131. Requirements under any other law in force
Notwithstanding anything contained in these rules any building shall comply with the special requirements, if any, laid down in the Factories Act, 1948(63 of 1948) or in any other law for the time being in force in relation to such building.
132. Requirements as to electricity
(1) Any building with floor area 5,000 sq. m or more should have an electrical power distribution drawing with anticipated load demand. The electricity drawing must be approved by an Electrical Engineer or an Energy Manager or a certified Energy Auditor or a person duly qualified by the appropriate authority and holding a supervisory license. The electrical drawing must be submitted along with the building plan.
(2) In respect of any building having floor area of 20,000 sq. m or more and used for commercial purpose and where the connected load is expected to be 500 KW or more, a certified Energy Auditor should approve the electrical power distribution plan of the building. For erection and commissioning job of the electrical plants and equipments of such buildings, a certified Energy Auditor should supervise the job and will have to finally give “Completion Certificate of Electrical Works” on satisfactory completion of the work.
(3) Any building with high load demand may ask for HT supply and in such case the local power utility will take the final decision of HT supply depending upon the nature of the building.
(4) Every building with a load demand of 50 KW or more or a building with floor area of more than 5,000 sq. m should provide an open space for commissioning a transformer. The land must be kept free for the utility and no construction work will be allowed to be carried on the space. The space should be well accessed by 3 m wide roads for normal truck/lorry movement for loading and unloading of transformer and accessories for erection and maintenance.
(5) For overhead supplies to the power supply point, the line to earth gap must comply with the requirements of the National Building Code of India.
133. Structural design
1) The structural design of foundation, masonry timber, plain concrete, reinforced concrete, prestressed concrete and structural steel shall be in accordance with the provisions of the latest edition of National Building Code of India and/or Bureau of Indian Standards (BIS).
2) For earthquake protection a Structural Engineer shall design the structure taking into consideration the Indian Standard Codes as given below:
3) IS: 1893- 2002 : “Criteria for Earthquake Resistant Design of Structures (Fifth Revision)”
4) IS: 13920-1993: “Ductile Detailing of Reinforced Concrete Structures subjected to Seismic Forces Code of Practice”
5) IS : 4326 - 1993 : “Earthquake Resistant Design and Construction of Buildings - Code of Practice (Second Revision)”
6) IS : 13828-1993 : “Improving Earthquake Resistance of Low Strength Masonry Buildings – Guidelines”
7) IS : 13827- 1993 : “Improving Earthquake Resistance of Earthen Buildings – Guidelines”
8) IS: 13935-1993 : “Repair and Seismic Strengthening of Buildings - Guidelines”
In addition to the above, provisions of National Building Code and any other relevant guidelines / good practices recommended by the Central Government and or any other authority / agency / institution in this regards, as may be considered necessary by the Municipal Commissioner from time to time, may also be required to be taken into consideration for design purpose.
134. Quality of materials and workmanship
All materials and workmanship shall be of good quality conforming generally to the accepted standards of the Public Works Departments of the Government of West Bengal or Indian Standard Specifications as included in Part V on Building Materials and Part VII on Construction Practices and Safety, of the latest edition of the National Building Code of India.
135. Alternative materials methods of designs and construction
The Municipal Commissioner may approve any alternative materials or method of design or construction if he is satisfied that such alternative is satisfactory and conforms to the provisions of the relevant parts of the National Building Code of India regarding materials, methods of design and construction and that such materials, method of design or works are for the purpose intended equivalent to those specified in the Code in quality, strength, compatibility, effectiveness, fire and water resistance, durability and safety.
Whenever there is insufficient evidence of compliance with the provisions of these rules or there is evidence that any material or method of design does not conform to the requirements of these rules, or in order to substantiate any claim for alternative materials, or design, the Municipal Commissioner may require tests to be made sufficiently in advance as proof of compliance and such tests be made at the expenses of the owner and in such manner as the Municipal Commissioner may direct
BUILDING AND PLUMBING SERVICES
137. Building Services
(1) The planning, design and installation of electrical fittings, air-conditioning and heating work, installation of lifts and escalators shall be carried out in accordance with the provisions of Electrical Installation, Air-Conditioning and Heating, Installation of Lifts and Escalators on Building Services of the latest edition of the National Building Code of India. For electrical aspects of the building services the provisions of the latest edition of National Building Code shall apply.
(2) The number or type of lifts to be provided in different buildings shall be as specified in the latest edition of National Building Code of India.
(3) Electrical Installations in respect of any building exceeding thirteen and a half m. in height shall conform to the provisions of the latest edition of National Electrical Code.
138. Plumbing Services
(1) The planning, design, construction and installation of water supply, drainage and sanitation and gas supply system shall be in accordance with the provisions of water supply, drainage and sanitation, gas supply and plumbing services of the latest edition of National Building Code of India.
(2) The underground reservoir shall be constructed in such a way that the manhole portion must be raised 300 mm. or more above ground level to avoid surface contamination. The inlet supply pipe always be kept above the higher level of the stored water surface.
(3) All other requirements regarding plumbing services, not specifically mentioned in this rule shall conform to the provisions of the latest edition of National Building Code of India.
(4) The depth of the underground water reservoir/septic tank/inspection pits or manhole should not be more than the shallowest foundation depth and the distance between the edge of foundation and such underground structure should not be less than 50% of the width of the underground structure provided however, this provision will not be applicable for such structures appearing at a distance of 4.0 m. or more from the main foundation line of the building.
139. Signs and outdoors display structures
(1) The construction of advertising signs and outdoor display structures shall be in accordance with the provisions regarding Signs and Outdoor Display Structures in the latest edition of the National Building Code of India
(2) Every building shall display in a prominent place on the front side the premises number as assigned to it by the Corporation and the street name so as to be conveniently visible from any street.
140. Repeal and Savings
(1) Subject to the provisions of sub-rule (2) with effect from the date of coming into the force of these rules, the rules as to the use of building sites and the execution of building work continuing to remain in force by virtue of the provisions of the clause (f) of sub section (2) of section 635 shall cease to continue to remain in force.
(2) Any application for sanction of any plan to erect a building submitted on or before the date on which the new rule would come into force in accordance with the provision of these rules and lying pending for sanction on that date shall not be rejected on the ground of the coming into force of these rules during the pendency of such application and every such application shall be considered in accordance with the provisions of the former rules.
(3) Notwithstanding such cesser, every building plan sanctioned under the former rules and remaining valid on the date immediately before the date of coming into force of these rules, shall continue to remain valid till the expiry of the period of validity thereof
141. Removal of difficulties
If any difficulty or hardship arises in giving effect to any of the provisions of these rules, the Mayor-in-Council may, as occasion may require, by order do or cause to be done anything or take such measure as may be necessary for removing the difficulty or hardship, on the basis of a set of guide lines to be framed hereafter by the Municipal Building Committee, as further recommended by the Corporation and approved by the State Government.
142. Old and insecure buildings
(1) Application for permission to reconstruct buildings in the place of buildings which are more than 50 years old or have been damaged by natural forces and which are partly or fully occupied by tenant/s will be considered on the basis of the relaxed requirements as contained hereinafter in respect of their reconstruction on the basis of recommendations of the Municipal Building Committee as may be accepted by Mayor-in-Council provided that the applicant provides to the Corporation proof of settlement with all tenants either in the matter of their rehabilitation:
(2) FAR: Additional FAR to the tune of 50% of the area presently occupied by the tenants(s) will be allowed over and above the FAR being presently enjoyed.
(3) Height: Normally the height of the re-erected building shall not be allowed to be more than 15.5 m unless the applicant is otherwise so entitled. However, this restriction on height may be relaxed provided the proposal for re-erection complies with fire laws and provided further that additional car parking space as may be recommended by Municipal Building Committee is made available.
(4) Car Parking Space: At least 50% of the ground floor space of the re-erected building shall normally be earmarked for car parking space where construction of basement for car parking facilities is not feasible as per opinion of the Municipal Building Committee. However where construction of a basement is feasible as per opinion of the Municipal Building Committee such basement may normally be earmarked for car parking space
(5) The provisions of the aforesaid rule will also apply to cases of reconstruction of old and insecure buildings if the owner / owners of more than one plot apply for such consideration, upon all such plots being amalgamated and mutated as per law.
(6) All other rules shall apply, mutatis mutandis.
143. Maintenance of Buildings
For all buildings older then 40 years, the owner of the building shall have to get the building inspected by a Structural Engineer within a year from the date of coming into force of these rules or within a year of the building becoming more than 40 years old if the building is not more than 40 years old at the time of commencement of these rules. The structural inspection report shall be furnished by the owner to the Municipal Commissioner or to such officer and within such time as he may direct in this behalf, by public notice. Such report shall be valid for such period as may be fixed by the Municipal Commissioner and fresh report shall have to be obtained on its expiry. If any action for ensuring the structural safety and stability of the building is to be taken, as recommended by such Structural Engineer, the same shall be completed within such period as may be specified by him after giving notice to the Municipal Commissioner.
144. Rain Water Harvesting and Tree Cove
(1) Rooftop Rain Water Harvesting (RWH)
Rooftop RWH system shall form a part of the building and shall have to be included in the plan, either for direct use of the rain water or for ground water recharging or both, in case of–
(i) new building/ buildings or any housing complex as per EnvironmentalImpect Assessment Guide line issued by State Government/ Government of India. (ii) expansion of any existing building / buildings or housing complex complex as per EnvironmentalImpect Assessment Guide line issued by State Government/ Government of India This system shall comply with Central and State statutory requirements laid down in the relevant acts and by- Laws.
(2) Tree Cover
Provision for tree cover should be included in the plan for building sites -
(i) for any project covering a total floor area of 6000 sq. m or more, the applicant should arrange for raising and maintenance of tree cover at his own cost which should be at least 15% of the land area within the premises.
(ii) for any other project, having lesser total floor area, the tree cover should be reduced proportionately in the perspective of (i) above.
The applicant shall arrange to raise and maintain the plantation at his own cost and submit such programme to the Commissioner before the plan is approved.
145. Waste water recycling
Waste water recycling system shall be incorporated in all buildings including group housing per EnvironmentalImpect Assessment Guide line issued by State Government/ Government of India.
146. Provisions for physically handicapped/disabled persons
Notwithstanding anything contained elsewhere in these rules, there shall be provisions in all building plans of public utility buildings for disabled friendly devices like ramps with railing, toilet and drinking water facilities. Braille or auditory signals shall be provided in all lifts in accordance with the provisions of Disabilities Act, 1995.
147. Provision for use of solar energy
Provision for use of solar energy in the form of solar heater and/or solar photo cells shall be included in building plans in case of any new building whose height is to exceed 15.5 m or expansion of any existing building if its height is to exceed 15.5 m.