BUILDING REQUIREMENTS



GENERAL BUILDING REQUIREMENTS

17.1 ELEVATORS (LIFTS)

A    lift  shall  be  provided in  all buildings  as  prescribed hereunder:

(i)   In case of Building having height more than 13.0 mts from ground level,  lift shall be  provided.

(ii)  Lift shall be provided at the rate of one  lift   for   20 tenements  of all the floors, or part thereof for  residential   buildings and at the rate of one lift per 1000.00 sq.mts. or part thereof of built- up area for non-residential buildings.

The  tenement  and  built-up  area  on  ground  floor  and  two  upper  floors  shall  be  excluded  in computing the above requirement.
Lift shall be provided from ground floor and shall have minimum capacity of six persons. On the basis of detailed calculations based on the relevant provisions of National Building Code, the number of lifts can be varied.

(iii)   Not withstanding anything contained   in the   Development Control   Regulations   in case of building   with  21 meters or more in height, at least two lifts shall be provided.

17.2 FIRE PROTECTIONS :

In case of high rise buildings, the following provision   shall be made for safety of buildings from fire;-

(i)  In  addition to the requirement under  Regulation  No.17.1 at least  one  lift  designed as fire-lift as  defined  in  the  National Building Code shall be installed.

(ii)   At  least   one  stair-case   shall  be  provided     as     a   fire  staircase  as  defined  in  the  National Building Code. Provided that this shall not be applicable if any two sides   of   a staircase are kept totally open to external open air space.

(iii) Water Supply: Underground tank as specified in recommendation of expert committee on fire safety, as fire tank, shall be provided.

(iv)  In high rise buildings, the internal fire hydrants  shall be  installed as provided in the National Building Code or   as prescribed  in  the  Indian  Standard  Code  of  practice   for installation of internal fire hydrants in high rise buildings. The   detailed   plan   showing the   arrangement of   pipe   lines, booster   pumps   and   water-tanks at   various   levels   shall   be    submitted for approval of the concerned authority along with the  plans and sections of the buildings.

(v)   In case of high rise buildings, an external  fire  hydrant shall  be  provided  within the confines of the  site  of   the building and shall be connected with Municipal Water mains  not less  than 4" in diameter. In addition, fire hydrant  shall  be connected  with Booster Pump from the static supply  maintained on site.

(vi)  In  case  of  high  rise  buildings  separate  electric    circuits  for    lift    installation,  lighting  of passages,  corridors   and stairs and for internal fire hydrant system shall be provided.

(vii) All  the  requirements  under  the  above  regulations/  shall   be  clearly  indicated  on  plans  duly signed by  the  owner and  the person who has prepared the plans. The  Competent Authority may direct  the  owner to submit such further drawings  as  may  be necessary,  to clarify the implementation of the provisions  of the above regulations/.

(viii)  Every   building  having  a  height  of  more   than   25   Mts.  shall   be  provided  with  diesel generators which can be  utilized in case of failure of the electricity.

(ix)    The  standard of National Building Code must  be  adopted fully in providing stair-case and alarm system.

(x)      There should be Provision of dry-powder, fire   extinguisher   to the extent of two on each floor with a capacity of 5 kgs. in all the high rise buildings.

17.3 SAFETY OF BUILDINGS :

(1)  All   external   walls   shall   be   as   per   the   provisions   of   National   Building   code   and   I.S. Specifications.

(2)   The  thickness  of  the  load  bearing  walls  in  the  case   of  masonry  walled  building  shall  be  as under:

BUILDING WITH Thickness of wall
  On G.F. On F.F. On. S.F. On. T.F.
(i)  Ground + One floor 23 cm 23 cm    
(ii) Ground + Two floors 23 cm 23 cm 23 cm  
(iii)Ground + Three floors. 35 cm 23 cm 23 cm 23 cm

In  case  of  cellars  the  external  walls  shall  be  of  R.C.C.  only  and  it  shall  have  minimum thickness of 23 cms. or 45 cms. brickwork in case of brickwork.

(3)   Subject   to  any  of  the     above     regulations  every  person  who  undertakes  construction  of  a building   and/or  who  designs  the  structural  member  of  the  building  shall   comply  with  the provisions of National Building Code prevailing at the   relevant   time   or   the   provisions   of the  Indian   Standard  Specifications published from time to time.

(4) Every person who undertakes the construction work on  a  building    or  directs  or supervises such  works   shall   be responsible  and  shall ensure use of sound  and  good  quality building materials, properly put together for optimum   safety. He   shall be liable for all consequences arising out of  breach of this regulations.

17.4 PLINTH :

(a) Habitable rooms shall have minimum plinth height of 0.45mt from ground level.

(b) Parking garage may have no plinth.

(c) Provided that the ground floor of a building may be permitted on stilts/pillars instead of a solid  plinth  with  a  clear  height  of  2.4  Mts.  in  case  of  slabs  with  beams   height   should  not exceed 2.8 Mts. and further  that this space shall    at all times be kept free from any enclosure except for genuine   stair-case. Provided further that a electric meter room, room for telephone D.B.; bath-room, water-room, stair-case  room,  pump  room,  water  closet,  servant  room,  security  cabin  may  be   permitted subject  to  maximum  built-up  area  of  15smt  allowed  with  a  minimum  plinth  30cms  and  this area shall not be considered towards computation of F.S.I.

17.5 CELLAR :

In a  building  unit, the cellar may be  permitted   on   the  following conditions:

(i)    Area and extent: The total area of any cellar (basement) shall not exceed twice the plinth area of the building, or the area of the plot whichever is less.  It may be in one level or two.  No cellar shall be permitted in the required minimum marginal space from plot boundary of building unit. Cellar  shall  be  permitted  under  common  plot,  internal  road  and  internal  marginal  space  for
exclusive use of parking only

(ii)   Height   of the cellar shall not be less than   2.6   Mts. clear   from   top of the flooring to the bottom  of  the  lowest structural  member.

(iii)   Clear  width  of  the  stair  leading  to  the  cellar   shall  not  be  less  than  the  width  of  the  regular staircase leading  to upper floors.

(iv)   No stairs to be constructed under these  regulations shall consist of any wooden material.

(v)     Adequate opening for ventilation should be provided as  directed    by  Competent Authority. The  materials    of    the construction  and  fixtures  of the cellar should  be  of  fire resisting nature  and  in  no case,  wood  shall  be  used  as  structural part of the cellar or any fixtures thereof.   The extent of ventilation shall be the same as required by the particular occupancy for which the basement is used.  Any deficiency must be made good by resort to a mechanical system, viz. blowers, exhaust fans, air conditioning system, according to the standards in Part VIII Building Services, Section-I Lighting and Ventilation, National Building Code.(vi)    No  water connection or

drainage connection  shall  be permitted in the cellar.

(vii)   In no case cellar shall be permitted to be  connected with normal drainage line.

(ix)       Uses  permitted:-  parking,  safe  deposit  vault,  A.C.  Plant,  Storage  other  than  inflammable material

NOTE:-  Area use for parking purpose only shall be deducted for counting F.S.I.

(ix)   In genuine requirement of parking, the competent authority  may  permit the second  cellar  if the  parking  space  available  at  ground  level  and  in  first  cellar   is     not   sufficient,  for  the reasons stated in writing.

17.6 HEIGHT OF FLOORS:

Minimum height of floors in building at any point shall be  2.8 Mts.  for residential and commercial uses and 3 meters or as per Factory Act or other relevant Act in  case ground  floor and upper-floors in  a  building  used   for   offices  for  ancillary  uses  of  factories,  workshops,  godowns  and   other industrial purposes.Provided  that in case of folded roof the minimum  height of  3.0  Mts. shall be measured from the lowest  point  of  the fold.
Provided   that   in case of gabled or   slopping   roof   the minimum height below the lowest part of roof, shall not be less than  2.2 Mts. and an average height of the rooms shall not  be less than the minimum prescribed here above.Provided  further  that  in  case  of  trussed-roof,  the minimum height shall be measured from the pavement to bottom of the tie beam
Provided that for verandah, Bathroom, W.C., passages, puja room, store room, stair cabin, minimum height of 2.00 mts.

17.7 LOFT :

The    loft    at   a minimum height of 2 mts. from floor level not exceeding 30% floor area of the room may be allowed in any room.

17.8 STAIRS, LIFTS, LOBBIES AND CORRIDOR :

The  width  of  lobbies or corridors in building  shall  be  as under:

(a)(i)  In  case  of  residential  and  non-residential  building  except  individual  detached      building minimum  clear width  of corridor shall be as under:

Length of Corridor (in Mts.) Width of Corridor  
  Residential Non- Residential
Upto 6 1.0 1.2
Upto 9 1.2 1.5
Upto 15 1.2 2.0
Above 15 1.5 2.5

NOTE:-

(i)   For every additional 9.00 mts. length or part there of the width of corridor shall be increased by
0.30 mts. upto a maximum of 3.00 mts.

(ii)In case of starred hotels, the width of the corridor shall be as per the authorized standards of the starred hotels.

(b)   whereas  in  case  of  residential  dwelling  unit  occupied  by  single  family  and  constructed  upto three floors width  of the stairs shall not be less than 1.0 mtr.

(c) In  case  of  all  non-residential   and   high   rise residential  buildings,  the clear width of stair and  lending exclusive of parapet shall not be less than 1.5 Mts.

(d) Minimum  stair width for more than 6 tenements  on each floor shall be 1.5 Mts.

(e)  The     stair-case   &  lifts  (elevators)   shall     be     so  located  that  it  shall  be  within  accessible distance of not more  than 25 Mts. from any entrance of tenement or an office provided on each floor.

(f) The design of the lift & stair along with the tread  and  riser  shall  comply  with the provisions of   the   National  Building Code for that class of building.

(g) No winders shall be allowed except in case of individual dwelling unit.

17.9 SANITARY ACCOMMODATION :

All    the    buildings    when   erected    or    re-erected     from foundation   or when additions to the floors are made  shall  be provided with minimum sanitary accommodation.

(a)   In   the   case  of  use  of  building  as   office   and   public  building  except  cinemas,  theatres, meetings and lecture  halls, minimum sanitary facilities should be provided as under:

(i)    Every  office building or public building   shall   be provided with at least one water closet.

(ii)   Water closets shall be provided for each sex and  the number  of such water closets for each sex  shall  in  every    case  be  based  upon  the  maximum  number  likely  to  occupy  such building at any one time.

(iii) One urinal shall be provided for every 25   males   or part thereof and one water closet for every 25 females or  part thereof  upto  100 persons. For any number exceeding  100,  one urinal for every 50 persons shall be provided.

(iv)  There shall be provided one water-closet for every  50 persons  of each sex or part thereof upto 500 persons  and  for excess over 500, one water closet for every 100 persons of each sex  or part thereof shall be provided. However, if  the  total  number of employees in such a building or the number of persons likely   to   use  such  building  does  not  exceed  20. one water-closet  each for both sexes shall be sufficient  and   no  urinal may be provided.

(v)  The    building  shall be deemed to  be    occupied    by persons  or  employees at the rate of one  per   every   5   square  metres   of   the   floor  area  and  sanitary   facilities   shall   be provided  according to the number of employees or occupants  so worked out.

(vi)  Such  water-closet  and  urinals  shall  be   in   an accessible  location and shall be provided with  signs  plainly  indicating their purposes and the sex for which they are meant.

(b) Industrial Buildings and Warehouses:-

All types of industrial buildings shall be provided   with  minimum sanitary facilities as under:

(i)   Every such building shall be provided with at least one water closet to privy:

(ii)   Water  closets  or  privies  shall  be  provided   for   each  sex  and  number  of  such  closets  or privies for each sex shall in  every case be based upon the maximum number or persons of that sex employed in occupying such building.

(iii)   Water-closets   or   privy   accommodation     shall     be  provided  in  every  W.C.  on  the following scale:

Where   females   are employed there shall be   at least   one water closet or one privy for every 25 females. Where males  are employed, there shall  be  at least  one     water-closet or one privy for every 25 males.
Provided   that where the number of males employed   exceed 100, it shall be sufficient if there is one water closet or one privy   for   every 25 males up to the first 100,   and   one water closet or one privy for every 50 thereafter.
In   calculating   the number of water closets  or  privies required  under  these regulations any number of  workers  less than 25 or 50, as the case may be shall be reckoned as 25 or 50 and the number of workers to be considered shall be the maximum number employed at any one time during the day.

(iv) In  every such factory there shall be  provided   one urinal  for  every 100 persons of each sex or any  less  number thereof.

(v)  In  every such factory there shall be   provided   one washing  place  of 3.6 square metres in area   with   sufficient number   of taps as per standards laid down by rules in   respect of factories.

(vi) In  every building of the  warehouse    class    there shall  be provided one water closet for every 50 males  or  any less  number thereof and one water closet for every 50  females or any less number thereof and one water closet for   every   50 females   or any less number thereof. There after  water  closet shall  be  provided  at the rate of one  closet  for  every 70 persons.

(vii)In   every building of the warehouse    class,    there shall be provided one urinal for every 100 persons of each  sex or any less number thereof.

(viii) For   the   purpose of determining   the    number    of water-closets   and urinals each 30 sq.mts. of the  gross  floor space  of such building shall be deemed to be occupied  by  one person.

(ix)Such water-closets and urinals shall be accessible   in location   and shall be provided with signs  plainly  indicating their purpose and the sex for which they are meant.

(iii)  The  building shall be deemed to  be   occupied   by students at the rate of one student per every 1.00  sq.mt.   of the floor area of all the class-rooms and sanitary   facilities shall be provided according to the number of students so worked out.

(d) Residential  Building  or  Residential  Tenements:

Each   residential  building  or  residential  tenement   shall  be  provided  with  atleast  one  water- closet.

17.10VENTILATION :

(a)Ventilation   of Rooms: Every such room whether   it   is living   room   or a kitchen shall be constructed that  the  same have for the purpose of ventilation:
A window or windows and/or ventilators clear of the   such frames, opening directly into an interior or exterior open air space or into an open verandah or gallery abutting on   such open air spaces having an opening of not less than one tenth of   the floor   area   of   the room of an aggregate   opening   of   doors, windows   and ventilators of not less than one seventh   of   the floor area of the room.
Such  aggregate  opening in respect of sitting  room,  or dining  room  of three or more room tenements may  be  provided either by windows, ventilators or doors, if such room abuts  on an open verandah or gallery.

(b) Factories  and buildings of the   warehouses:-   Every room  in  such  building shall be  lighted and  ventilated  by sufficient  number  of  windows,  ventilators  and  sky  lights exclusive of doors having clear opening not less than 1/7th  of the  floor  area abutting on open air space of width  not  less than  1/3rd of the height of the part of the building  abutting such open space.
Provided   that  this  requirement  may  be  relaxed   if artificial  lighting  and  ventilation  are installed  to  the satisfaction of the Competent Authority.

(c) Ventilation of stair-cases:-  Every   stair     case provided  under  the  foregoing clauses shall be  lighted  and ventilated  to the satisfaction of the Authority from  an  open air space not less than 1 sq.mt.

(d) Windows in stair-case Bay: There shall be  provided a window or windows of an aggregate area of atleast 1.2 sq.metres on each storey in such of the wall of the stair-case room which abuts  on such 1 sq.mt. open air space to light and  ventilate such staircase.

(e) Ventilation from the Top and Skylight etc.:-Where  an  open    well    for light and ventilation, within   the   space enclosed  by  a stairway and its landings, is  proposed  to  be provided, the least horizontal dimensions of which are equal to two  times the width of the staircase then the requirements  of clause(c)  and  (d) may be dispensed with provided  that  there shall  be  in the roof directly over each such  stair  well,  a ventilating skylight with provided fixed or movable louvers to  the satisfaction of the Competent  Authority. The glazed roof  of  the skylight  shall not  be  less  than  3.7  sq.  Mts.  in  area.  No   lift  or  any  other  fixture  shall  be  erected  in  such staircase well.

17.11 LOCATION  OF OPENINGS :Every   person   who   undertakes  construction   work   on   a building  shall     so locate every opening abutting on   any   open   space   that the sill of such opening shall not be less than   90 cms.  above the level of the floor from which such  opening  is accessible.
Provided that if such opening is to be  constructed flush  with  floor level its lower portion for a
height   of   90  cms.   shall   be   protected  by  bars  or  grill   or   similar   other  devices  to  the satisfaction of the Competent Authority.

(c) Educational Buildings :

Any   building   used   for   educational   purpose   shall   be  provided  with  minimum  sanitary facilities as follows:

(i)     Subject to minimum provisions of two water-closets and  five   urinals,  there shall be one water-closet   and   four urinals for every 200 students or part thereof.

(ii)    Competent   Authority may enforce the distribution   of   the above sanitary facilities to be provided at each  floor  of the building.

17.12STAIRWAY :

Stairway shall confirm to the following provisions in addition to items (i) to (vii) below. In  addition, in order to satisfy fire fighting requirements any stairway identified as an exit stairway shall confirm to the requirement stippled in fire protection regulations provided in  these regulations.

Width:-The minimum width of a staircase other than a fire escape shall be as given in Table here under:

TABLE
Minimum width of common Stairway/Corridors for occupancies

Sr.
No.
Type of occupancy Minimum width of staircase/ Stairway/Corridor(in
meters)
(1) (2) (3)
1 Residential building  
  (a) Low rise 1.2
  (b) Hotels and High rise 1.5
2 Educational building  
  (a)  Upto 24 m. high 1.5
  (b)  Over 24 m. high 2.0
3 Institutional buildings  
  (i.e. hospital)  
  (a)  Upto 10 beds 1.5
  (b) Over 10 beds 2.0
4 Assembly buildings 2.0
5 Mercantile, business, industrial storage, hazardous, buildings
(a)  Low Rise
1.5
  (b)  High Rise 2.0

(ii) Flight :-No flight shall contain more than 12 risers, but in   residential   buildings,   in narrow plots and in  high   density Housing a single flight staircase may be permitted.

(iii) Risers :- The maximum height of a riser shall be 19  cm. in  a residential building and 16 cm. in any  other  occupancy. However, on an internal stairway within a dwelling unit a riser may be 25 cm. high.

(iv) Treads :- The minimum width of the tread  without  nosing shall be 25 cm. for staircase of a residential building,  other than  fire escapes. In other occupancies the minimum  width  of the tread shall be 30 cm. It shall have a non-slippery  finish and shall be maintained in that fashion.

(v)  Head room :- The minimum head room in a passage under  the landing of a staircase under the staircase shall be 2.2 m.

(vi)  Floor indicator :- The number of each   floor    shall    be conspicuously   painted in figures at

least 15 cm. large   on   the wall   facing the fight of a stairway or at such suitable   place as is distinctly visible from the fights.

(vii)   Hand Rail :- Hand rail a minimum height of 0.9   m.   from the centre of the tread shall be provided.

17.13 RAMPS :

(1) Ramps for pedestrians:

(a) General:-   The   provisions applicable   to    stairway   shall generally   apply   to ramps. A ramp in a hospital shall  not  be less  than  2.25  Mts. wide in addition  to  satisfy  the  fire fighting requirements,

(b)    Slope:-  A  ramp  shall  have  slope  of  not  more  than  1:10,    it  shall  be  of  non-slippery material.

(c)  Handrail:- A handrail shall be provided on both the  sides of the ramp.

(2) Ramps for handicapped people :- The provision of the ramp with a handrail to   every public building  on  ground  floor  only  as  compulsory  for  handicapped  people,  as  per  the  revised National Building Code.

(3) Ramp for basement or storied parking :- For parking spaces in   a basement and upper at least two ramps of  adequate  width and slope shall be provided preferably at the opposite and such ramps   may   be   permitted in the side and   rear   marginal   open spaces,    after   leaving sufficient  space  for  movement   of  firefighting equipments.

17.14 ROOFS :

(i)  Effective  drainage of rain water :- The roof  a  building shall  be  so  constructed or framed as   to   permit   effectual drainage   of the rain water there from by means of   rain   water pipes. Such pipes shall be so   arranged, jointed   and fixed as to ensure that the rain water is   carried away from the building without causing dampness in any part   of   the   walls or foundations of the building or those of  adjacent buildings.

(ii)  Manner  of fixing rain water pipes :- Rain   water  pipes shall be affixed to the outside of the walls of the building or in   recesses or chases cut or formed in such walls or   in   such other manner as may be approved by the Competent Authority.

17.15 TERRACE :

Terraces  shall be free from partitions of any kind and accessible by  a common staircase.

17.16 PARAPET :

Parapet walls and handrails provided on the edges of the  roof, terrace,  balcony, etc. shall not be less than 1.15   Mts.   from the   finishing   floor level and not more than 1.3   Mts.   height   above the unfinished  floor  level. Parapet  construction  shall  be  made  of material and design, such that  it   ensure  optimum safety to the user/occupants of the building.

17.17MOSQUITO-PROOF WATER TANK :

Water storage tank shall  be  maintained  that  perfectly  mosquito-proof  condition, by providing a   properly  fitting   hinged   cover  and  every  tank  more  than   1.50   Mts.   in  height   shall  be provided with a permanently fixed iron  ladder  to enable inspection by anti-malaria staff.

17.18 REFUSE AREA/DISPOSAL OF SOLID WASTE :

Wherever  a  property  is  developed  or  redeveloped,  a  space  for  community-Bin  for  disposal  of Solid Waste shall be provided in the road-side front marginal open space. The owners/occupants shall  be  required  to  provide  the  community-Bin  with  air-tight  cover  on  top  at  the  standards prescribed as follows :

(i)  The  size  of  community  bin  (container)  shall  be  calculated  at  the  rate  of  10  liters  capacity  per tenement/dwelling unit, for Residential use of building; provided that the maximum capacity of container shall be 80 liters. The numbers of bins shall be calculated on the basis of total no. of dwelling units/tenements.

(ii) The size of community -Bin (container) shall be calculated at the rate of the 20 liters capacity for each  100  SMT  of  floor-area,  in  case  of  non-residential  use  of  building;  provided  that  the maximum capacity of container shall be 80 liters. The number of bins shall be calculated on the basis of total no. of dwelling units/tenements.

(iii)  Provided  that  in  case  of  Hospitals,  Hotels,  Restaurants  like  uses  the  disposal  of  Solid  Waste shall be carried out as per the norms decided by the authority from time to time.

17.19 DISCHARGE OF RAIN WATER:

No  roof   or   terrace abutting on a   public   street   shall    be   constructed   without   providing sufficient number   of   downtake   pipes and such pipes shall be so fixed as to discharge the rain water  at  a level not higher than 0.6 metre above  the  street level.

17.20CONSERVATION OFARTIFACTS,STRUCTURES AND PRECINCTS OF HISTORICALAND/OR AESTHETICAL AND/OR ARCHITECTURAL AND/OR CULTURAL VALUE (HERITAGE BUILDING AND HERITAGE PRECINCTS)

No  development  or  redevelopment  or  change  of  use  or  engineering  operations  or  additions, alterations,  repairs,  renovations  including  the  painting  of  buildings,  replacement  of  special features  or  demolition  of  the  whole  or  part  thereof  or  plastering  of  heritage  buildings  and/or heritage precincts and pols shall be allowed except with the written permission of the competent authority.

17.21 PROVISION OF LETTER BOX

In all case of building having more than two floors including ground floor a letter boxes for each separate  unit  shall  be  provided  at  ground  floor  level  in  such  a  way  that  post  man  can  easilydeliver the posts in them.

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