL BUILDING BYELAWS

 PLOT SIZE:
• Residential: • No building shall be constructed on any site, • For low-income group, the minimum plot size

a) Minimum plot size should be 40 sq.m & on any part of which there is deposited should not be less than 30 sq.mt.
refuse, excreta or other offensive matter
minimum width should be 3.5 m.
objectionable to the Authority, until such
b) For low-income housing/ slum-
refuse has been removed there from and the
redevelopment housing, the minimum
site has been prepared or left in a manner
plot size can be 25 sq. m, out of which
suitable for building purposes to the
max. permissible builtup area is 75%. satisfaction to the Authority. • Group housing:
• Group housing:
a) Minimum plot size should be 2000 sq.m,
& It should be abutting min. 18 m wide
road.

SUB-DIVISION CONTROL
BUILDING BYELAWS, LUCKNOW NBC & URDPFI GUIDELINES
 EDUCATIONAL & MEDICAL FACILITIES:

SUB-DIVISION CONTROL
 NBC
 PLOT COVERAGE & F.A.R.:

FAR & PLOT COVERAGE CONTROL

BUILDING BYELAWS, LUCKNOW
 PLOT COVERAGE & F.A.R.:

FAR & PLOT COVERAGE CONTROL

BUILDING BYELAWS, LUCKNOW
 SETBACKS:
• Residential buildings: Maximum 3 floors
are allowed with max. height of 12.5 m
with stilt & 10.5 m without stilt & the
setbacks will be as follows -
URDPFI MODEL BUILDING BYELAWS
• The following table may be referred for
deciding the minimum setbacks for
different size plots in various use zones -
SETBACK CONTROL
BUILDING BYELAWS, LUCKNOW NBC MODEL BUILDING BYELAWS

 DENSITY:
• For layout plans for new/undeveloped areas, • The density norms for plotted development • The number of dwelling units are calculated
the maximum density can be 700 persons/ and mixed development shall be as follows - on the basis of the density pattern given in
Hectare. the development plan, taking into
• For group housing new/undeveloped areas, consideration a population of 4.5 persons per
the maximum density can be 1000 persons/ dwelling unit.
Hectare.
• The number of dwelling units are calculated,
taking into consideration a population of 5
persons per dwelling unit.

DENSITY CONTROL
BUILDING BYELAWS, LUCKNOW
 ARCHITECTURAL CONTROL:
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NBC MODEL BUILDING BYELAWS
• Compliance with the provisions of the Code
is adequate for normal buildings. But for • Maintaining skyline and architectural
major public building complexes or buildings harmony: After the guidelines are framed,
coming up in an important area near
historic/monumental buildings and areas of buildings within heritage precincts or in the
heritage, the aesthetics of the whole scheme vicinity of heritage sites shall maintain the
may also have to be examined, vis-a-vis
existing structures. In addition, any skyline in the precinct and follow the
development which may mark the general architectural style (without any high-rise or
characteristics and environment of
historical, architectural or other monuments multi-storeyed development) as may be
should also be subject to the provisions of existing in the surrounding area, so as not to
this clause. This clause is intended to cover
very few structures to come up in the vicinity diminish or destroy the value and beauty of or
of other declared/historically important the view from the said heritage sites. The
structures, and the scrutiny shall be limited
to the external architectural features only so development within the precinct or in the
as to ensure an aesthetic continuance of the vicinity of
existing structures with the new. The
scrutiny shall not deal with the routine
building plan scrutiny from other
requirements of Code from the point of view
of structural safety and functional
requirements.
ARCHITECTURAL CONTROL
BUILDING BYELAWS, LUCKNOW
 BUILDING BYELAWS:
1. Habitable Rooms
• Height: Not less than 2.75 m measured from
the surface of the floor to the lowest point of
the ceiling.
• In an air-conditioned room, the height from
the false-ceiling or the duct would be not
less than 2.4 m measured from the floor.
• Minimum clear headway under any beam
shall not be less than 2.4 m
• Size: Not less than 9.5 m2 (one-room)with a
minimum width of 2.4 m
• In an educational institute’s hostel, the area
of room shall not be less than 7.5m2.
NBC MODEL BUILDING BYELAWS
1. Plinth: The plinth or any part of a building or • Same as NBC
outhouse shall be so located with respect to
the surrounding ground level that adequate
drainage of the site is assured. The height of
the plinth shall be not less than 450 mm
from the surrounding ground level.
2. Interior Courtyards and Covered Parking:
Every interior courtyard shall be raised at
least 150 mm above the determining ground
level and shall be satisfactorily drained.
3. Habitable Rooms
• Height: Not less than 2.75 m measured from
the surface of the floor to the lowest point of
the ceiling (bottom of slab) provided that the
minimum clear headway under any beam
shall not be less than 2.4 m.
• Size: Not less than 9.5 m2 (one-room)with a
minimum width of 2.4 m & in case of 2
rooms, one of these shall not be less than
9.5 m2 and the other not less than 7.5 m2,
with a minimum width of 2.1 m.
BUILDING BYE-LAWS
BUILDING BYELAWS, LUCKNOW
2. Kitchen
• Height: The height of a kitchen measured
from the surface of the floor to the lowest
point in the ceiling (bottom slab) shall not be
less than 2.75 m.
• Size: The area of a kitchen shall be not less
than 5.0 m2 with a minimum width of 1.8 m.
But, for plot areas less than 60 m2 the area
of kitchen shall not be less than 3.5 m2 with
a minimum width of 1.5 m. Where there is a
separate store, the area of the kitchen may
be reduced to 4.5 m2. A kitchen, which is
intended for use as a dining area also, shall
have a floor area of not less than 9.5 m2 with
a minimum width of 2.4 m.
3. Bathroom and Water-Closets
• Height: The height of a water-closet shall not
be less than 2.2 m.
• Size: The area of a bathroom shall not be
less than 1.5 m2 with a minimum width
of 1.0 m. The floor area of water-closet shall
be 1.1 m2 with a minimum width of 0.9 m. If
bath and water-closet are combined, its floor
area shall not be less than 2.8 m2 with a
minimum width of 1.2 m.
NBC
4. Kitchen
• Height: The height of a kitchen measured
from the surface of the floor to the lowest
point in the ceiling (bottom slab) shall not be
less than 2.75 m, except for the portion to
accommodate floor trap of the upper floor.
• Size: The area of a kitchen where separate
dining area is provided, shall be not less
than 5.0 m2 with a minimum width of 1.8 m.
Where there is a separate store, the area of
the kitchen may be reduced to 4.5 m2. A
kitchen, which is intended for use as a dining
area also, shall have a floor area of not less
than 7.5 m2 with a minimum width of 2.1 m.
5. Bathroom and Water-Closets
• Height: The height of a bathroom or water-
closet measured from the surface of the
floor to the lowest point in the ceiling
(bottom of slab) shall not be less than 2.1 m.
• Size: The area of a bathroom shall not be
less than 1.8 m2 with a minimum width
of 1.2 m. The floor area of water-closet shall
be 1.1 m2 with a minimum width of 0.9 m. If
bath and water-closet are combined, its floor
area shall not be less than 2.8 m2 with a
minimum width of 1.2 m.
BUILDING BYE-LAWS
MODEL BUILDING BYELAWS
4. Kitchen
• Same as NBC
• Other Requirements: Every room to be used
as kitchen shall have:
a) unless separately provided in a pantry,
means for the washing of kitchen utensils
which shall lead directly or through a sink to
a grated and trapped connection to the
waste pipe;
b) an impermeable floor;
c) a flue, if found necessary; and
d) a window or ventilator or opening
5. Bathroom and Water-Closets
• Same as NBC
• Other Requirements: Every bathroom or
water-closet shall
a) be so situated that at least one of its walls
shall open to external air;
b) not be directly over or under any room other
than another water-closet, washing place,
bath or terrace, unless it has a water-tight
floor;
c) have the platform or seat made of water-
tight non-absorbent material;
BUILDING BYELAWS, LUCKNOW
4. Loft
• Height: The minimum head-room of ledge or
loft shall be 2.0 m. The maximum height of
loft shall be 1.0 m.
• Size: A loft in a habitable room shall not
cover more than 25% of the area of the floor
on which it is constructed and it shall not
be counted in F.A.R.
• In residential buildings, the loft can be built
above the corridors.
5. Mezzanine floor
• Height: It shall have a minimum height
of 2.2 m.
• Size: The minimum size of the mezzanine
floor shall not be less than 9.5 m2. The
aggregate area of such mezzanine floor in
a building shall in no case exceed one-third
the plinth area of the building.
• It shall be counted in the F.A.R.
NBC MODEL BUILDING BYELAWS
6. Ledge or Tand/Loft 6. Ledge or Tand/Loft
• Height: The minimum head-room of ledge or • Same as NBC
Tand/loft shall be 2.2 m. The maximum 7. Mezzanine floor
height of loft shall be 1.5 m. • Same as NBC
• Size: A ledge or TAND/loft in a habitable • Other Requirements: A mezzanine floor may
room shall not cover more than 25% of the be permitted over a room or a compartment
area of the floor on which it is constructed provided:
and shall not interfere with the ventilation a) it conform to the standard of living rooms as
of the room under any circumstances. regards lighting and ventilation in case the
7. Mezzanine floor size of mezzanine floor is 9.5 m2 or more.
• Height: It shall have a minimum height b) it is so constructed as not to interfere under
of 2.2 m. any circumstances with the ventilation of the
• Size: The minimum size of the mezzanine space over and under it;
floor, if it is to be used as a living room, shall c) such mezzanine floor is not sub-divided into
not be less than 9.5 m2. The aggregate area smaller compartments;
of such mezzanine floor in a building shall d) such mezzanine floor or any part of it shall
in no case exceed one-third the plinth area not be used as a kitchen; and
of the building. e) in no case shall a mezzanine floor be closed
so as to make it liable to be converted into
unventilated compartments.
BUILDING BYE-LAWS
BUILDING BYELAWS, LUCKNOW NBC MODEL BUILDING BYELAWS

6. Garage 8. Store room 8. Store room

• Height: The height of a garage shall be not • Height: The height of a store room shall be • Same as NBC
more than 2.4 m. not less than 2.2 m.
• Size: The size of garages shall not be less • Size: The size of a store room, where 9. Garage
than 2.5 m × 5.5 m. provided in a residential building, shall be • Same as NBC
not less than 3 m2.

9. Garage
• Height: The height of a garage shall be not
less than 2.4 m.
• Size: The size of garages shall be as below:
a) Private garage: 3.0 m × 6.0 m, minimum;
and
b) Public garage: Based on the number of
vehicles parked.

BUILDING BYE-LAWS
BUILDING BYELAWS, LUCKNOW NBC
 LIGHTING & VENTILATION:
• Notwithstanding the above, the minimum
aggregate area of openings of habitable
rooms and kitchens excluding doors shall be
not less than 1/10 of the floor area.
• No portion of a room shall be assumed to be
lighted if it is more than 7.50 m from the
opening assumed for lighting that portion.
• Ventilation shaft
• For ventilating the spaces for water closets
and bathrooms, if not opening on the front
side, rear and interior open spaces, shall
open on the ventilation shaft, the size, of
which shall not be less than the values given
• Ventilation shaft below:
MODEL BUILDING BYELAWS
• Other Requirements:
• Rooms shall have, for the admission of light
and air, one or more openings, such as
windows and ventilators, opening directly to
the external air or into an open Verandah.
• The minimum aggregate area of such
openings, excluding doors inclusive of
frames, shall be not less than,
a) one-tenth of the floor area for hot-dry
climate;
b) one-sixth of the floor area for warm-humid
climate;
c) one-eighth of the floor area for temperate
and composite climate; and
d) one-twelfth of the floor area for cold
climate.
BUILDING BYELAWS, LUCKNOW MODEL BUILDING BYELAWS
 PARKING:

BUILDING BYE-LAWS
BUILDING BYELAWS, LUCKNOW
 OPEN SPACES:
• In any residential layout, the community
open space shall be minimum 15% of the
total area.
• The minimum average dimension of the
recreational space shall not be less than 7.5
m.
• Any building line to be at least 3 m away
from the boundary of recreational open
space.
NBC
• In any layout or sub‐division of land
measuring 0.3 Ha or more in residential and
commercial zones, the community open
space shall be reserved for recreational
purposes which shall as far as possible be
provided in one place.
• The minimum recreational space provided
shall be 450 sqm.
• The minimum average dimension of the
recreational space shall not be less than 7.5
m and the length shall not exceed 2.5 times
the average width.
• Any building line to be at least 3 m away
from the boundary of recreational open
space.
BUILDING BYE-LAWS
 INFERENCES

 Land use Control:

• NBC has properly laid-out land use categories which are not there in Building Byelaws, Lucknow as well as the Model Building Byelaws.
 Sub-division Control:
• NBC has Building byelaws, Lucknow has proper regulations for the access roads, while the Model Building Byelaws don’t have such detailed provision.
• Building byelaws, Lucknow and Model Building Byelaws have provisions for the plot sizes but, NBC doesn’t have that information.
• Building byelaws, Lucknow & NBC/ URDPFI guidelines have regulations for the Educational & Healthcare facilities (area required & population served,
etc.)
 FAR & Plot coverage control:
• Building byelaws, Lucknow has the regulation regarding the FAR allowed & the plot coverage of different typologies of buildings.
 Setback Control:
• All the three documents have the regulations for the setbacks to be left around the buildings.
 Density Control:
• All the three documents have the regulations for the density control.
 Architectural Control:
• All the three documents have the regulations for the architectural control.
 Building Bye-laws
• The byelaws in NBC & Model Building Byelaws are exactly the same, with little difference in Building byelaws, Lucknow.
THANK YOU..