BUILDING

BYE- LAWS

Nishchal Mishra
Manya tuli
Vipul solanki
Aaradhay dhiman
Shikha patel
 GURUGRA
M
Gurgaon, officially named
Gurugram is a city located in the
northern Indian state of Haryana
Satellite town of the NCR lying
32 km to the south of Delhi.
part of the National Capital
Region of India.
POPULATION
As of 2011, Gurgaon had a population of 876,900

https://www.census2011.co.in/census/district/225-gurgaon.html
 LAND
USE
• A master land-use
plan for a •Residential (63%)
projected total
population of 1 •Industrial (14%)
million by 2001
was published in •Commercial (2%)
1996.
•Transport and Communication
(7%) Public And Semi-Public
(3%) Defence (6%)
•Open spaces (4%)
LAND-USE OF •Special zone (1%)
GURUGRAM
LAND
USE
Residential land is
63%
LAND
USE
Commercial land is
2%
LAND
USE
Industrial land is
14%
LAND
USE
Public/semi
public
land is 14%
INFRASTRUCT
URE

ROADS:
There are two main roads
that go through the town,
NH-8 (Highlighted red)
and the Gurugram
Faridabad road
(highlighted orange).
INFRASTRUCT NTPC
DELHI

URE

POWER
• Gurugram is
supplied power
through various
lines.
• Five power lines are
fed from Haryana
and two lines are fed
from Delhi.

NTPC
FARIDABAD
Bye-law for Residential (Core Areas)
Sr. Plot area slabs Maximum Permissible basement Maximum permissible Maximum permissible Height (G+3
no.
permissible Floor Area
Ratio (FAR) Floor) (including stilt (S+4 Floor)) (in
Ground
Coverage metres)

1 Upto 60 85% Single level 220 % 15.0

square metres

2 Above 60 to 80% Single level 200 % 15.0

150 square
metres
3 Above 150 to 70% Single level 180% 15.0
225 square
metres
4 Above 225 to 60% Single level 160 % 15.0
450 square
metres
5 Above450 50% Single level 140 % 15.0
square metres
Bye – law for commercial (Core Areas)
Sr. Plot area slabs Maximum Permissible Maximum Maximum
no. permissible Ground permissible Floor Area permissible
Coverage basement Ratio (FAR) Height

1 upto 50 square 100% Single level 200 % Unrestricted

Metres

2 Above 50 to 150 85% Single level 200 % Unrestricted

square metres

3 Above 150 to 225 75 % Single level 200 % Unrestricted

square metres

4 Above 225 to 450 60 % Single level 175 % Unrestricted

square metres
5 Above 450 to 40% Single level 175 % Unrestricted
1000 square
metres
Plot setbacks (core areas)
Sr. Area of plot (in square Minimum Front Setback Minimum Rear Setback
No. metres) (in metres) (in metres)

1. Upto 60 square metres 0.5 0.5

2. Above 60 to 150 square 1.5 1.0

Metres

3. Above 150 to 225 square 2.5 2.0

Metres

4. Above 225 to 450 square metres 3.0 3.0

5. Above 450 square metres 4.5 4.0

AREAS OTHER THAN CORE AREAS
I. Residential
(a) Plotted
Sr. Plot area Maximum Permissible Maximum permissible Maximum permissible Height
no.
permissible Ground Basement Floor Area Ratio (FAR) (G+3 Floor) (including stilt
Coverage (S+4Floor)) (in metres)
1 Upto 100 square 66% Single level 165 % 15.0
Metres
2 Above 100 to 66% Single level 145 % 15.0
250 square metres
3 Above 250 to 60% Single level 130 % 15.0
350 square metres
4 Above 350 to 60 % Single level 120 % 15.0
500 square metres
5 Above 500 60 % Single level 100 % 15.0
to 1000
square metres
(b) Group housing
Sr. Maximum permissible Permissible Floor Area Ratio Maximum Permissible
No.
ground Basement height
coverage

1. 35% Upto four levels 175% Unrestricted

 II. Commercial
Sr. Type of building Area norm Maximum permissible Permissible Maximum permissible Maxim um
no.
Ground Coverage Basement Floor Area Ratio (FAR) permissible
Height
1 Shop-cum-Flat (SCF) or Shop-cum- Unrestricted As per the Architectural Control Sheets
Office (SCO) or Shop-cum-Office-
cum-Flat (SCOF) or Double Storey
Shop (DSS) purposes or for
shopping booths
2 Commercial colony: includes Unrestricted 60 % Unrestricted 175 % Unrestricted
shopping mall, multiplex,
Departmental
store,Integrated commercial
Complex, Service Apartment,
starred Hotel/ Unstarred
Hotel, offices.
3 Dhabas 1000 40 % Unrestricted 40 %(maximum 50 5
square metres sqm for kiosks like metres
to 1 acres STD, Books, Cassettes,
CDs etc.)
4 Banquet Hall Minimum 50 % Unrestricted 50% (10% FAR Unrestricted
2.5 acres allowed for gift
shop/STD Booths, Toy
Centre and flower
shops etc.)
5 Starred Hotels, Unrestricted 40 % Unrestricted 175 % (with Unrestricted
Restaurants permissible 15%
Commercial
component)
6 Amusement Park Unrestricted 30 % Unrestricted 50 %(with permissible Unrestricted
15% commercial
component)
7 Resort, 5 star Hotels, Unrestricted 30% Unrestricted 175 % Unrestricted
Motel(with/without
banquet hall facilities)

8 Big box retail stores Unrestricted 60% Unrestricted 175% Unrestricted

9 Petrol Stations Unrestricted As per terms and conditions of Oil companies.
III. Institutional and educational

Plot area slabs Maximum permissible Ground Permissible Maximum permissible Maximum
Coverage
Basement permissible
Floor Area Ratio (FAR) Height

Upto10000 35 % Upto four 150%

Square metres Levels Unrestricted

Above10000 25 % of such portion of Upto four 150 % Unrestricted

square metres Site Levels
 IV. Industrial and IT
Sr. Type of Industry Maximum Ground Permissible Maximum Maximum Remarks
No
. Coverage Basement Permissible Floor Permissible
Area Ratio Height
1. General 60% Twin Level 150 % 30 Metres --
2. Apparel and 40% Unrestricted 250 % To be located on roads
Footwear
3. Biotechnology   Unrestricted with a Right Of Way of
other than    15 metres and above.
Pharmaceuticals  
4. InformationTechnology/
  
 
Information Technology
Enable Services
5. Information Technology 40% Unrestricted 250 % Unrestricted Subject to condition that
the plot must be located
Park, Cyber Park, Cyber
on roads with a Right Of
City,Technology Park Way of 30 metres
and above.
V. Ware house/ Storage/ Godown
Sr. Type of building Maximum Maximum Setbacks all around the
no. permissible Ground permissible Floor plot (in metres)
coverage Area
Ratio (FAR)

1 Integrated Inland Container     15

Depots/Custom Bounded Areas    
   
   
  75 %
2 Warehouse other than agricultural 9
produces/ Grain 60%
Godowns/ Silos

3 Warehouse For Agricultural 6

Produces/Grain Godowns/ Silos

4 Gas Go-down As per zoning plan

 VI. Recreational
Sr. Type of building
no. Area Maximum Permissible Maximum Maximum
norms permissible basement permissible Floor permissible
height
  Ground coverage Area Ratio (FAR)
  
0.5 Single level Unrestricted
1 Recreational site in residential zone such as  
     
Club/ Community Centre including swimming acre to 2
     
pools, Badminton/ Tennis/ Squash Court,
acres 35 %
  100 %
Indoor Games, Canteen/ Restaurant (not
exceeding 200 square metres area) and related
uses.
Note:
a. Not more than 10% of the permitted FAR to

be allowed for rooms.

b. Maximum 10% of the total FAR can be
utilized for commercial use viz,
Canteen/ Restaurants.
2 2 acres 10% Single level 10% Unrestricted
Open Space Zone such as Mini   
Amusement Park, Outdoor games facility, to 5 acres   
Canteen (not exceeding 200 square   
metres area) and related infrastructure   
requiring minimal construction activity   
Note:   
The overall character of the site shall be   
maintained as open with minimum   
construction to be permitted at site.   
However, Joy rides/ water parks etc.
Installed in such projects, which are open   
to sky shall not be considered to be part  
of covered area/ FAR.
7 .1 . Parking
( 1 ) In plots situated in plotted colony, minimum 1.5 Equivalent Car Space (ECS) for
each dwelling unit shall be required.
( 2 ) In Group Housing minimum 1.5 Equivalent Car Space (ECS) for each dwelling unit
shall be required. Further minimum 5% of the total car par king area shall be made
available to the EWS category flats.
( 3 ) In Integrated/ Multi Storey Commercial Building, Big Box Retail Stores and shopping
mall 1.0 ECS for every 50 square metres of covered area shall be required.
( 4 ) In offices, Cyber Park/ IT Park/ Cyber Cities, 1.0 ECS for every 40 square metres
of covered area shall be required.
( 5 ) In shopping area and designated shopping markets being developed by competent
authority, 65% of total site area shall be kept for parking purpose.
( 6 ) In hospital, parking is to be provided as 1.0 ECS for every 2 beds and visitors
parking as 1 ECS for every 4 beds.
( 7 ) For industries and institutions, 1.0 ECS for every 100 square metres of permissible
FAR of plot.
( 8 ) For restaurant, parking shall be provided as 1.0 ECS for every 2 seats and for
multiplex/ cinema/ theatre 1 ECS for every 4 seats.
( 9 ) For hotels and Motels:
Type Minimum Guests parking Minimum employees and visitors’ parking
requirement requirement

4 Star and One ECS for each guest room One ECS for every three guest rooms
above
3 Star Two ECS for every three guest One ECS for every four guest rooms
rooms
2 Star Two ECS for every five guest rooms One ECS for every five guest rooms
Motels One ECS for each guest room 25% of the site area

( 1 0 ) The covered parking in the basement or in the form of multi -level parking above
ground level or stilt shall not be counted towards Floor Area Ratio (FAR). However,
the footprint of separate parking building blocks shall be counted towards ground
coverage.
( 1 1 ) In case of provision of mechanical parking in the basement floor/ upper stories,
the floor to ceiling clear height of the basement/ floor may be maximum of 4.75
metres.
( 1 2 ) No storage and commercial activities shall be permitted in the covered parking
areas.
7 .1 . Parking
( 1 ) In plots situated in plotted colony, minimum 1.5 Equivalent Car Space (ECS) for
each dwelling unit shall be required.
( 2 ) In Group Housing minimum 1.5 Equivalent Car Space (ECS) for each dwelling unit
shall be required. Further minimum 5% of the total car par king area shall be made
available to the EWS category flats.
( 3 ) In Integrated/ Multi Storey Commercial Building, Big Box Retail Stores and shopping
mall 1.0 ECS for every 50 square metres of covered area shall be required.
( 4 ) In offices, Cyber Park/ IT Park/ Cyber Cities, 1.0 ECS for every 40 square metres
of covered area shall be required.
( 5 ) In shopping area and designated shopping markets being developed by competent
authority, 65% of total site area shall be kept for parking purpose.
( 6 ) In hospital, parking is to be provided as 1.0 ECS for every 2 beds and visitors
parking as 1 ECS for every 4 beds.
( 7 ) For industries and institutions, 1.0 ECS for every 100 square metres of permissible
FAR of plot.
( 8 ) For restaurant, parking shall be provided as 1.0 ECS for every 2 seats and for
multiplex/ cinema/ theatre 1 ECS for every 4 seats.
( 9 ) For hotels and Motels:
Type Minimum Guests parking Minimum employees and visitors’ parking
requirement requirement

4 Star and One ECS for each guest room One ECS for every three guest rooms
above
3 Star Two ECS for every three guest One ECS for every four guest rooms
rooms
2 Star Two ECS for every five guest rooms One ECS for every five guest rooms
Motels One ECS for each guest room 25% of the site area

( 1 0 ) The covered parking in the basement or in the form of multi -level parking above
ground level or stilt shall not be counted towards Floor Area Ratio (FAR). However,
the footprint of separate parking building blocks shall be counted towards ground
coverage.
( 1 1 ) In case of provision of mechanical parking in the basement floor/ upper stories,
the floor to ceiling clear height of the basement/ floor may be maximum of 4.75
metres.
( 1 2 ) No storage and commercial activities shall be permitted in the covered parking
areas.
(13) ( 1 ) The misuse of the covered parking space shall immediately attract levy of three
times the penalty of the composition fee prescribed for the excess covered area in
the respective category.
Note:
For sites other than residential plots, 1ECS = 23 square metres for open parking,
28 square metres for parking on stilts and 32 square metres for basement parking.
AGENCIES INVOLVED IN
URBANISATION
• 1) HUDA (Haryana Urban Development)
• 2) TCPO (Town and Country
GOVERNME planning organization)
NT • 3) HSIDC (Haryana State
AGENCIE
S Industrial Development
Corporation)
• 1) DLF
PRIVA • 2) ANSAL
TE
AGENCIE • 3) UNITECH
S
 HARYANA RENEWABLE ENERGY
DEVELOPMENT AGENCY (HAREDA)
The Department of Renewable Energy is responsible for formulating policies and programs necessary for
popularizing the applications of various non -conventional and renewable sources of energy in the State.
The Dept../HAREDA has been Implementing the following Programs/ Projects :
a. Solar Thermal Schemes
b. Solar Photovoltaic schemes
c. Special Area Development Projects
d. Non conventional energy D
e. Biomass gasification program
f. Implementation of the energy Conservation Act
EXISTING BUILDING DESIGN AND
ARCHITECTURE IN GURUGRAM
o The buildings in Gurugram are primarily constructed and designed by private developers, individual architects or the
state Government.
o Gurugram has an old municipal town area and the HUDA sectors that are currently being developed by HUDA and
private developers.

• COMPREHENSIVE NEEDS AND ANALYSIS OF

GURUGRAM
o With approximately 80% of built area are remaining to be constructed and occupied.
o Others concerns are – rising power crisis
• Diminishing water table
• Inadequate waste management
o The urban energy and environmental issues of Gurugram, if not addressed and managed today, will be
sustainably more difficult to manage when houses and other buildings are finally completed.
INFRASTRUCT
URE
WASTE COLLECTION
SET-UP
• There is no single body in
Gurugram which is responsible for
waste collection.
• The collection is done by HUDA,
DLF,
UNITECH, AND ANSAL.
NEEDS AND ELEMENTS OF A
STRATEGIC PLAN FOR GURUGRAM
•Reorient Gurugram's development plan.
•Access to the resource potential and carrying capacity of the region to make
sustainable future projections
•Redefine the development process to encourage developments in proximity
•Promote the potential identified technological options
•Introduce mandatory sustainable design options within the framework of building
bylaws.
•Make development of energy efficient lighting fixtures and HVAC systems mandatory
in all
the new buildings.
•Levy penalties on buildings causing environmental damage.
•Define and set building envelope and system specification to reduce energy and resource
use and consumption.
EXISTING POLICIES AND ACTS
CONCERNING URBAN DEVELOPMENT
IN GURUGRAM
•The Government of India has laid down a multitude of laws and acts pertaining to
pollution and waste management, environmental and resource conservation and
energy efficiency.
•The existing policies are -
1. Development and regulation of urban areas
2. Building by laws
3. Municipal solid waste rules
4. The Act on Rainwater Harvesting
5. The Act on Solar Water Heating
6. The Energy Conservation Act
DEVELOPMENT AND REGULATION
OF URBAN AREAS
•The Haryana Development and Regulation of Urban Areas Act, 1975 and the
Haryana Development and Regulation of Urban Areas Rules, 1976.
•The act's salient features pertain to the responsibilities of the private
colonizers to
acquire and maintain the services.
•The Haryana Development and Regulation of Urban Areas Rules, point to
certain requirements for the planning of colony are -
1. Percentage of area under roads and open spaces in layout plan
2. Development works to be provided in the colony
3. In any given colony, the percentage of plotted are shall not increase 55% of net
planned area
 5.All incidental open spaces in the layout plan shall be kept and maintained
as open spaces.
6. No plot shall derive access directly from carriage ways of 60m/30m
width
7.Any excess area and above the permissible 4% under commercial use in
plotted colony shall be deemed to be open spaces
8.Policies decision taken by the government regarding the provision of fire
protection
9.The commercial area shall not exceed 6.5% of the net planned area of the
group housing area
10. No plot will derive access from less than 9m wide roads
LAWS PERTAINING TO SOLID
WASTE MANAGEMENT
•Municipal Solid Waste Management and Handling Rules,
2000
•Responsibilities of the Municipal Authority
•Management of the Municipal Solid Waste and the tasks to be
carried out
•Processing of Municipal Solid Waste
•Disposal of Municipal Solid Waste
LAWS PERTAINING THE ENERGY
CONSUMPTION AND EFFICIENCY IN
THE BUILDINGS
•Prescribe energy conservation building codes for efficient use of energy and its
conservation in the building
•Amend energy conservation building codes to suit the regional and local
climatic
condition
•Specify and notify energy conservation building codes with respect to the use of
energy in the building
•Direct any designated building consumer to get an energy auditor
•Impose penalties in case of contravention of the provisions of the proposed
legislation
STEPS TAKEN BY HUDA FOR
CONSERVATION OF WATER AND
ELECTRIC ENERGY AND USE OF SOLAR
ENERGY
Rainwater Harvesting in every plot
•
•Use of water efficient fittings in government public buildings
•Installation of solar assisted water heating systems in
functional buildings
•Electrical energy saving
PROBLEMS IN GURUGRAM
 20% of total projected construction has been completed.
 Energy consumption is increasing at an average rate of 17% p.a.
 Scattered development led to losses in vital resources i.e. water & electricity.
Building designs do not reflect the climatic need of the area and byelaws do not
have provisions for the same.
 Power plants lead to high levels of air & particulate pollution.
 Use of inappropriate material.
 Lack of suitable policy framework.