DEVELOPMENT CODES



CHAPTER - VIII (G.O.119 Contd..)

DEVELOPMENT CODES

(Provisions for Non-High Rise Development)

Permissible Setbacks & Height for All Types of Non-High Rise Buildings

The height of buildings permissible in a given site/plot shall be subject to restrictions in the areas notified as (a) Sites in Old /Existing Built up areas/Congested areas/Settlement/Gram Khantam and (b) Areas Prohibited for High Rise Buildings given in the Annexures.

The minimum setbacks and permissible height as per Table – 17 and other conditions stipulated

below shall be followed.

TABLE – 17

Minimum Setbacks and Height Permissible 

Sl.No

Plot Size (in Sq.m) Above –Up to

Parking provision

Height (in m) Permissible Up to

Building Line or Minimum Front Setback to be left (in m)

Minimum setbacks on remaining sides (i m)

 

Abutting Road Width

Up to

12m

Above

12m &

up to

18m

Above

18m &

up to

24 m

Above

24m & up

to 30m

Above

30m

A B C D E F G H I J
1 Less than 50   7 1.5 1.5 3 3 3 -
2 50-100 - 7 1.5 1.5 3 3 3 -
10 1.5 1.5 3 3 3 0.5
3 100-200 Stilt floor 10 1.5 1.5 3 3 3 1.0
4 200-300 Stilt floor 7 2 3 3 4 5 1.0
10 2 3 3 5 6 1.5
5 300-400 Stilt floor 7 3 4 5 6 7.5 1.5
12 3 4 5 6 7.5 2.0
6 400-500 Stilt floor 7 3 4 5 6 7.5 2.0
12 3 4 5 6 7.5 2.5
7 500-750 Stilt floor 7 3 4 5 6 7.5 2.5
12 3 4 5 6 7.5 3.0
15 3 4 5 6 7.5 3.5
8 750-1000 Stilt + 2 Cellar floors 7 3 4 5 6 7.5 3.0
12 3 4 5 6 7.5 3.5
15 3 4 5 6 7.5 4.0
9 1000-1500 Stilt + 2 Cellar floors 7 3 4 5 6 7.5 3.5
12 3 4 5 6 7.5 4.0
15 3 4 5 6 7.5 5.0
18** 3 4 5 6 7.5 6.0
10 1500-2500 Stilt + 2 Cellar floors 7 3 4 5 6 7.5 4.0
15 3 4 5 6 7.5 5.0
18** 3 4 5 6 7.5 6.0
11 Above 2500 Stilt + 2 or more Cellar floors 7 3 4 5 6 7.5 5.0
15 3 4 5 6 7.5 6.0
18** 3 4 5 6 7.5 7.0

*In case of commercial buildings proposed in plots having an extent of 500-750sq.m, cellar floor for parking may be considered subject to fulfillment of the required Parking space Requirements for the proposed building as given in these Rules.Stilt Floor meant for parking is excluded from the permissible height in the above Table. Height of stilt floor shall not be less than 2.5m. In case of parking floors where mechanical system and lift are provided, height of such parking floor shall not be less than 4.5m. Parking floors in High rise buildings are also excluded from calculation of height of building.

**Buildings of height above 15m and below 18m in Sl.Nos.9, 10 and 11 above, shall be permitted only if such plots abut minimum 12m wide roads only.

Other conditions:

The setbacks are to be left after leaving the affected area of the plot/site, if any, for road widening.

Where a site abuts more than one road, then the front setback should be insisted towards the bigger road width and for the remaining side or sides, the setback as at Column- (J) shall be insisted.

A strip of at least 1m greenery/lawn along the frontage of the site within the front setback shall be developed and maintained with greenery.

For Plots above 300sq.m in addition to (c) above, a minimum 1m wide continuous green planting strip in the periphery on remaining sides are required to be developed and maintained within the setback.

For all residential/institutional/industrial plots above 750sq.m, in addition to (c) and (d) above, 5% of the site area to be developed as organized open space and be utilized as greenery, tot lot or soft landscaping etc., and shall be provided over and above the mandatory setbacks. Such organized open space could be in more than one location and shall be of a minimum width of 3m with a minimum area of 15sq.m at each location.

If the strip of greenery/lawn and the organized open space (tot lot) are not maintained, 10% of additional Property Tax every year shall be imposed as penalty by the Sanctioning Authority till the condition is fulfilled.

In all plots 750sq.m and above, provision shall be made for earmarking an area of 3m X 3m for the purpose of setting of public utilities like distribution transformer, etc. within the owner’s site subject to mandated public safety requirements.

In case of plots 300 - 750sq.m, it is permitted to transfer up to 1m of setback from any one side to any other side without exceeding overall permissible plinth area. The transfer of setback from front setback is not allowed.

In case of plots above 750sq.m, it is permitted to transfer up to 2m of setback from any one side to any other side without exceeding overall permissible plinth area, subject to maintaining of a minimum 2.5m setback on other side and a minimum building line. The transfer of setback from front setback is not allowed.

For narrow plots having extent not more than 400sq.m and where the length is 4 times of the width of the plot, the setbacks on sides may be compensated in front and rear setbacks so as to ensure that the overall aggregate setbacks are maintained in the site, subject to maintaining a minimum of side setback of 1m in case of buildings of height up to 10m and minimum of 2m in case of buildings of height above 10m and up to 15m without exceeding overall permissible plinth area. (This Rule shall not be applicable for made-up plots).

The space between 2 blocks shall not be less than the minimum side setback of the tallest block as mentioned in Table–17 and this shall not be considered for organised open space (tot lot).

Where all the owners of sites along an abutting road come forward for widening of the road by undertaking preparation of a Road Development Plan which would improve circulation in the area and duly approved by the competent authority, and by leaving the area affected in the widening of such road free of cost and implement it within one year, then higher height of the corresponding widened road width would be considered for such sites.

Stepped type buildings or incremental type buildings may be allowed only in respect of individual residential or educational/institutional buildings and such incremental development would be considered only after a minimum time period of 5 years.

Compliance of National Building Code Provisions for Amenities and Facilities in all Non High Rise Buildings:

The building requirements and standards other than heights and setbacks specified in the National Building Code - 2005 shall be complied with.

Such buildings shall be undertaken by owners by engaging registered architect, licensed builders / developers and licensed structural engineers. The designs and building plans shall be countersigned by the owner, licensed developer, registered architect, licensed engineer and a qualified & licensed Structural Engineer who shall be responsible for the supervision, structural safety, fire safety and specifications compliance of such buildings.

The work of the building services like sanitation, plumbing, fire safety requirements, lifts, electrical installations, and other utility services shall be executed under the planning, design and supervision of qualified and competent technical personnel.

The parking requirements shall comply as given in these rules. The parking facilities and vehicles driveways etc. shall be maintained to the satisfaction of the Sanctioning Authority.

All Public and Semi-Public Buildings and Institutional Buildings shall be designed and constructed to provide facilities to the Differently Abled Persons, Elderly and Children as given in these Rules and as prescribed in the National Building Code of India.

In all Buildings, the requirements of parts of the building like size and area requirements of habitable rooms, kitchen, bathrooms and Water closets, other areas, corridor and staircase widths, service ducts, etc. shall conform to these Rules given separately and also as per National Building Code of India.

Rain Water Harvesting Structures shall be provided as given in these Rules.

Provisions of the Andhra Pradesh Water, Land and Trees Act, 2002 shall be complied in such sites and schemes where ever applicable.

Buildings shall be designed for compliance with earth quake resistance and resisting other natural hazards. The Completion Certificate shall mention that the norms have been followed in the design and construction of buildings for making the buildings resistant to earthquake, compliance with structural safety and fire safety requirements.

In case of Group Housing Buildings where there are 100 units and above, a minimum 3% of built up space or 50,000 sft which ever is lesser shall be planned and developed for common amenities and facilities like convenient shopping, committee hall / club house, crèche, gymnasium etc. as per National Building Code of India (NBC)-2005. Amenities block shall not be part of the residential blocks. However in case of single apartment block, amenities can be provided in the same block.

In case of sites more than 1000 sq.mts. for Residential Buildings and buildings proposed for Nursing Homes, Hospitals and Hotels provision for Solar Water Heating System and Solar Lighting System shall be provided and the compliance of the same shall be confirmed before issuing occupancy certificate.

In case of sites more than 1000 sq.mts. and above for Residential, Nursing Homes, Hospitals and Hotels provision for Recycling of Water shall be made and the compliance of the same shall be confirmed before issuing occupancy certificate.

Baby Feeding Room / facility shall be provided in Shopping Malls, Public Buildings and Organizations/Establishments/Institutions where more than 15 women are employed.

Row Type Housing / Row Type Shopping Precincts

Row Houses shall abut internal roads only.

Minimum site area shall be not less than 1000sq.m.

Minimum size of individual plot shall be 50sq.m.

Maximum plot size shall be 125sq.m.

Number of plots in a row shall not be more than 8.

Separation between two blocks shall not be less than 6 m which may be an open space or an alley/pedestrian plaza.

Only internal staircase is allowed.

Minimum width of internal roads: 9m.

Internal cul-de-sac road 6m with maximum length 50m is allowed.

Minimum open space: 10 % of site area.

Height permissible:

Ground + 1 floor or 7m in plot area up to 100sq.m.

Ground + 2 floors or 10m in plot area of above 100sq.m.

Minimum setbacks: Front 3m; Rear 1.5m.

The setbacks in a row can be interchangeable.

In case of row type shopping precincts, back to back shops with above front setback of 3m would be allowed.

In case of very large projects more than 5 acres, common amenities and facilities like shopping center, community hall/club house etc. are required to be provided in minimum 5 % of the site area.

In case of Row Type Shopping Precincts, common basement parking in one or more levels would be permissible subject to fulfilling the Parking Requirements under these Rules.

Cluster Housing

Minimum site area shall be not less than 1000sq.m.

Minimum Plot size 25sq.m with maximum number of 20 houses in a cluster.

Minimum size of cluster open space 36sq.m with a minimum width of 6m.

Height permissible 2 floors or 6m.

Minimum access road 9m.

Internal access may be through pedestrian paths of 6m.

Minimum space between two clusters shall be 6m which may be utilised as pathway / alley.

Building setbacks: No setbacks are needed for interior clusters as the lighting and ventilation is either from the central open space of cluster and the surrounding pedestrian pathway / access road of the cluster. However, interior courtyards may be provided for larger plots and building areas to facilitate lighting and ventilation. For end clusters sides that are abutting peripheral thoroughfare roads or property boundary, setback / building line shall be as per Table – 17.

In case of very large projects more than 5 acres, common amenities and facilities like shopping center, community hall/club house etc. are required to be provided in minimum 5 % of the site area.

Buildings with Central Courtyard for Commercial Use

‘U’ type commercial buildings with central courtyard are allowed with a minimum plot area of 2000sq.m with the following conditions:

  1. The Front setback shall be as per Table-17 & Table-18 for Non High Rise & High Rise buildings respectively.
  2. The minimum open space / setback on sides and rear except front, shall be
  3. 2m for building height up to 15m;
  4. 3m for building height up to 18m;
  5. 7m in case of high rise buildings up to 30m height and buildings coming under purview of Andhra Pradesh Fire Service Act-1999.
  6. The area so saved is transferred to the central area / space or court yard;
  7. The depth of such courtyard shall be at least 50% of the average building depth and the minimum width shall be 10m.

Group Development Schemes

The minimum site/plot area shall be 4000sq.m.

The minimum abutting existing road width shall be 12m and black topped.

If the site is not abutting to an existing road, the proposals should be promoted with the immediate improvement of the accessibility of the site from the nearest main road by way of an approved Road Development Plan by the Competent Authority with a minimum width of 12m which should be implemented by the Licensed Developer within a period of three years.

Group Development Schemes shall be considered where the site is developed together with construction of building and all amenities and facilities and not disposed as open plots.

All such applications shall in addition to the requirements under these Rules be accompanied by the following provisional plans.

A Services and Utilities Plan as per standards for water supply system, drainage and storm water disposal system, sewerage system, rain water harvesting structures, and for other utilities.

A Landscaping plan including rain water harvesting / water recycling details.

Parking & Internal Circulation Plan along with common pool parking area plan, if any.

The above shall be drawn to suitable scale with relevant details.

Minimum of 10% of site area shall be earmarked for organized open space and be utilized as greenery and shall be provided over and above the mandatory setbacks at suitable location accessible to entire community to the satisfaction of the competent authority. Such open space shall be open to sky and shall not be over cellar floors.

No additional or proportionate open space charges need to be levied in such schemes.

These shall not be applicable in case of Government sponsored Housing Scheme/approved Non-Government Organizations (NGOs) or private schemes, and the guidelines and requirements as given in the National Building Code for Low Cost Housing / Government orders shall be followed.

The Building setbacks shall be as per the type of housing & requirements given above for the said type of housing and as per Table - 17 and Table – 18.

The open space to be left between two blocks also shall be equivalent to the setback mentioned in Column – (J) of Table-17 and Column – (E) of Table- 18 for Non High Rise & High Rise buildings respectively.

A thorough public access road of 12m width with 2-lane black-topped is to be developed within the applicant’s site on any one side at the periphery / as per suitability and feasibility for the convenience of accessibility to improve the circulation pattern in the locality to satisfaction of the competent authority. This condition would not apply if there is an existing abutting peripheral road on any side.

Road requirements:

  • 9m to 18m for main internal approach roads;
  • 9m for other internal roads and also for looped roads.
  • 8m for cul-de-sacs roads (with a minimum radius 9m.) between 50-100m length.

All roads and open spaces mentioned in this Rule shall be handed over to local body at free of cost through a registered gift deed before issue of occupancy certificate. The society / association may in turn enter into agreement with the local authority for utilizing, managing and maintaining the roads and open spaces. In case of any violation or encroachment, the local authority shall summarily demolish the encroachments and resume back the roads and open spaces and keep it under its custody.

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