BUILDING CODES AND BYE-LAWS

(BUILDING REGULATIONS FOR HILL TOWNS-SRINAGAR)

SUBMITTED BY - J.DIVYA.SRI(1601009) T. VARASIDHI VIGNESWARI(1601042)

 SRINAGAR ( JAMMU & KASHMIR )

AREA- 294 sq km
ELEVATION- 1585 m
POPULATION –
1,180,570
DENSITY – 4000/sq km Precipitation 710 millimetres (28 in)
Avg. summer temperature 23.3 °C (73.9 °F)
The city is located on both the sides of the Jhelum River Avg. winter temperature 3.2 °C (37.8 °F)
 Pressure for development on preferred locations in the Himalayan regions has increased during the last few decades
due to 1. Urbanisation
2. Population increase
3. High influx of tourists

During the last three decades, the development activities have tremendously increased in these seismically vulnerable
and environmentally sensitive hill towns

This unprecedented development has resulted in the deterioration of and environmental and visual quality in hill towns

Building regulations are enforced in hill towns to control/regulate the ever-increasing demand for the development in hill
towns
 Any area having an altitude of more than 600 metres from the
mean sea level or an average slope of 30 degrees is may be
classified as hilly in India.

 Depending upon the altitude and prevailing climatic conditions, the

hilly regions are classified into three categories,

1. Foot Hill Regions ( below 1200 metres)

2. Mid Hill Regions ( 1200-3500 metres ) - Srinagar (1585

m)

3. High hill Regions ( above 3500 metres )

ISSUES OF DEVELOPMENT IN HIMALAYAN HILL TOWNS

1. Heavy pressure on housing and existing infrastructural facilities is exerted due to high
population increase.

2. The ecological balance of town is affected due to high density development having multi-
storeyed buildings and lower carrying capacities of hill towns.
Degradation of natural topography, vegetation and disturbance of natural drainage pattern
due to massive constructions.

3. Congestion, water scarcity, landslides, pollution of lakes and streams due to rapid
urbanisation.
4. Insufficient traffic movement, inadequate source of water supply and disturbances in natural
drainage are crucial for development in hill towns.

5. They are susceptible to natural hazards like landslides, earthquakes, floods, cloudbursts, fire etc.

6. Hill towns have become concrete jungles by depletion of forest/greenery forming barren hills.

7. Construction development on high and unstable slopes is taking place limiting natural air,
ventilation and light.

YEAR OF ENFORCEMENT OF PRESENT REGULATIONS - 2010

 PERFORMANCE BYE-LAWS

Plinth: - Slope of pitched roofs: -

No person shall construct any building with its lowest flat Except with special permission of the Authority, no
or floor: slope of pitched type roof shall be more than 45
degrees and less than 26 degrees.
• < 0.5 m. and > 0.75 m. above the ground level of the
plot.
• The ground level should not be raised more than 0.7 m
Height regulation:
from the finished surface of the nearest street level to be
fixed permanently by concerned authority in the plain
1. All habitable and circulation spaces in a building
areas.
shall have minimum clearance of 9 feet.
• In hilly area, proposals shall be framed with due respect
of the profile of the plot ensuring maximum cutting of
2. In case of centrally air conditioned building, height
slops, which shall be determined by the competent
of habitable room shall not be less than 8’-6”
authority.
measuring from the surface of the floor to the inside
of false ceiling. The maximum clear head room from
NORMAL PLINTH – 0.3 – 0.45 m
beams shall 8’-6”
Corridors and passages:

The width of corridor shall be as follows:

Building abutting on two streets: -

i. Residential House : 1.0 m
ii. Hotel : 1-5 m If a building is situated on two or more streets of different
clear widths, the building shall be deemed for the purpose of
iii.Shopping Complex” up to a length of those Byelaws to face the streets which are wider than
15 meters : 1.8 m others.
iv.Shopping Complex above 15 mtr length : 2.1 m
v. Assembly buildings including auditorium
Cinema halls, multiplexes, Cineplex etc : 2.1 m
vi.Educational institutions. : 2.1 m

IN HYDERABAD
i. 1 m ii. 1.5 m v. 2 m vi. 2.4 m
Boundary Wall/ Compound Wall
I. Except with the special permission of the Authority,
the maximum height of the compound wall shall be
1.5 m above the center line of the front street.
Compound wall up to 2.4 m height may be permitted.
II. In case of corner plots the height of the boundary
wall shall be restricted to 0.75 m for a length of 10 m
on the front and side of the intersections and balance
height of 1.5 m if required in accordance with
a) may be made up of open type construction
(through railings) and of design to be approved by the
Authority or
b) The corner plot should be sufficiently rounded off
to a radius of not less than 4.5 meter to give a clear
view of the other roads.
III. The provisions of Rule-14.5 (I & II)’ are not
applicable to boundary walls of jails, in industrial
buildings, electric sub-stations, transformer stations,
institutional buildings like sanatoria, hospital,
industrial buildings like workshops, factories and
educational buildings like schools, colleges, including
the hostels, and other uses of public utility
undertakings and height up to 2.4 m may be
permitted by the Competent Authority.
IV. Compound gate should open entirely inside the
property and shall not open on any access/
pathways/ road/ street.
Basement
• Basement can be constructed up to minimum
prescribed setback line and beyond prescribed
building lines, ensuring that the coverage in the
basement shall not exceed ground floor coverage.
I. Basement shall not be permitted in low lying areas
and areas without adequate drainage facilities to
ensure drainage from the basement.
II. Basement may be put to only the following uses
(a) Storage of household or other goods of ordinary
non combustible material;
(b) Strong rooms, bank cellars etc.
III. Air conditioning equipment and other machines
used for services and utilities of building subject to
satisfaction of the Authority
IV. Parking spaces
V. Air conditioned shopping which will then be counted
in FAR.
•The basement shall have the following requirements
I. Every basement shall be in every part at least 2.4 m in
height from the floor to the underside of the roof slab or
ceiling;
II. Adequate ventilation shall be provided for the
basement. Any deficiency may be met by providing
adequate mechanical ventilation in the form of blowers,
exhaust fans, air conditioning system etc.
III. The minimum height of the ceiling of any basement
shall be 1 m above the average surrounding ground level.
IV. Adequate arrangements shall be made so that surface
drainage does not enter the basement
V. The walls and floor of the basement shall be watertight
and be so designed that the effect of the surrounding soil
and moisture, if any,
Ramps:
REGULATIONS FOR APARTMENT BUILDINGS
•Ramps with a slope of not more than 1 to 10 may be
substituted for and shall comply with all this applicable
requirements of required stairways as to enclosure,
capacity and limited dimensions.
• Ramps shall be surfaced with approved non-slippery
material provided that in the case of public offices,
hospitals, assembly halls etc, the slope of the ramp shall
not be more than 1 in 12.

I. The minimum width of the ramps in hospitals shall be

2.25m.

II. Handrails shall be provided on both sides of the ramp.

III. Ramps shall lead directly to outside open space at

ground level or courtyards or safe place
 Requirements for Special types of Buildings (To be applicable for all zones where the particular use is
permissible)

(A) Nursing Homes/ Hospitals (In all zones where it (C) Cinema Hall, Auditorium and Assembly Halls
is permitted/ permissible on appeal)
Minimum plot size - 1860 sq. mtr
Minimum plot size - 1338 sq. mtr Minimum setback
Minimum setback (a) Front setback - 9.0 metre
Front setback - 9 metre (b) (b) Rear & side - 4.5 metre
Rear & side - 4.5 metre

(B) Place of Worship (Applicable for new proposals)

Minimum plot size - 804 sq. mtr

Minimum Setback
Front setback - 7.5 metre
(a) Rear - 5.0 metre
(b) Side - 3.0 metre
Parking:

1) Two level basement parking will be permissible within

the complex subject to soil conditions and proper care
for water proofing.
Parking under the basement shall be permissible over
75% of the building area subject to a minimum set back
of 15 ft. on all sides.
15% of the basement area shall be reserved for locating
services like Generator room, electric room etc.
3) Area to be considered under parking in
basement/stilts/open shall be as under:
i) Basement = 35 Sq. Mtrs. Per car space.
ii) Stilts = 30 Sq. Mtrs. Per car space.
iii) Open to sky = 25 Sq. Mtrs. Per car space.

2) Parking space to be provided within the proposed

multiplex shall be @ 2.5 car space for every 100 sq. Mts.
of floor space.
MINIMUM NUMBER OF OFF-STREET PARKING SPACE

Landscaping: -

Minimum 50% of the left over

surface area (plot area) shall be
utilized for landscaping/greening
and the rest shall be utilized for
surface care parking.

Rain water harvesting shall be

mandatory for all new buildings and
the rainwater from the terrace/roof
top shall be directed by proper
means to a properly designed
rainwater harvesting structure for
domestic use or for recharging
ground water table