COMPOND WALLS & GATES



COMPOUND WALLS AND GATES

13.1  Detailed  drawings of gates and boundary  walls  shall  be submitted along with the application for development permission.

13.2   No  cactus  hedge  shall  be  allowed  along  the  boundaries  of     a  plot  in  any  portion  of  the development area.

13.3   A road side compound wall not exceeding 1.5 mts .in   height from the crown of the road shall be permitted while on the other side  along  the  boundary of the building  unit,  the  maximum height of  the  compound  wall  shall  be  1.8mts.  only    A    compound  gate  shall  not  be  constructed  or permitted on the curvature  of the  compound wall at the junction of the roads.
Provided   that   in the case of building units   having   area   of more   than 2000 sq.mts. gate-pillar (hollow) to an  extent  of  1.44  sq.mts. internal area may be allowed up to the height  of 2.4 Mts.
Provided   further that in the case of plots at the junction   of streets,   no boundary wall below the fence  grill(with  at least 50%  perforation)  facing the streets shall be  raised  to  the height  more than 0.8 Mt. from the kerb for a length of 9  Mts. from the junction of the streets.

13.4   Except on the junction of the roads where heights shall   be prescribed as per standard design of a compound wall   approved by  the competent Authority. In case of mills, Buildings  of  competent Authority, Municipality    and Government,  the  Authority  may allow  the compound  wall to be raised to a height not  exceeding  3  Mts. from the crown of the road in front and on sides.

13.5  No partition wall shall be allowed anywhere in the  margins of building unit.
Provided  that a partition wall upto 1.5 Mts. height  shall  be  permitted  on  common boundary of semi-detached  building  and marginal distances between two structures.

13.6  The  plots  of  active   burial-grounds  and   crematorium  abutting  on  the main road in   residential locality shall   be provided by the owners with a compound-wall having a height not less than 1.5 Mts. from the crown of the road in front.

13.7   No gates of compound wall shall open outward and shall  be  provided  with a contrivance which shall prevent the gate  from   opening outward on the foot-path or road.

13.8   The entry or exit to the plot situated on the junction   of the roads having a width of 12 meters or more shall  be located at  least 15 meters away from the corner point of the  plot  on such junctions.
If  the  length of a side in such a plot is less than  what  is prescribed  above, such entry      or exit shall be provided at  the farthest end of the plot from the junction

DISTANCE FROM WATER COURSE

No  development  whatsoever, whether by  filling  or  otherwise  shall be carried out within 30 Mts. from the boundary of the  bank of  the river where there is no river embankment and  within  15 Mts. or    such  distance  as  may  be  prescribed    under    any    other    general    or    specific    orders    of Government    and  appropriate  Authority    whichever  is  more,  from  river  where  there    is    river embankment but in case of kans, nala, canal, talav, lake ,water-bodies etc. it shall be 9.00 mts.

Provided   that where a water course passes through a low   lying land   without   any   well defined bank,  the  applicant  may  be permitted  by the competent Authority to restrict  or  direct the water courses to an alignment and cross section  determined  by the competent Authority.

DEVELOPMENT OF LOW COST HOUSING

SCOPE :

These  regulations  shall  be  applicable  to  development  of  schemes  for  socially  and  economically backward class of people  for economically weaker section of  the society and for low cost housing only undertaken by public agencies, co-operative societies Government or Semi Government bodies, Registered Developers.

15.1PLANNING :

The type of development for housing for socially and economically backward class of people and for low cost housing, block development as group housing.

(i) The maximum permissible density in Dwelling shall be 225 dwelling per hector .

(ii)  The  minimum  and  the  maximum  plot  size  shall  be  between  18  sq.mts.  and  40.  sq.mts. respectively with built up area not exceeding 70% of the plot area leaving front as well as rear margin of 1.5 mts.

(iii) The minimum frontage of plot shall be 3.0 mts. in width.

(iv) At every 20 such continuos plots 2.0 mts. wide space open to sky shall be provided.

(v) The maximum numbers of stories in a building construction on the plot shall be ground plus one upper storey only.

(vi)  Common  plot  at  the  rate  of  10%  percent  of  the  area  of  the  plot  /  land  developed  shall  be provided for open space / community open space which shall be exclusive of approach roads , path ways,  or margins .

15.2GENERAL BUILDING REQUIREMENTS :

(1) The minimum height of the plinth shall be 30 cms. from the top surface of approach road or path way.

(2) The maximum floor space index permissible shall be 1.8.

(3) (a) The size of living room , bed room shall not be less than 8 sq.mts. with minimum width of2.4 mts.

(b)(i)   Size of independent Bath-room and w.c  shall be 0.9 sq.mts. with minimum width of 0.9 mts. each.

(ii) Size of combined bath room and w.c. shall be 1.8 sq.mts. with minimum width of 1  mts.

(4)(i) The minimum height of room shall be as under:- Living  room                     :         2.4 mts.

Kitchen room                    :         2.4 mts.
Bath /w.c                           :         2.1 mts.
Corridor                             :         2.1 mts.

(ii) In case of the slopping roof the average height of the roof shall be 2.1 mts. and the minimum height of  the eaves shall be 2.4 mts.

(iii) The minimum slopes of the slopping roof ,shall be 300 for G.I sheets , asbestos sheets or tiled roof while for  R.C.C slopping roof , the minimum slop shall be 120.

(5)The opening through  windows , ventilators and other opening for light and ventilation shall be as under:

(i) One tenth of the room floor area.

(ii) For w.c and bath not less than 0.2 sq.mts.

The width of stair case shall be 0.75 mts. minimum . the maximum height of the riser shall be 20. cms. The  minimum  width of the tread  shall be 22.5 cms. The minimum clear head roof of the stair case shall be 2.10 mts.

(iii)There shall be one staircase for every 12 (twelve)dwelling units or part thereof.

15.3ROADS AND PATH WAYS :

(i)   The area under the roads and pathways in such housing project shall normally not exceed 20 percent of the total area of the project.

(ii)  Access to the dwelling units where motorised vehicles are not normally expected shall be by means of paved foot paths with right of way of 6 mts. and pathways of 2 mts. only . The right of way shall be adequate to allow for plying of emergency vehicles and also for side drains and plantation.

(iii)  Where  motorable  access  ways  are  not  provided  and  pedestrian  path  ways  are  provided  the minimum width of such path way shall be 4.0 mts. which shall not exceed 50 mts. in length.

15.4 MINIMUM REQUIRED: ACCOMMODATION

(i) The minimum accommodation provided in every dwelling unit shall be one living room and a
w.c. where there is a drainage system , the agency developing the area shall install and maintain the internal drainage system. where there is no drainage system the individual soak-pit  shall be provided as per provision of National Building Code.

(ii) The loft if provided in the room shall not cover more than 30 % of the floor area of the room.

15.5STRUCTURAL REQUIREMENTS :

(i) Load bearing walls of the building shall be of Brick stone or pre cast block in any mortar. in the  case  of  R.C.C  framed  structure  or  wooden  framed  structure  filler  walls  may  be  of suitable local materials.

(ii) Roof of the building shall be of galvanized iron sheets, asbestos sheet , tiles roof or R.C.C. roof .in the case of upper storied buildings middle floor shall be of wooden or R.C.C. and rest as per choice.

(iii) Doors and windows of building shall be of any material.

(iii)Rest of the work of building shall be as per locally available resources and as per choice.

(iv)For structural safety and services Regulations 18.4 and 18.5 (1) shall be applicable.”

PROVISIONS FOR SPECIAL DEVELOPMENTS

16.1 REGULATIONS FOR GANDHI ASHRAM:  COMPREHENSIVE AREA IMPROVEMENT SCHEME (GACAIS):

1)Conservation Of Building Having Historic, Architectural & Archeological Significance.

a)The buildings in this area owned by Trusts Related to Gandhi Ashram Activities (TRGA) area to be conserved, retained and maintained in the original state.

b)The buildings above if proposed for renewal or reconstruction by new building it shall be reviewed by the Competent Authority.

2)Slum Rehabilitation:

The slums existing within these area needs to be rehebilited on available Govt/ Municipal or trust land within these area in due course of time for which M.G.F. Trust and TRGA shall help AMC.

3)Special Control Regulations:

A) For area except in (B) shall be considered as residential zone.

B) For the building units/ plot abutting in Ashram Road from Wadaj Circle to Subhas Circle owned by Govt, TRGA and AMC within GACAIS following control regulations shall be applicable.

i)Only residential and institutional uses like educational, cultural, social health, etc public  purposes,  tourist  support  facilities  like  hotel  restaurant  art  gallary  etc, handy craft, sale shops / show rooms and any competitive activity which  may be permitted by Competent Authority.

ii)Height of the building Maximum permissible height of building shall be 10 mts.

iii)The  colour  of  external  exterior  portion  of  the  building  shall  be  aesthetically match  with  the  ambiance  of  Gandhi  Ashram  Only  white  light  sheds  shall   be permitted with permission of Competent Authority.

iv)Every property in these area in the open spacce shall  plant at least one tree and maintain the same.

v)Minimum margin of 6 mts on the Ashram road side margin shall be kept in the plot abutting Ashram road.

vi)Control on Traffic:
On opening of 132ft wide road from wadaj to 132ft wide ring road the heavy vehicular traffice shall be diverted from this part of Ashram Road to 132ft wide road from the same road and only light vehicular traffice and tourist traffic shall be permitted.

16.2 REGULATION  FOR  EXISTING  SLUM  REDEVELOPMENT  REHABILITATION  SCHEMES  ON SELF FINANCING BASIS:

16.2.1  DEFINITION OF SLUM :
Slum means an Area which contains sheds, Huts constructed Principally of wood, mud, leaves, grass,  cloth  or  thatch  and  includes  any  temporary  structures  of  whatever  size  and  any  small building of whatever material made, intended primarily for human habitation.

16.2.2  REDEVELOPMENT/ REHABILITATION OF EXISTING SLUM :

These regulations shall apply to all   building unit/lands/plots or part/ portion of building units/lands/plots on which slums are existing as per the 1991 census as the case may be and/or plots being processed for slum upgradation, redevelopment, rehabilitation.

(1)  Redevelopment  of  building  units/  lands/plots  on  which  slums  are  existing  as  per  the  1991 census  shall  be  permitted  for  the  rehabilitation  of  the  slum  dwellers  through  the  owner  of such land or their authorised agents/developers as approved by the Competent Authority by permitting redevelopment for slum dwellers.

(2) All eligible slum dwellers residing on the building unit/land/plot to be redeveloped shall have to be accommodated on the same plot.

(3)  DP/TP   Roads  abutting  such  building  unit/plots  may  also  be  cleared  of  existing  slums  by owners of such land by providing them accommodation in the scheme.

(4) In any such scheme, area of existing commercial user shall be permitted.

(5) The names of all eligible slum dwellers shall be duly certified by the competent authority.

(6) Each hutment dweller personally (or his legal heir) residing as per record in 1991 census shall get the benefit or rehabilitation.

(7)  The  owners/authorised  developer  shall  organize  all  the  eligible  hutment  dwellers  into  a Registered Co-Op Housing Society/or an Registered Association.

(8) The owners/authorised developers shall grant a unit of minimum built-up area of 20 Sq. Mts. subject  to  minimum  14.00  sq.  mts.  carpet  area  only  in  Low-Rise  Buildings  to  each  of  the eligible slum dweller.

(9)  The  14.00  sq.  mts.  carpet  area  of  the  dwelling  unit  shall  includes  a  multipurpose  room cooking space, and a w.c., but shall not include common areas, such as stairs passages etc. The rehabilitation unit shall be completed with water supply, drainage and electricity.

(10)The permissible F.S.I. for the remaining plot shall be on the basis of Gross Building unit/ Plot/land area with addition F.S.I. of 0.50 of the F.S.I. consumed for eligible slum dwellers.

(11)Allotment  and  administration  by  lot  system  of  new  unit  to  all  eligible  slum  dwellers, beneficiaries shall be done by the owner/developer/authorised agent.

(12)  if  in  case  it  is  necessary  to  shift  some  or  all  hutment  dwellers  to  necessitate  the  new construction,  transit  accommodation  facility  shall  be  offered  by  the  owners/authorised developer  at his cost and the occupants shall have the vacate the slums and shall have move to the transit accommodation.

(13) The owners/ authorised developers shall prepare a subdivision-layout plan for the entire land occupied by the hutment dwellers, distinctly showing on the plan accommodation/building for   eligible hutment/slum dwellers and accommodation/ buildings for commercial sale and submit  plans  and  other  documents  as  may  necessary  to  enable  the  competent  authority  to approve the subdivision plans and building plans for both.

(14) The owners/authorised developers shall transfer the absolute ownership rights free from all encumbrance of proposed construction of rehabilitation until including their absolute rights in   the   part   of   land   set   apart   for   the   rehabilitation   to   a   registered   Co-Op-Housing Society/Association    of    Slum,    Hutment    dwellers    without    any    consideration.    The owner/authorised developer shall have absolute rights of ownership of balance land and shall be entitled to develop such balance land.

(15) Possession and ownership of newly constructed unit for slum dweller under rehabilitation, rehabilitation scheme shall be given only, after the hutment dweller has relinquished all the rights  in  original  hut  and  the  land  bellow  it,  as  well  as  has  peacefully  handed  over  the possession of transit facility and paid all the dues. Each hutment dweller shall thus become virtual   owner   of   his   allotted   dwelling   unit   through   his   membership   of   Co.-Op. Society/Association.

(16) The allottee who has been given the rehabilitation unit shall not alienate the unit or transferit to anybody else (except the legal heirs) for a period of ten years from the date of taking over possession without prior permission of competent authority.

(17) The Co-Op housing Society/Association of the hutment dwellers at their cost shall manage and maintain the common facilities and amenities provided within the area transferred to the society/association  and  also  shall  be  responsible  for  maintaining  common  amenity  and services and also pay the Govt. and Municipal Taxes, applicable from time to time.

(18) The possession of the dwelling units in remaining Building unit land shall be permitted only after the completion and handing over the possession of rehabilitation dwelling units to all eligible slum dwellers.

(19)   The   above   regulations   shall   be   subject   to   all   other   regulations   of   the   GDCR   and development plan and in case of any conflict between the above regulations and that of the GDCR and/or the Development Plan, the latter shall prevail.

(20) In case of slum rehabilitation project, eligible slum dwellers agree upon to rehabilitate in other building unit/ land, the complete project shall have to be     approved by the Variance Committee.

16.3 DEVELOPMENT IN PLOTS RESERVED FOR PARKING,MULTIPURPOSE(M.P),TRANSPORT NODE(T.N.) & REDEVELOPMENT (R.D.) IN AMC DEVELOPMENT PLAN OF 1965 & 1987 (1983 OF A.M.C.)

MULTIPURPOSE  USE:  Means  use  related  to  health,  education,  communication,  safety, social and cultural, recreational, public utility and services, along with their additional and related  activities,  allied  activities  like  housing,  commercial  and  service  activities  including institutional uses.

TRANSPORT    NODE:  Transport  Nodes  shall  include  transport  and  allied  activities  as predominant activities where as residential, commercial and other allied activities
needed for the transport activities shall be permissible in the quantum as may be decided by the Competent Authority.

16.4 GROUP HOUSING

Residential cluster type development shall be permitted with following conditions:-

(i) Minimum size of the building unit shall be 4000 sq.mts.

(ii)Minimum size of the dwelling unit shall be 50.00 sq.mts

(iii)Maximum permissible height shall be 10.00 mts.

(iv)Hollow plinth shall not be permitted.

(v) Margin from the public road shall be as per regulation No. 12.4.1 of this regulation. The distance between two clusters shall be 4.5 mts. and between clusters to building unit boundary shall be 3.0 mts.

(vi)The approach roads shall be regulated as per regulation No. 10.4 of this regulation.

(vii)Minimum area of common plot plus central court Yard shall be provided at the rate of 10% of the plot area out of which minimum 2.5% of the plot area shall be provided as common plot and the minimum size of the common plot shall be 300 sq.mts.

(viiiThe central court Yard shall be of minimum 120 sq.mts. with smaller side shall not be less than 10.00 mts.

(ix)Access to the central court Yard from the approach road shall be of 2.5 mts. in width and  shall  not  exceed  15.00  mts.  in  length.  Shutters  of  window  or  door  shall  not  be
permitted to open in this access at ground floor.

16.5SABARMATI RIVER FRONT DEVELOPEMNT SCHEME:

Regulations for the Sabarmati Riverfront Development Area, the Competent Authority on the recommendation of the Sabarmati Riverfront Development Corporation Ltd. (SRFDCL) will prepare special regulations pertaining to ground coverage, margins, height of building, use of building etc. to regulate the development in the Sabarmati Riverfront Development Area. These regulations prepared for the Sabarmati Riverfront Development Area will prevail over the General Development Control Regulations.

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