Building Bye Laws

The rules and regulations 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.
1. Built-up area/Covered Area
✓ Area covered by the building immediately above the plinth level, synonymous

to area of the building footprint.

✓ It includes Basement, Building structure, Ramps, Swimming pool, Reservoir,

Chimney, Water Purification plant, etc.

✓ Details not to be included:- Steps, Foundation, Manhole, Water tank, Soak pit
2. Plinth Area
✓ Built-up covered area measured at the floor level of the basement or of any storey.
✓ It is measured externally.
✓ It includes area of walls at floor level excluding plinth offset, external area of
projecting cladding, covered stair, machine room, porch without cantilever, barsati.
✓ Does not include open porch, uncovered stair, spiral stairs, balcony, dome, tower at
terrace, etc.
3. Floor Area
✓ Usable area on each floor.
✓ It is the area measured internally, does not include wall thickness.
✓ It includes porch, stairs, corridor, door swing place, etc.
 ~
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✓ Net usable area within building. m

Lift Kitchen
✓ Deductions include wall thickness,
verandah, passage, porch, lift, staircase,
Orawmg/Oming
w/c bath, kitchen, etc (As per IS ~
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3861:2002 Cl. 5) Lobby
m

tll as
5. Super Built-up Area/Saleable Area
Total built-up area of your flat + your
proportionate share of the common amenities
Built up Aru l = 111111111111111 +
in your building complex such as corridors, Super Built up ~a = I l + 111111111111111 + l Common Area
staircases, lift shafts, indoor sports rooms, etc
• Plot: A piece of land enclosed by definite boundaries as mentioned in
ownership documents.
• Plot area: Area of land as per records of revenue authorities authenticated by
possession certificate, etc.
• Plot depth: Horizontal distance between front and rear plot boundaries.
TYPE OF
PLOT
I AREA OF PLOT MAX. PERMISSIBLE COVERED AREA

Type A >1000 m 2 I 33.33% of plot area or 400 m 2, whichever is more

Type B I 501-1000 m I 2 40% of plot area or 250 m 2, whichever is more

TypeC 201-500 m 2 50% of plot area or 133 m 2, whichever is more

st
66.67% of the plot area on ground floor & 1 floor.
Type D < 200 m 2
Nothing on 2nd floor exceeding 25% of ground floor.

Ref : Construction-Drau ghtsman Civil {NSQF Level-5)

 alle
• Amalgamation: Combining two or more plots as a single plot. ESI IC

■
• Amenities: Means roads, open spaces, parks, recreational
grounds, gardens, water supply, electric supply, lighting, back lawn

sewerage, drainage and conveniences.

• Bifurcation: Dividing a plot into two.
• Corner Plot: Plot abutting two or more intersecting streets.
• Frontage: Frontage means the width of the site abutting the

access road.
• Basement/Cellar : Lower storey of building below average ground
street

level. Minimum height 2.4 m

• Height of building: Means the vertical distance measured from the average level of
the ground around and contiguous to the building up to the highest point of the
building, in the case of flat roofs.
✓ Maximum height of building should not be greater than twice the width of
street abutting the plot + twice the width of the yard from the building to
abutting street.
• Low Rise Buildings: Buildings having height less than 15m (as per NBC) or 16m (as
per KMBR)
• High Rise Building or Multi-Storeyed Building: Buildings of height more than 16m or
with more than 4 floors
Floor Space Index (FSI)/ Floor Area Ratio (FAR):

Total covered area of all floors

FSl = - - - - - - - - - - - -
Plot Area

~ I f flOORAREA • 0.lFAR
5.000 If. LOT AREA

.!000 If FlOOR AREA_ • 0.6 FAR

5,000 If LOT AREA

HOOJI FLOOR AREA • 09FAR

S.000 sl LOT AREA
 ~-
.
-..-·-··- ..---·· --··- ·•- "-"_"_.. _,~I
SideYa-d
I &i b.x:k !
. i
• Set back: Distance a house or structure must be from the front, side
j~ Buldirg /
(I) Frort Yard Rear Yard
& rear property lines. Setbacks allow for access to underground
i i &i b.x:k - - - ~ &i ba::k I
utilities and distance between properties. . Side Ya-dl 1
1-.. _. _,_., ___ .s« b.x:k.. ,_ .._ ,_.,_., _ _j
• Building line: Line up to which the plinth of a building may lawfully
1 COfilfilll QF_BUILOING i'\CIIVJIY
extend within the plot on a street or an extension of a street. No

overhead projections are allowed beyond the building line. ROAO WIDTH
(NoSII uto)

• Control line: Line up to which public buildings, such as cinema halls &

commercial buildings can be constructed. UH;TP l li',!

• Cul-de-sac: A street with dead end having adequate maneuvering space facility for

vehicles.

-
• I

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• Row buildings: Buildings in a row with only front & rear open spaces

✓ No. of units that can be permitted 'i> 10

✓ Plot area 'i> 8Sm 2

✓ Maximum floors= 2 (along with a staircase room)

Oliick revision series- Part 2

SARANYAT
 PARTS OF A BUILDING

• Mezzanine Floor: Intermediate floor in any storey,

overhanging a floor beneath
✓ Clear headroom beneath and above the
mezzanine floor shall not be less than 2.2 m.
✓ Maximum built-up area is one third area of the
main floor or the room accommodating the
mezzanine floor.
✓ If it is to be used as a living room, then area shal
not be less than 9.5 m2 •
• Compound Wall/Boundary Wall : Wall made around the building which cover

up the whole building. Height of wall abutting road should not be more than

1.5 m.
• Water closet: Every building above 50 m 2 of built-up area shall be provided

with at least one water closet.

• Stair: Buildings having more than 3 floors including basement shall have at

least 2 stairs (1 fire escape).

• Escalator provided should have width not less than 1 m .

• Ramps shall be laid with a slope not exceeding 1 in 10.

• Habitable Room: A room designed for occupancy by one or more persons for study,

living, sleeping, eating, kitchen if it is used as dining/living room.

✓ Minimum height of habitable room > 2.75 m for regular

> 2.6 m for row houses

> 2.4 m for air conditioned

• Head Room: Clear height from top of floor to the bottom of ceiling above the floor.

Minimum head room:

✓ Residential & commercial - 2.75 m

✓ Educational - 3.6 m & 3 m (for cold area)

✓ Industrial - 3.6 m & 3 m (for A/C)

 Minimum size of different rooms (NBC 2016):
SL. NAME OF ROOM MINIMUM MINIMUM MINIMUM OTHER REQUIREMENTS
NO AREA SIZE OF SIDE HEIGHT

1. Habitable room 9.5 m 2 2.4 m 2.75 m from As per need

(bedroom, living surface of floor
room, study to lowest point
room) , of ceiling

2. Kitchen
---
[s"m 2 - µ 8 m-~~-_,_..,...i-2 .75 m I As per need
3. Bathrooms 1.8 m 2 1.2 m •At least one wall open to ext. air
2
Water closets [i.1m 7°"9 m 2.1 m •Wall should have impervious finish
up to at least lm above floor
Combined 2.8 m 2 1.2 m
4. Store room
3-m z
--i-

3mx6m
2.2m
2.4m
_1-------
5. Garage
1-------- lm 2.2 m l Min. Width of tread - 300 mm. Can
6. Staircase
(Residential) (headroom) be 250 mm for 1-2 family dwelling
•Max. Height of riser - 150 mm. Can
I be 190 mm for 1-2 family dwelling J
u -
 KMBR 2019 Requirements:
• Sanitation Facilities
MINIMUM AREA MINIMUM WIDTH MINIMUM HEIGHT
t-

Bathrooms 1.5 m 2 1.1 m

-
Water closets
Combined
\ 1.1 m 2
2.2 m 2
--
lm
1.1 m
2.2 m

• Leech pit, soak pit, refuse pit or septic tank shall be at a minimum distance of
1.2 m from plot boundaries.
• Circulation Area: Sum of all areas on all floors of a building required for
physical access to some subdivision of space.
✓ Horizontal CA = 10 to 15% of plinth area
✓ Vertical CA = 4 to 5% of plinth area
 • Staircase
Minimum Stair Width (NBC)
✓ Minimum size of tread (going) = 30 cm
Type of Building Width of stair
✓ Maximum height of riser (rise) = 15 cm
Residential lm
✓ Minimum headroom under staircase

landing = 2.2 m
Educational Institutions
Assembly Buildings (Theatres,
t 1.5 m

2m
auditoriums, etc)
✓ Minimum height of handrails = 90 cm
Institutional 2m
✓ Distance between handrail & walking
Other Buildings l.Sm
line= 45 cm

• Lift shall be provided when there is more than 4 storey or height of building exceeds 15m.
 Building Occupancy
KMBR I MAX. PERMISSIBLE COVERAGE FSI
-
Group Al - Residential
...__
65 3

NBC Classification

Group A - Residential
Group A2 - Lodging houses &
special residential
Group B - Educational
65

35 - up to higher secondary
l 2.5

2.5
-

Group B - Educational 50 - others 2.5

-
Group C - Institutional Group C - Medical/Hospital 1 so 2.5
~
-
Group D - Assembly Group D - Assembly 40 1.5
-
Group E - Business Group E - Office 60 3

Group F - Mercantile Group F - Mercantile/Commercial 65 3

Group G - Industrial Group Gl - Industrial I I 60 3.5

- Group G2 - Industrial II
-
Group H - Storage 40 2.5

Group J - Hazardous
Group H - Storage I 10 3
Group I - Hazardous 45 1.2
....
Group J - Multiplex complexes 65 3
 Scale of Drawings
-
PLANS I SPECS
Site plan Min scale 1:400
-
Service plan ~ cale not less than site plan
-
Parking plan Scale not less than site plan
Key plan I No scale, Details of the location--
-
Building plan Min scale 1:100
Safety plan I For High rise building
Colour Schemes (KMBR)
ITEM I COLOUR NOTATION I ITEM I COLOUR NOTATION
Plot line Thick black line Permissible building line Thick black dotted line
Existing Street I Brown line J Proposed street T ootted brown line
Existing building Black outline Proposed building Red outline
Building proposed to be demolished IYellow hatching j Electric lines / Green line
Drainage sewerage work Red dotted line Water supply works Black dot and dash line
 YARDS FOR BUILDINGS UNDER DIFFERENT OCCUPANCIES

Building Buildings in Group

Buildings in small B. C & E of built up
in Group plols under Group D Group GI
area exceeding 200
Al &A2 Group Al sq. metres
of any and F Buildings
Group F
built up (built up in Group
built up
area and area not Hof built C.
Yards Buildings
in Group F
exceeding
200 sq.
area
exceeding
Gro
up
up area
exceeding
e e
0
C.

0
200 sq. G2
wi1h built melres and built up built up 300 sq.
metres
up area 1101 plol area 200- area area melres
exceeding no t Above 500 200 - 500 500 - 800 Above800
500 sq up10200 exceeding
200 sq . exceeding sq.mclres sq .metres sq.melrcs sq.mclres
meters sq. 200 sq.
me1rcs 125 sq. melrcs melres
melres)

(I) (2) (3) (4 ) (5) (6) (7) (8) (9) ( 10) (II ) ( 12) ( 13) ( 14) ( 15)

Front
(in 3 1.8 5 6 6 7.5 10.5 3 3 3 5 6 7.5 10.5
metre
Rear
(in 1.5 2 2 2 3 3 1.5 2 3 5 3 7.5 5
metre)
Sides
(in 0 .6 2 2 2 4 5 2 3 3 2 7.5 5
metre)

. ..