11.0. Large Projects
(i) “Integrated Township” is gaining increasing acceptance recent times. To give impetus to economic growth and to enhance the vibrance and dynamism of urban activities in urban areas of Arunachal Pradesh, Integrated Townships with minimum 10 Ha of land having access from minimum 24 m. road width shall be allowed.
(ii) The integrated Township shall be permitted in Residential / Institutional zones
(iii) Permissible land use within the town ship (%)
A. Residential - 45-50
B. Industrial, Non Polluting type - 8-10
C. Commercial - 2- 3
D. Institutional - 6- 8
E. Recreational - 12-14
F. Minimum internal road width - 18 m.
(iv) Other Regulations for approval of Integrated Township
A. 10% of the total area shall be reserved for parks and open space. It shall be developed and maintained by the developer to the satisfaction of the Authority.
B. 5 % of the site area shall be reserved for public and semipublic use and shall be handed over to the Authority free of cost and the same shall be allotted by the Authority for development either to the developer or others on lease basis.
C. The FAR shall be calculated on the total area.
D. Road shown in Comprehensive Development Plan shall be incorporated within the plan and shall be handed over to the Local Authority free of cost after development.
E. The FAR and coverage shall be 2.50 and 40% respectively.
F. At least 15% of the housing units developed will be earmarked for EWS/LIG category.
MULTI-STOREYED BUILDINGS AND GROUP HOUSING SCHEMES/APARTMENTS: ADDITIONAL REQUIREMENTS
12.0. Restriction on construction of Multi- Storied Building
(i) Construction of multi-storied building shall not be permitted in localities, sectors or villages namely “A”, “B”, “P”, “C”, “D”, “E”, “F”, “G”, “H”, Mowb ii, Nitivihar, Vivek Vihar. In Itanagar and Sector “A”, “E”, “D”, “E”, “F”, “G”, “Polo coloney”, “F & G”, “in Naharlagun.
The Authority may include any other areas for prohibition of multi storied building from time to time.
(ii) The Authority may restrict construction of multistoreyed buildings in any other area on the basis of objective assessment of the available infrastructure and planning needs after obtaining due approval of the Government.
(iii)Before commencement of these Regulations, where permission has been granted conditionally, such cases shall be dealt with under these Regulations as far as possible, without any major change, or without removal of construction. However, where violation of Heritage Zone conditions has occurred, this relaxation shall not apply.
(iv) No multi-storied building shall be allowed to be constructed:
A. With approach road less than 18 m. width;
B. On plot the size less than 5000 sq. m.
C. Within 100 meters from the centre of the National High way 52-A or on either side in the corridor between Banderdewa and Chimpu via Naharlagun and Itanagar. D. Within 100 meters from the centre of the State Highway or major roads connecting two or more Districts on either side.
12.1 Stage of permission
Permission for construction of a multi-storied buildings, & Group Housing Schemes shall be given with the approval of the Authority and in following stages namely:-
A. In the first stage permission shall be accorded conditionally to develop the infrastructure as per specification of Local Authority and Public Health Engineering Department.
B. After joint inspection, up to 75% of the proposed building height shall be allowed.
C. After completion of construction up to 75% of the proposed building as per the approved plan and plantation of 20% of the plot area the remaining 25% construction shall be allowed.
The plantation shall not obstruct free movement of fire tenders around the building.
12.2. Commencement of work.
(i) Every applicant or builder or owner shall submit a notice regarding his intention to commence the foundation work of the proposed multi-storied building to the Authority through authorised technical persons. The said notice shall be accompanied by the approved plan and should be in Form-V.
(ii) Soon after the receipt of the notice referred to in sub- clause (1) above, the Authority shall send a team of officers including, a civil Engineer, Architect and Town Planner, to the proposed building site and the layout for foundation of the proposed multistoried building shall be made in presence of those officers. The team shall also submit a report to the Authority to the effect that the layout has been made as per the approved plan.
(iii) During or soon after the construction of the foundation work of the multi-storied building, the Municipal Chairperson, Municipal President of the Authority or his representatives or independent Engineer/ Architect appointed by Authority shall inspect the construction to ensure that the setbacks, coverage, basement if any, and foundation standards are according to the approved plan.
(iv) The applicant / builder shall submit periodic progress report after casting of each floor slab in Form-VIII.
12.3 Liability of defective construction
(i) For defective constructions, the Authority shall sue the owners, builders, architects, and the engineers for both civil and criminal liabilities, besides taking action under these Regulations.
(ii) Without prejudice to the provisions of the Act, the actions to be taken by the Authority shall include stop construction notices, cancellation of permission, and removal of unauthorized constructions. Such actions shall be notified.
(i) The main entrance to the premises shall not be less than 5 (five) meters in width in order to allow easy access to fire engine. The gate shall fold back against the compound wall of the premises, thus leaving the exterior access way, within the plot, free for the movement of fire service vehicles. If archway is provided over the main entrances, the height of the archway shall not be less than 5 (five) meters.
(ii) For multi-storied group housing scheme on one plot, the access way within the premises shall not be less than 7.5 (seven and half) meters in width and between individual building blocks, there shall be an open un-built space of 6 (six) meters.
(iii) The space set apart for providing access within the premises shall, in no case, be included in the calculation of requirements pertaining to parking spaces and other amenities required to be provided for the building.
(iv) Every access way shall be properly drained and lit to the satisfaction of the Authority. Manhole covers or any other fittings laid within the right of way of the access way shall be flushed with the finished surface level of it so as not to obstruct safe movement of men and vehicles.
(v) Reconstruction or addition or alteration to any multi-storied building shall not be taken in a manner which shall reduce the width of the access way to a level below the minimum prescribed limit under theseRegulations.
(i) Every multi-storied building meant for human occupation or assembly, shall be provided with exit sufficient to permit safe escape of the occupants in case of fire or other emergencies.
(ii) An exit may be a door-way, corridor, passage way to an internal or external staircase or to a verandah or roof or terrace having access to a street.
(iii) Exits shall be so arranged as to provide continuous means of access to the exterior of a building or exterior open space leading to a street without passing through any occupied unit.
(iv) Exits shall be so located that the travel distance on the floor shall not exceed twenty meters in case of residential, educational, institutional and hazardous occupancies and thirty metres in the case of assembly, business, mercantile, industrial and storage occupancies. Wherever more than one exit is required for a floor of a building, exits shall be placed at a reasonable distance from each other as possible. All the exits shall be accessible from the entire floor area at all floor levels.
(v) There shall be at least two exits serving every floor and at least one of them shall lead to a staircase.
(vi) The width of every exit shall not be less than one meter and shall be provided as per the following table.
TABLE – 12.1 NUMBER OF OCCUPANTS AS PER TYPE OF OCCUPANCY
|Sl.No.||Type of occupancy||Number of occupants per unit exit|
|2||Mixed and other Uses||50||75|
A. Lifts and escalators shall not be considered as an exit.
B. ‘Travel distance’ means the distance from any point in the floor area to any exit measured along the path or egress except that when the floor areas are sub-divided into rooms, used singly or of rooms and served by suite corridors and passage, the travel distance may be measured from the corridor entrance of such rooms or suites to the nearest staircase or verandah having access to the street.
12.6. ICT landing points
Every multi storied building complex shall have provision for Information and Communication Technology (ICT) landing point in the form of a room near the main entrance gate of dimension not less than 3 m x 4 m. and having 3 m. clear height. The room shall have two fire proofs doors of 1.2 m. width opening outwards along with adequate ventilation in the form of windows/ ventilators. Such room shall not be counted in coverage and Floor Area Ratio (FAR) calculations.
12.7. Penal Action against Builders/ Technical personnel.
(i) Not withstanding anything contained in these regulations the Authority reserves the right to debar/ black list the builder/ technical person who has deviated from the professional conduct or has made any fraudulent statement or has misrepresented/suppressed any material facts in his application/ plan or is involved in construction of the building deviating from the approved plan/norms of these Regulations.
(ii) Before taking any action under clause (1) specified above the Authority shall issue a notice specifying the reasons thereof asking for a show-cause within 15 days as to why such builder / technical person shall not be debarred / black listed. After receipt of the show cause, if any, the same shall be placed before the Authority for a decision on debarring / black listing the technical person / builder. The decision of the Authority in this regard shall be published.
(iii) An appeal against an order under sub-clause (2) above shall lie under section 18 of the Ac
12.8. Occupancy of the building
In addition to the general provisions the following provisions shall be followed in case of multi storied buildings, apartments and group housing schemes;
(i) No person shall occupy or allow any other person to occupy any part of the multi-storied building for any purpose until such building or any part of it, as the case may be, is granted occupancy certificate by the Authority.
(ii) On receipt of completion certificate in Form-6 (Part-I & Part-II) the Planning Member with the approval of Municipal Chairperson/ Municipal President shall issue a provisional occupancy certificate in Form-X to enable the builder / land owner to obtain service connections. The authorities entrusted with the job of providing services like electricity, water supply and sewerage shall not provide such services without provisional occupancy certificate by the Authority. However, temporary service connection may be provided for construction purpose.
(iii) The builder shall cause to register an Association of apartment owners, before occupancy certificate for 50% or more of the floor area is given.
(iv) The Builder shall submit a copy of the agreement it has entered into with the apartment owners’ society. This agreement shall show the terms of maintenance of public utilities.
(iv) On satisfactory compliance of above & provision of the services the final occupancy certificate shall be issued by the Planning Member with approval of the Chief Municipal Executive officer/ Municipal Executive Officer.
12.9. Completion of construction
Every applicant/ owner shall submit a notice in Form - VI (Part-I and Part-II) regarding completion of the construction of multi-storied building, to the Authority through the registered Architect / Structural Engineer, who has supervised the construction. The said notice shall be accompanied with the following documents:
A. Three copies of plan of the completed building.
B. A fee of Rs.5000.
C. Record of Rights relating to ownership.
D. Evidence that all public utility services, and in particular, sewerage, drainage, water supply, and electricity have been linked to the main public utility system.
E. No Objection Certificate from Director Fire Services
12.10. Issue of occupancy certificate
(i) The Authority on receipt of the notice of completion, along with all the required documents, shall take a decision to either issue or refuse occupancy certificate in Form-X within 30 days from the date of receipt of such notice. This fact shall be published in the public notice and website of the Authority.
(ii) If the occupancy certificate is not issued by the Authority within sixty days from the receipt of notice, the owner can prefer an appeal.
(iii) Where occupancy certificate is refused by the Authority, reasons thereof shall be communicated to the applicant and the same shall be published. An appeal against such a decision will lie under section 18 or 103 of the Act. The Appellate Authority shall be competent to seek the views of, and implead as parties, authorities in charge of public utility services, as provided under the Act, under the Orissa Apartment Ownership Act,1982, and apartment owners. Where non-provision of public utilities is likely to affect other residents, such residents can also be impleaded as parties.
12.11. Structural safety Design and other services requirements
(i) Structural Design: The structural design of foundation, masonry, timber, plain concrete, reinforced concrete, pre-stressed concrete and structural steel shall be carried out in accordance with Part-VI structural design, section-1 loads, section-2 foundation, section-3 wood, section-4 masonry, section-5 concrete and section-6 steel of National Building Code of India taking into consideration all relevant Indian Standards prescribed by Bureau of Indian Standards including the Indian Standard given in IS-Code 1893-1984, 13920-1993, 4326-1993, 138281993, 13827-1993 and 13935-1993 for structural safety.
(ii) Quality of Materials and Workmanship
All material and workmanship shall be of good quality conforming generally to accepted standards of Public Works Department and Indian standard specification and codes as included in Part-V Building Materials and Part-VII Construction practices and safety of National Building Code of India.
(iii) Alternative Materials, Methods of Design and Construction and Tests: The provision of the Bye-Laws are not intended to prevent the use of any material or method of design or construction not specifically prescribed by the bye-law provided any such alternative has been approved. The building materials approved by B.I.S. or any statutory body will form part of the approved building material and technology as part of the ByeLaws.
(iv) Building Services
A. The Planning design and installation of electrical installations, air conditioning installation of lifts and escalators can be carried out in accordance with Part-VIII Building Services, section–2 electrical installation, section–3 air conditioning and heating, section-5 installation of lifts and escalators of National Building Code of India, 2005 B. The requirements of electric sub-station and the provision of electric sub-station shall also require approval from the concerned Authority.
(v) Plumbing Services The planning, design, construction and installation of water supply, drainage and sanitation and gas supply system shall be in accordance with Part-IX, Plumbing Services, section-l water supply; section-2 drainage and sanitation and section-3 gas supply of National Building Code of India 2005.