1. SHORT TITLE
Extent and Commencement
1.1 These bye-laws shall be called the Ranchi Planning Standards and Building Bye-Laws
1.2 They shall apply to all building activities in areas within the jurisdiction of Ranchi Municipal Corporation, Ranchi (i.e. in short RMC) setup under Ranchi Municipal Corporation (Adoption & Amedment) Act 2001, and as governed by provisions contained in the Urban Land (Ceiling and Regulations) Act, 1976 and any other enactment framed by Jharkhand Government from time to time
1.3 They shall come into force from..................
2.0 For the purpose of bye laws the following terms/words/expressions shall have the meaning as indicated against each :-
RANCHI MUNICIPAL CORPORATION (Adoption & Amedment) ACT 2001
2.2 AIR CONDITIONING
The Process of treating atmosphere so as to control simultaneously its temperature, humidity, cleanliness and distribution to meet the requirement of conditioned space.
A change from one occupancy to another, or a structural change such as, an addition to the built up area or height, or the removal of part of a building or any change to the structure standing, such as the construction or cutting into or removal of any wall, partition, column, beam, joist, floor or other support or a change to closing of any required means of ingress or egress or a change to the fixtures or equipment.
Approved by the RMC having jurisdiction
2.5 AUTHORITY HAVING JURISDICTION
The Authority which has been created by a statue and which, for the purpose of administrating the Bye laws,may authorize a committee or an officer to act on its behalf. 2.6 BALCONY : A horizontal projection of a building, including a hand rail or balustrate to serve as passage or sitting but place.
A covered space on the roof of a building used as shelter during rains. It will have at least one side open.
2.8 BASEMENT OR CELLAR
The lower storeyes of a building partly or fully below the ground level
2.9 BOARD OF APPEALS
A board as constitute by the RMC.
2.10 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, wall including doors,windows and ventilators, floors, roofs, mumty including sky-lights, chimneys, plumbing and building services, fixedplatforms, verandah, balcony, cornice or projection, part of a building or anything affixed hereto or any wall enclosing or intended to enclose any land or space. However, signs and outdoor display structures shall not be considered as building.
2.11 Building Activities shall, within the framework and limits of the UrbanLand (Ceiling and Regulation) Act, 1976 consist of:
(a) erection , re-erection, making material alteration and demolition of any building ;
(b) development of a large tract of land as a composite building scheme, a
(c) development and redevelopment of any tract of land which includes division and subdivision into plots for various land uses within a colony.
Building activity referred Linder (a) and (b) will be covered by building permit and Building activity referred under (c) will be covered by development permit.
2.12 BUILDING HEIGHT
The vertical distance measured, in the case of flat roofs, from the average level of the centre line of the adjoining street to the highest point of building adjacent to the street and in the case of pitched roofs, upto the point where the external surface of the outer wall intersects the finished surface of the sloping roofs, and in the case of gables facing the road, the mid point between the caves level and the ridge. Architectural features serving no other function including that of decoration shall he exempted for the purpose of taking height of the building which does not abutt on a street.
2.13 BUILDING LINE :
The lines upto which the plinth of a building adjoining a street or an extension of a street or on a future street may law fully extend. It includes the lines prescribed in the Ranchi Master Plan or especially indicated in any scheme or layout plan or in these Bye-Laws.
A room constructed with non load hearing partition/partitions with minimum width of 2.0m provided light and ventilation standards prescribed in these Bye-Laws are met with or the provision of light and ventilation is to the satisfaction of the RMC.
A non accessible sloping or horizontal structure overhang usually provided over opening on external walls to provide protection from sun and rain or for architectural purposes. 2.16 CHIMNEY : M upright shaft containing one or more provided for the conveyance to the outer atmosphere of any product of combustion resulting from the operation of any heat producing appliance or equipment employing solid, liquid or gaseous fuel.
2.17 COMBUSTIBLE, MATERIAL :
A material, if it burns or adds heat to tire when tested for combustibility in accordance with good practice. 1-or example : WOOD, PLASTIC etc.
The change of occupancy of premises to an occupancy or use requiring additional occupancy permit.
2.19 COURT YARD
A space permanently open to the sky, enclosed fully or partially by building and may be at ground level or any other level but not at roof level within or adjacent to a building.
2.19(a) Atrium - If more than one storey height is covered with fibre glass or like materials which permits light , should not be counted for covered area and F.A.R calculations. If covered with unusable/nonaccessible RCC roof , the covered atrium area will be counted for area calculation but not for F.A.R value.This is done to encourage better standard of planning for bigger shopping malls.
2.20 COVERED AREA
Area covered under building on all floors but does not include the spaces covered by the followings:
(a) Garden, rockery, well and well structures, plants nursery, watcrpool, surface water tanks, swimming pool(if uncovered), platform around a tree, tank, fountain, bench, chabutara with open top and unencloscd on sides by wall.
(b) Drainage culvert, conduit, catch pit, gully pit, chamber, gutter and the likes,
(c) Compound wall, unstorcycd Porch and Portico, slide, swing, uncovered stair, ramps, areas covered by chajja and
(d) Watchman’s booth, Pumphouse, garbage pidshute, Electric cabin or Substations and such other utility structures but not a building meant for the services of the building under consideration
(e) Atrium’s open to sky or covered with the light weight roof member who permits light, these shall not be used for F.A.R calculations unless the roof top is used as a usable floor space.
2.21 DAMP PROOF COURSE:
A course consisting of some appropriate water proofing material provided to prevent penetration of dampness or moisture.
2.22 DETACHED BUILDING
A building whose walls and roofs arc independent of any other building:
With grammatical variations means the carrying out of building, engineering, mining or other operations in, or over, or under land or water, or in the use of any building or land, and includes redevelopment and layout an subdivision of any land; and to develop shall be construed accordingly.
2.23.1 DEVELOPMENT AUTHORITY
An authority as defined by the Jharkhand Regional Development Authority Act. 2001.
A line of pipes including all fittings and equipments, such as manholes. inspection chambers, taps, gullies and floor traps, used for the drainage of a building, or a number of building or yards appurtenant to the Building, within the same curtilagc. Drain shall also include open channels used for carrying surface water refuge.
2:25 DRAINAGE :
The removal of any liquid by a system constructed for this purpose as defined at 2.22 above.
2.26 ENCLOSED STAIRCASE :
A staircase separated by fire resistant walls from the rest of the building.
A passage, channel, means of egress from any building, storeys or floor area to a street or other open space of safety. 2.28 EXISTING BUILDING USE: A building, structure or its use as sanctioned/approved/ regularised by the competent RMC existing before the commencement of the bye-laws of the RMC.
2.29 EXTERNAL WALL
Apart of wall of another adjoining outer wall of a building and also means a wall abutting on an interior open space of any building.
The lower surface in a storey on which one normally walks in a building. The general term ‘floor’ shall not refer to a mezzanine floor.
The sequential number of floor shall be determined by its relation to the determining entrance level. For floor at or wholly above ground level the lowest floor in the Building with direct entrance from the road/street shall be termed as floorI. The other floors above floor 1 shall be numbered in sequence as floor II, floor III etc with number increasing upwards.
2.31 FLOOR AREA
Floor area shall mean accessible covered area of a building at the floor.
2.32 FLOOR AREA RATIO (FAR)
The quotient obtained by dividing the total covered area on all floors by the area of the plot.
FAR = (total covered area of all floors) (plot Area)
For the purpose of reckoning, the FAR values with respect to Master plan Recommendations enunciated before this date, the values in Master plan shall be divided by 100, for example FAR in Master plan is 450, then for the purpose of byelaws, it may he taken as 4.5.
A foundation unit constructed in brick masonry or concrete under base of wall or column for the purpose of distributing the load over a large area.
That part of a structure which is in direct contact with and transmitting loads to the ground.
2.35 GALLERY :
An intermediate floor or platform projecting from a wall of an auditorium or a hall providing extra floor area, additional seating accommodation etc.
2.36 GARAGE, PRIVATE
A building or portion therof or out-housc designed or used for the storage of private owned motordriven or any other vehicles.
2.37 GARAGE, PUBLIC :
A building or portion there of other than a private garage operated for gain, designed or used for repairing, servicing, hiring, selling or storing motordriven or other vehicles.
2.38 HABITABLE ROOM
A room occupiedor designed for occupancy by one or more persons for study, living, sleeping, eating, kitchen if it is used as a living room but not including bathrooms, water-closet compartments, laundries, serving and storage pantries, store rooms, corridors, cellars, attics and spaces that are not used frequently or for extended periods.
2.39 LICENSED ARCHITECT/ ENGINEER / TOWN PLANNER/ DRAFTSMAN/ GROUP A qualified Architect/ Engineer/ Town Planner/ Draftsman/Group who has been licensed by the RMC.
2.40 LEDGE OR SHELF
A shelf like projection, supported in any manner whatsoever except by means of vertical supports within a room itself but not having projection wider than 0.90 metre.
Intermediate floor between two floors or residual space in a pitched room, above normal floor level with a maximum height of 1.5 mtr. and which is constructed or adopted for storage purposes.
An assemble of bricks/ stones/concrete block units properly bonded together with the mortar.
2.43 MASONRY UNITS:
A unit whose net cross sectional area in every plan parallel to the bearing surface is 75 percent or more of its cross sectional area measured in the same plan. It may be either of clay brick, stone, concrete block, or sand-lime brick.
2.44 MASTER PLAN
Any document prepared under the Jharkhand Regional Development Authority Act. 2001 and erst while Bihar Town Planning and Improvement Trust Act 1951 and any other Ordinance or enactments to be formulated from time to time by the Authorities or the RMC set up under the provisions of the above enactments or by Jharkhand State Town and Country Planning Organisation or any other. recognised RMC for ensuring organised urban development.
This shall include zonal development plan subsequently prepared within the frame work of tile master plan.
2.45 Mezzanine Floor
An intermediate floor between two successive floor, above ground level.
2.46. OCCUPANCY OR USE GROUP
1 Residential Buildings
for normal residential purposes with or without cooking or dining or both facilities. It includes one or two or multifamily dwellings, apartment houses and flats.
2 Educational Buildings:
These shall include any building used for school, college or daycare purpose for more than an hour per week and involves assembly for instruction, education or recreation.
3 Institutional Buildings:
These shall include any building or part thereof which is used for medical or other treatment or care of persons suffering from physical or mental illness/disease or infirmity, care of infants, convalescents or aged person and for penal or correctional detention in which the liberty of the inmates is restricted.
Institutional buildings ordinarily provide sleeping accommodation for the occupants and includes hospitals, sanatoria, custodial institutions and penal institutions like jails, prisons. mental hospitals, reformatories.
4 Assembly Buildings
These shall include any building or part of building where groups of people congregate or gather for amusement, recreation. religious, patriotic, civil, travel and similar purposes, for example- theatres, motion picture houses (Cinema), assembly halls, auditoria, exhibition halls, museums, skating rings, gymnasium, restaurants, places of worship, dance halls, club rooms, passenger stations, and terminals of air, surface and other public transportation services, recreation places and stadia.
5 Business Buildings
These shall include any building or part of a building which is used for transaction of business, for keeping accounts and records for similar purposes, doctor’s service facilities, City halls, Town halls are classified in this group in so far as principal function of these is transaction of public business and the keeping of books and records.
6 Mercantile/Commercial Buildings
These shall include any building or part of a building which is used as shops, stores, market, for display and sale of merchandise either wholesale or retail, office, stores and service facilities incidental to the sale of merchandise and located in the same building shall be included under this group. Hotels, dormitories and lodging houses shall also come under this category.
7 Industrial Buildings
These shall include any building or part of a building or structure; in which products or materials of all kinds and properties are produced/ manufactured like assembly plants, Laboratories, power plants, smoke houses, refractory, gas plants, mills, dairies, factories etc.
8 Storage Buildings
These shall include any building or part of a building used primarily for the storage or sheltering of goods, wares or mercantile, e.g. warehouse, cold storages, freight depots, transit sheds, store houses, garages, hangers, truck terminals, grain elevators, barns and stables.
9 Hazardous Buildings:
These shall include any building or part of a building which is used for the storage, handling manufactured or processing of highly combustible or explosive materials or products which are liable to burn with extreme rapidity and/or which may produce poisonous fumes or explosions, for storage, handling, manufacturing or processing which involves highly corrosive, toxic, noxious alkali’s, acids, or other liquid or chemicals producing flame, fumes and explosive gases, and/or the storage, handling or processing for any material producing explosive mixtures of dust which result in the division of matter into fine particles subject to spontaneous ignition. This shall include petrol filling station also
2.47 Open space
An area forming an integral part of the plot, left open to the sky.
2.48 Owner :
The person who has legal right title an interest over land or building. It also includes:
(a) An agent or trustee who receives the rent on behalf of the owner:
(b) An agent or trustee who receives the rent of or is entrusted with or is concerned with any building devoted to religious or charitable purposes.
(c) A receiver, executor or administrator or a manager appointed by any court of competent jurisdiction to have the charge of, or to exercise the rights of the owner, and
(d) A mortgagee in possession.
A low wall or railing built along the edge of a roof.
2.50 Parking Space
An area enclosed or unenclosed but with entry and exit ,sufficient in size to park vehicles together with a driveway connecting the parking space with a street or an alley and permitting ingress and egress of the vehicles
An interior non-load bearing wall, one storey or part storey in height.
A permission or authorization in writing by the RMC to carry out work regulated by the Bye-laws i.e. building permit or development permit.
The portion of a structure between the level of the surrounding ground and level of the floor, immediately above the ground.
2.54 Plinth Area
The built-up covered area measured at the floor level of the basement or of any storey including the stipulations contained in the urban land (Ceiling and Regulation) Act, 1976.
A roof cover supported on pillars or cantilevered for the purpose of shading pedestrian or vehicular approach to a building.
2.56 Regional Plan
Any Ordinance or enactments to be formulated from time to time, for ensuring organised regional development.
2.58 Road Line
See “street Line”
2.59 Room Height :
The vertical distance Measured from the finished floor surface to the finished ceiling surface.
2.60 Row Housing
A row of houses with only front, rear and interior open spaces.
2.61 Sanctioned Plan
The set of plans and specifications submitted under the Bye-laws in connection with a building and development of land and duly approved and sanctioned by the RMC.
2.62 SEMI-DETACHED BUILDING
A building detached on three sides with open spaces.
2.63 Service lan
: A lane provided at the rear or side of a plot for service purpose.
2.64 SERVICE ROAD
A road/LANE PROVIDED AT THE REAR or side of a plot for service purpose only, The width of service lane shall not be less than 3 M.
2.65 Set back :
Set back shall he the minimum horizontal distance between edges of the compound wall and building wall/property line at a particular point.
2.66 Set back Line
A line usually parallel to the plot boundaries and laid down in each case by the RMC, beyond which nothing can he constructed towards the site boundaries.
A watch room near the entry gate having maximum carpet of 4 sq.m should be permitted and the same shall be free from F.A.R
2.67 SITE, DEPTH OF
The horizontal distance between the front and rear side boundaries at a Particular Point.
2.68 SITE, WIDTH OF
The horizontal distance between the two sides boundaries at a point
2.69 SITE, DOUBLE FRONTAGE :
A site having a frontage on two street other than a corner plot.
2.70 Site (Plot)
A parcel (piece) of land enclosed by definite boundaries.
2.71 Site, Corner
A site at the.junctions of and fronting on two or more intersecting streets.
2.72 Side, Interior or Tandem
A site access to which is by a passage from a street whether such passage forms part of site or not.
The portion of a building included between tile surface of any floor and the surface of the floor next above it, then the space between any floor and the roof above it.
Any highway, street, lane, pathway, alley, stairway, passage way, carriage-way, footway, square, place or bridge whether a thorough fare or Dead End, over which the public have a right of passage or access or have passed and have access uninterruptedly for a period of one year, whether existing or proposed in any scheme and includes all bunds, culverts, sidewalls, traffic islands, road side trees and hedges, retaining walls, fences, harriers and railing within the street lines.
2.75 Street level or Grade :
The officially established elevation or grade of the central line of the street upon which a plot fronts and , if there is no officially established grade, tile existing grade of the street at its mid-point and in case of sloping street the grade shall be the level of the central line of the street al the mid-point of frontage.
2.76 Street line
The line defining the side limits of a street.
2.7 To erect
To erect a building means:-
(a) to erect a new building on any site whether previously built upon or not
(b) to re-erect, any building of which portion have pulled down, burnt off, destroyed,
(c) conversion from one occupancy to another and.
(d) to construct a wall.
2.78 To Abut :
To abut on a road such that a portion of the building is on the road boundary.
2.79 Travel distance
The distance an occupant has to travel to reach an exit.
2.80 Unsafe Building
Unsafe buildings are those which are structurally unsafe, unsanitary or not provided with adequate means of egress or which constitute fire hazard or are otherwise dangerous to human life or which in relation to existing use constitute a hazard to safety or health or public welfare, by reason of inadequate maintenance, dilapidation or abandonment.
A covered area with at least one side open to the outside with exception of a parapet on the upper floors to be provided on the open side.
2.82 Water Closet (WC)
A privy with arrangement for flushing the pan with water, It does not include a bathroom.
2.83 WIDTH OF ROAD
Means the whole extent of space within the boundaries of a road (right of way /roads) when applies to a new road as laid down in the survey of the city or development plan or prescribed road lines by any act of law and measures at right angles to the course or intended course of such road.
An opening to the outside other than a door which provides all or part of the required natural light or ventilation or both to an interior space
2.85 Means of Access- “TOTAL HORIZONTAL DISTANCE BETWEEN THE PROPERTY LINE OF ANY PLOT TO THE PROPERTY LINE OF THE PLOT ON OTHER SIDE OF THE ROAD INCLUSIVE OF DRAIN” AND SHALL NOT EXCLUDE THE AREA FOR ROAD WIDENING, IF ANY .
2.86 MULTISTORIED BUILDING
Residential Building having more than 6 flats or above G+2 or more than 10 mtr height, which ever is appocable, shall be treated as a multistoried building.
3. Applicability of the Bye-laws
3.1 Where a building is erected, the byelaws apply to the design, construction and utilities of the building.
3.2 Where the whole or any part of the building is removed, the bye-laws apply to all the total building whether removed or not.
3.3 Where the whole or any part of the building is demolished, the bye-laws apply to any remaining part and to the work involved in demolition.
3.4 Where a building is altered, the bye-laws apply to the whole building whether existing or new except that the bye-laws apply only to the part if that part is completely self contained with respect to requirement of tile bye-laws.
3.5 Where the occupancy of a building is changed, the bye-laws apply to all the parts of the building affected by the change.
3.6 Existing building
Nothing in the byelaws shall require the removal, alteration or abandonment, nor prevent continuance of the use or occupancy of an existing building, unless in the opinion of the RMC, such building constitutes a hazard to the safety of the adjacent property or the occupants of the building itself , subject to the provisions of moratorium , if any placed in the master plan for any area.
3.7 Where a land is to be developed, or redeveloped or subdivided into plots , the byelaws apply to the entire development and .modifications to the land layout.
4. Application for Development or Building permit.
4.1 Permit required
No person, including organisation / department of Centre/State Governments or local bodies or public sector Undertakings shall erect, re-erect or make material alteration or demolish any building or cause the same to be done or develop or re-develop any parcel of land without first obtaining a separate building or development permit for each of such building development activity from the RMC.
4.2 Every person who intends to erect, re-erect or make material alteration in any place in building or part thereof to develop or redevelop any piece of land within the jurisdiction of the RMC, shall give application in writing to the RMC in prescribed form (Appendices n&I3). Such application shall be accompanied by plans and statements in quadruplicate as required under bye-laws no. 5.2 and .5.3. The plans may be print, ammonia print, or photographic prints of which at least two sets of plans shall be cloth mounted for the RMC out of which one print shall be retained in the office of the RMC and the other two sets shall be handed over to the owner after due permit/ refusal.
4.3 No application referred to above shall be valid and entertained by the RMC unless and until the person giving the notice has paid such fees to the RMC as are fixed. An attested copy of receipt of such payment shall be attached with the application.
4.4 In the event of a building or a development permit is not issued the fees so paid shall not be refunded to the owner, but he shall be allowed to resubmit the plans without any fees after complying with all the objections of the RMC within a period of 3 months from the date of issue of the rejection order, by the RMC after which fresh fees shall have to be paid.
4.5 No application and building permit is necessary for the following alterations which do not otherwise, violate any provisions regarding general building requirements, structural stability and fire safety requirements of the bye-laws.
(a) Providing or closing of a window or door or ventilator not opening towards other’s property.
(b) Providing intercommunication doors;
(c) Providing partitions;
(e) White washing;
(g) Plastering and patch work
(h) Re-flooring; and
(i) Construction of sunshades over windows, doors and other openings on one’s own land.
4.5.1 No permit is necessary for carrying out works by any department of the Central/ State Government or any local bodies having jurisdiction of any works for the purpose of inspecting repairing or renewing any sewers, main, pipes, cables or other apparatus.
Section 2 of the Act be referred for more clarification
5. InformationAccompanying Application:
5.1 The application for building or development permit shall be accompanied by the key plan, site plan, layout plan, building plan, services plan and specifications as prescribed in Bye-laws 5.2 & 5.3.
5.1.1 Size of drawing sheets: The size of the drawing sheets for key plan, site plan layout plan, building plan, etc. shall be of any of those specified in table (1) below.
DRAWING SHEET SIZES
Sl. No. Designation Trimmed Size (mm)
||841 x 1189
||594 x 841
||420 x 594
||297 x 420
||210 x 297
5.1.2 Recommended notation for colouring plans
The site and building plans shall be coloured as specified in Table 2 ahead. In the case of layout plans the colouring notations for services shall be as given in Table 2. and for other items. colours used shall be indexed by the persons preparing the plan.
5.1.3 All plans shall he prepared in metric units.
5.2 Application for development permit
The following shall accompany the application for development permit in the case of development or redevelopment of land into plot subdivisions or land use zones :
i) Key Plan
This shall show the location of land proposed to be subdivided. This shall also show the North point and scale used.
ii) Site plan
This shall be drawn on a scale of not less than 1:1000 for plots up to 10 hectares and not less than 1:2000 for plots above 10 hectares and shall show :-
a) The boundaries of the site with dimensions and the details of continuous land belonging to applicant indicating the khesra numbers or any other equivalent local denomination and in case, the contiguous land owned by the applicant that had been subdivided earlier, public facilities provided in it and all streets within it opening out in the site for which the permission is being sought.
b) The means of access or existing street (name and width of the street is to be mentioned) to the land which the applicant intends to sub-divide/develop.
c) The position of all existing structures and features like high tension line, telegraph and electrical poles, underground pipe lines, trees, grave yards, religious building, railway lines, etc. within a distance of 30 meters from the nearest edge of the site.
d) All major physical characteristics of land proposed to be developed which include the approximate location and sire of water body, normal flood affected areas and contours at an interval of 0.3 meters in case of the site which has a slope of more than 1 in 20.
e) Present and proposed use of land.
f) Scale used and North direction.
iii) Subdivision layout pla
This shall be drawn on a scale of not less than 1:500, for plot up to 10 hectares and not less than 1:1000 for plots above 10 hectares.
Table - 2
COLOURING OF PLANS
||Building Plan No
|| Ammonia Print
||(if any) Green dotted
||Permissible building lines
||Thick dotted black
||Thick dotted black
||Work proposed to be demolished
|| Yellow Hatched
||Yellow Hatched Red
||Yellow Hatched Red
|| Yellow Hatched
||Drainage and work sewerage
||Water Supply work
||Black Dotted thin
||Black dotted thin
||Blue dotted thin