C O N T E N T S
FOREWORD … 3
1 SCOPE … 7
2 TERMINOLOGY … 7
3 LAND USE CLASSIFICATION AND USES PERMITTED … 12
4 MEANS OF ACCESS … 13
5 COMMUNITY OPEN SPACES AND AMENITIES … 15
6 REQUIREMENTS OF PLOTS … 21
7 CLASSIFICATION OF BUILDINGS … 22
8 OPEN SPACES (WITHIN A PLOT) … 23
9 AREA AND HEIGHT LIMITATIONS … 26
10 OFF-STREET PARKING SPACES … 28
11 GREENBELTS, LANDSCAPING AND WATER CONSERVATION … 29
12 REQUIREMENTS OF PARTS OR BUILDINGS … 29
13 FIRE AND LIFE SAFETY … 34
14 DESIGN AND CONSTRUCTION … 34
15 LIGHTING AND VENTILATION … 34
16 ELECTRICAL AND ALLIED INSTALLATIONS (INCLUDING LIGHTNING … 35 PROTECTION OF BUILDINGS)
17 AIR CONDITIONING, HEATING AND MECHANICAL VENTILATION … 35 18 ACOUSTICS, SOUND INSULATION AND NOISE CONTROL … 35
19 HEAT INSULATION … 35
20 INSTALLATION OF LIFTS AND ESCALATORS … 35
21 PLUMBING SERVICES AND SOLID WASTE MANAGEMENT … 35 ANNEX A CIVIL AVIATION REQUIREMENTS FOR CONSTRUCTION IN … 36
THE VICINITY OF AN AERODROME
ANNEX B OFF-STREET PARKING SPACES … 41
ANNEX C SPECIAL REQUIREMENTS FOR LOW INCOME HOUSING IN … 42 URBAN AREAS
ANNEX D SPECIAL REQUIREMENTS FOR PLANNING OF PUBLIC … 45 BUILDINGS MEANT FOR USE OF PHYSICALLY CHALLENGED
ANNEX E SPECIAL REQUIREMENTS OF CLUSTER PLANNING FOR … 56 HOUSING
ANNEX F SPECIAL REQUIREMENTS FOR LOW INCOME HABITAT … 57 PLANNING IN RURAL AREAS
ANNEX G SPECIAL REQUIREMENTS FOR DEVELOPMENT PLANNING … 60 IN HILLY AREAS
National Building Code Sectional Committee, CED 46
FOREWORD
This Part covers development control rules, including such aspects as sub-division and layout rules, land use classifications, open spaces, area and height limitations, means of access, and parking spaces; this part also covers the general building requirements, such as the requirements of parts of buildings, provision of lifts, etc. It is expected that for proper coordination and enforcement of the development control rules and general building requirements, the departments concerned, namely, the town planning department and the building department, will coordinate the total development and building activity at both organizational and technical levels.
Particular attention is invited to Table 3 on floor area ratio (FAR) limitations. It is emphasized that the floor area of a single storey building is limited in absolute terms by the type of construction and occupancy class. Also, the absolute floor areas for different types of construction and different occupancies have a definite ratio among them. The ratios as recommended in the American Iron and Steel Institute publication 1961 ‘Fire Protection Through Modern Building Codes’ have been generally adopted in this Part and Table 3 has been developed on this basis. Table 3 is repeated in Part 4 ‘Fire and Life Safety’ also for convenience of reading.
Limitation of areas and heights of buildings is achieved in this country by specifying it in terms of floor area ratio (FAR) or floor space index (FSI). The significance of the contribution of different types of construction giving different fire resistances has not been taken cognizance of in specifying FAR for different occupancies, in the present development control rules and municipal byelaws of the country. Table 3, therefore, gives the comparative ratios of FAR between types of buildings and occupancy classes and these have been specified mainly from the fire protection aspect of buildings. To arrive at the actual FAR for different buildings coming up in different areas, the Authority should further modify them, by taking into consideration other aspects like density of any area, parking facilities required, the traffic load (road width) and the services available. The heights of buildings shall also be regulated, keeping in view the local fire fighting facilities.
In some state byelaws, the FAR (or FSI) has been expressed in the form of percentage. However, the Committee responsible for preparation of this Code is of the opinion that, it being a ratio should be expressed only in the form of a ratio, as done in this Part.
It is particularly to be borne in mind by the Authority that the ratios are definitive and it can assess the particular FAR for a type of construction and for an occupancy and establish a new table, but retaining the comparative ratios as given in Table 3.
Keeping in view the enormous problems faced by the country with regard to the ever increasing squatter settlements/ pavement dwellers in urban areas (cities of all sizes), it is imperative that all the urban local bodies sooner or later evolve schemes for their rehabilitation. The resources are meagre and the problems are enormous. There has been a tendency on the part of a number of development agencies/local bodies to link space norms with affordability. Affordability is an important criterion but at the same time a public agency cannot ignore the basic minimum needs of the family to be housed (including the mental, physical and social health of the marginalized groups, which is linked with shelter). The local bodies shall have to evolve appropriate policies for their integration with the broad urban society and generate/allocate resources and more importantly adopt a planning process, which are people friendly. The Government of India has also formulated the National Slum Policy to this effect. Therefore, keeping in view the needs of low income housing, to cater to Economically Weaker Sections of Society (EWS) and Low Income Group (LIG), the requirements on planning, design of layout/shelter have been rationalized and the same are provided in this Part. This will contribute significantly in the massive housing programmes undertaken for the low income sector. This information is based on the provisions of IS 8888 (Part 1) : 1993 ‘Guide for requirements of low income housing: Part 1 Urban areas (first revision)’. Further, city development process would need a dynamic approach to take care of urban renewal and also development needs in dense core areas of the cities. Innovative approaches in planning and design with participating models of public private-people’s partnership become necessary to solve the emerging development needs. With
this in view, many city development agencies have evolved innovative planning and development tools like transferable development rights (TDR) where the developer would receive a portion of the development rights in a new location, keeping in view the constraints in the existing land area and the development potential. Such development rights can be transferred into outskirts or new developed areas where land availability is assured. This would encourage the professionals and developers to participate in urban renewal and at the same time ensure that the developments in both the inner core areas and new areas take place in an orderly and efficient manner. The TDR concept should be increasingly encouraged by the authority dealing with urban renewal, re- development projects including housing and re-development projects for slum including dwellers.
Urbanization in India is taking place at a rapid pace. With 5 million population in cities at the time of independence, it has already crossed 28 million (2001 census). It is likely to be 50 million by 2021. The number of cities and towns have been expanding and there are 5 161 cities and towns of various sizes. In the Indian practice cities over 50 lakhs population have been identified as mega-cities (6 in number) and cities over 10 lakhs (29 in number) population as metro-cities. These 35 cities above 10 lakhs population is likely to be above 70 by 2021. The other cities are either small or medium towns or cities with different population limits. Urbanization in each of above cities and towns (mega-cities, metro-cities, small and medium towns and cities) will be different in nature and the development challenges are also different keeping in view the extent of urbanization, industrialization, commercialization and the nature of transportation needs. Therefore, the Code provisions should be appropriately utilized depending upon the need of hierarchy of cities for which the administrative and technical requirements have been covered in the Code for various facets of the activity.
The first version of this Part was prepared in 1970. As a result of incorporation of this Part in the revised development control rules and building byelaws of some municipal corporations and municipalities, some useful suggestions had emerged. First revision of this part was brought out in 1983, where these suggestions were incorporated to the extent possible. The major modifications incorporated in the first revision included:
a) Addition of development control rules giving guidance on means of access, community spaces and other aspects required for planning layouts.
b) Addition of provisions regarding plot sizes and frontage for different types of buildings, such as detached, semi-detached, row type and special housing schemes.
c) Requirements of open spaces for other occupancies, such as educational, institutional, assembly, industrial buildings, etc, were included.
d) Provisions relating to interior open space were elaborated, including requirements for ventilation shaft. e) Requirements of open spaces for group housing development were covered.
f) Requirements of off-street parking spaces were covered.
g) Requirements for greenbelts and landscaping including norms for plantations of shrubs and trees were covered.
h) Requirements of certain parts of buildings, such as loft, store room, garage, basement, chimney, parapet, cabin, boundary wall, wells, septic tanks, office-cum-letter box room, meter room were included. j) Special requirements of low income housing were covered.
The term Development Control Rules used in this Part encompasses the related aspects comprehensively with a view to promoting orderly development of an area.
This second revision is being brought out to incorporate the modifications found necessary in light of the experience gained with the use of this Part. Significant modifications incorporated in this revision include:
a) Terminology given in this Part has been made exhaustive by incorporating definitions of additional terms used, such as, access, chimney, to erect, etc, and number of terms pertaining to cluster planning for housing.
b) Detailed planning norms/open spaces for various amenities such as educational facilities, health care facilities, socio-cultural facilities, distribution services, police, civil defence and home guards, and fire services have been included.
c) Off-street parking requirements have now been also included for cities with population (i) between 1 000 000 and 5 000 000, and (ii) above 5 000 000 (see Annex B).
d) Special requirements for low income housing given in the earlier version have been modified and updated (see Annex C) based on IS 8888 (Part 1) : 1993 ‘Guide for requirements of low income housing:
Part 1 Urban area (first revision)’. In these revised provisions, single room dwelling has been discouraged, guidelines for water seal latrine have also been incorporated, and cluster planning approach has been recommended.
e) Requirements for cluster planning for housing have been added (see Annex E), which are based on the guidelines given in IS 13727 : 1993 ‘Guide for requirements of cluster planning for housing’.
f) Special requirements for low income housing for rural habitat planning has been added (see Annex F). g) Special requirements for development planning in hilly areas has been added (see Annex G).
h) The requirements for buildings and facilities for the physically challenged have been revised, with listing of additional categories of physically challenged; modifications in requirements of ramps, stairs, doors, handrails and controls; and incorporation of additional requirements regarding windows. j) Also, the opportunity has been utilized to update the reference to Indian Standards.
1 SCOPE
This Part deals with the development control rules and general building requirements to ensure health and safety of the public.
2 TERMINOLOGY
2.0 For the purpose of this part, the following definitions shall apply:
2.1 Access — A clear approach to a plot or a building. 2.2 Accessory Use — Any use of the premises subordinate to the principal use and customarily incidental to the principal use.
2.3 Alteration — A change from one occupancy to another, or a structural change, such as an addition to the area or height, or the removal of part of a building, or any change to the structure, such as the construction of, cutting into or removal of any wall, partition, column, beam, joist, floor or other support, or a change to or closing of any required means of ingress or egress or a change to the fixtures or equipment.
2.4 Approved — Approved by the Authority having jurisdiction.
2.5 Authority Having Jurisdiction — The Authority which has been created by a statute and which for the purpose of administering the Code/Part may authorize a committee or an official to act on its behalf; hereinafter called the ‘Authority’.
2.6 Back-to-Back Cluster — Clusters when joined back to back and/or on sides (see Fig. 1).
FIG. 1 BACK-TO-BACK CLUSTER
2.7 Balcony — A horizontal projection, with a handrail or balustrade or a parapet, to serve as passage or sitting out place.
2.8 Basement or Cellar — The lower storey of a building below or partly below ground level.
2.9 Building — Any structure for whatsoever purpose and of whatsoever materials constructed and every part thereof whether used as human habitation or not and includes foundation, plinth, walls, floors, roofs, chimneys, plumbing and building services, fixed platforms, VERANDAH, balcony, cornice or projection, part of a building or anything affixed thereto or any wall enclosing or intended to enclose any land or space and signs and outdoor display structures. Tents,
SHAMIANAHS, tarpaulin shelters, etc, erected for
temporary and ceremonial occasions with the permission of the Authority shall not be considered as building. 2.10 Building, Height of — The vertical distance measured in the case of flat roofs, from the average level of the ground around and contiguous to the building or as decided by the Authority to the terrace of last livable floor of the building adjacent to the external walls; and in the case of pitched roofs, up to the point where the external surface of the outer wall intersects the finished surface of the sloping roof; and in the case of gables facing the road, the mid-point between the eaves level and the ridge. Architectural features serving no other function except that of decoration shall be excluded for the purpose of measuring heights.
2.11 Building Envelope — The horizontal spatial limits up to which a building may be permitted to be constructed on a plot.
2.12 Building Line — The line up to which the plinth of a building adjoining a street or an extension of a street or on a future street may lawfully extend. It includes the lines prescribed, if any, in any scheme. The building line may change from time-to-time as decided by the Authority.
2.13 Cabin — A non-residential enclosure constructed of non-load bearing partition.
2.14 Canopy — A projection over any entrance. 2.15 Carpet Area — The covered area of the usable rooms at any floor level (excluding the area of the wall). 2.16 CHHAJJA — A sloping or horizontal structural overhang usually provided over openings on external walls to provide protection from sun and rain. 2.17 Chimney — An upright shaft containing one or more flues provided for the conveyance to the outer air of any product of combustion resulting from the operation of heat producing appliance or equipment employing solid, liquid or gaseous fuel.
2.18 Chowk or Courtyard — A space permanently
NATIONAL BUILDING CODE OF INDIA
PART 3 DEVELOPMENT CONTROL RULES AND
GENERAL BUILDING REQUIREMENTS
open to the sky, enclosed fully or partially by building and may be at ground level or any other level within or adjacent to a building.
2.19 Chowk, Inner — A chowk enclosed on all sides. 2.20 Chowk, Outer — A chowk one of whose sides is not enclosed.
2.21 Closed Clusters — Clusters with only one common entry into cluster open space (see Fig. 2). 2.22 Cluster — Plots or dwelling units or housing grouped around an open space (see Fig. 3).
Ideally housing cluster should not be very large. In ground and one storeyed structures not more than 20 houses should be grouped in a cluster. Clusters with more dwelling units will create problems in identity, encroachments and of maintenance.
2.23 Cluster Court Town House — A dwelling in a cluster plot having 100 percent or nearly 100 percent ground coverage with vertical expansion, generally limited to one floor only and meant for self use. 2.24 Cluster Plot — Plot in a cluster.
2.25 Cooking Alcove — A cooking space having
direct access from the main room without any inter- communicating door.
2.26 Covered Area — Ground area covered by the building immediately above the plinth level. The area covered by the following in the open spaces is excluded from covered area (see Table 3):
a) Garden, rockery, well and well structures, plant nursery, waterpool, swimming pool (if uncovered), platform round a tree, tank, fountain, bench, CHABUTRA with open top and unenclosed on sides by walls and the like; b) Drainage culvert, conduit, catch-pit, gully pit,
chamber, gutter and the like;
c) Compound wall, gate, unstoreyed porch and portico, canopy, slide, swing, uncovered staircase, ramps areas covered by CHHAJJA and the like; and
d) Watchmen’s booth, pumphouse, garbage shaft, electric cabin or sub-stations, and such other utility structures meant for the services of the building under consideration.
NOTE — For the purpose of this Part, covered area equals the plot area minus the area due for open spaces.
FIG. 2 CLOSED CLUSTER
2.27 ‘Cul-de-Sac’ Cluster
Plots/dwelling units when located along a pedestrianised or vehicular ‘cul-de-sac’ road (see Fig. 4).
FIG. 4 CUL-DE-SAC CLUSTER
2.28 Density — The residential density expressed in terms of the number of dwelling units per hectare.
NOTE — Where such densities are expressed exclusive of community facilities and provision of open spaces and major roads (excluding incidental open spaces), these will be net residential densities. Where these densities are expressed taking into consideration the required open space provision and community facilities and major roads, these would be gross residential densities at neighbourhood level, sector level or town level, as the case may be. The provision of open spaces and community facilities will depend on the size of the residential community.
Incidental open spaces are mainly open spaces required to be left around and in between two buildings to provide lighting and ventilation.
2.29 Detached Building — A building detached on all sides.
2.30 Development — ‘Development’ with grammatical variations means the carrying out of building, engineering, mining or other operations, in, or over, or under land or water, on the making of any material change, in any building or land, or in the use of any building, land, and includes re-development and layout and subdivision of any land and ‘to develop’ shall be construed accordingly.
2.31 Drain — A conduit, channel or pipe for the carriage of storm water, sewage, waste water or other water borne wastes in a building drainage system. 2.32 Drainage — The removal of any liquid by a system constructed for the purpose.
2.33 Dwelling Unit/Tenement — An independent housing unit with separate facilities for living, cooking and sanitary requirements.
2.34 Escalator — A power driven, inclined, continuous stairway used for raising or lowering passengers. 2.35 Exit — A passage, channel or means of egress from any building, storey or floor area to a street or other open space of safety.
2.36 External Faces of Cluster — Building edges facing the cluster open spaces.
2.37 Fire Separation — The distance in metres measured from the external wall of the building concerned to the external wall of any other building on the site, or from other site, or from the opposite side of a street or other public space for the purpose of preventing the spread of fire.
2.38 Floor — The lower surface in a storey on which one normally walks in a building. The general term ‘floor’ unless specifically mentioned otherwise shall not refer to a ‘mezzanine floor’.
2.39 Floor Area Ratio (FAR) — The quotient obtained by dividing the total covered area (plinth area) on all floors by the area of the plot:
Total covered area of the floors FAR =
Plot area
2.40 Gallery — An intermediate floor or platform projecting from a wall of an auditorium or a hall providing extra floor area, additional seating accommodation, etc. It shall also include the structures provided for seating in stadia.
2.41 Garage, Private — A building or a portion thereof designed and used for parking of private owned