G.O.119 - Dt:28-03-2017
GOVERNMENT OF ANDHRA PRADESH
A B S T R A C T
Municipal Administration and Urban Development Department - Model Building Bye-Laws 2016 of GoI – Andhra Pradesh Building Rules, 2017 – Orders Issued.
MUNICIPAL ADMINISTRATION AND URBAN DEVELOPMENT (M) DEPARTMENT
G.O.MS.No. 119 Dated: 28-03-2017
Read the following:-
- G.O.Ms.No.350 M.A & U.D. Department, dated: 09-06-2000
- G.O.Ms.No.486 M.A & U.D. Department, dated:07-07-2007
- G.O.Ms.No. 2 M.A & U.D. Department, dated:03-01-2011
- G.O.Ms.No. 34 M.A & U.D. Department, dated: 22-01-2011
- G.O.Ms.No. 45 M.A & U.D. Department, dated: 28-01-2011
- G.O.Ms.No. 82 M.A & U.D. Department, dated:21-02-2011
- G.O.Ms.No.168 M.A & U.D. Department, dated:07-04-2012
- G.O.Ms.No. 30 M.A & U.D. Department, dated:28-01-2014
- Model Building Bye Laws, 2016 of Ministry of Urban Development, GoI.
- D.O.No.K-14011/83/2002-UD-II_Pt), Dated:18.03.2016 of MoUD, GoI, New Delhi.
In the references 1st to 8th read above, the Government have issued Comprehensive Building Rules and other related rules which are applicable to Municipal Corporations, Municipalities, Nagar Panchayats and areas covered by Urban Development Authorities in the State. These Building Rules are regulating the building activities in the above areas in the State.
In the reference 10th cited the Ministry of Urban Development, Government of India informed that the Ministry have finalized a very comprehensive document for Model Building Bye-Laws 2016 and requested the State to immediately take up the revision of Building Rules in order to make the building environment safe, inclusive, environmentally sustainable and contribute towards enhancing “Ease of Doing Business in India”.
Whereas, the Ministry that in Chapter 13 it provides a framework for strengthening the building plan approvals leading towards enhancing “Ease of Doing Business in India”. Further in Chapter 14 it provides a framework to incorporate environmental concerns in the building bye laws enabling the ULBs/Development Authorities to approve the building plans without a requirement of separate environmental clearances. Further the reform Agenda under the Ministry’s flagship programme AMRUT also mandates periodical review of Building Bye Laws which will, amongst other milestones contributes towards State being eligible for annual reform incentive grants from 2016-17. After bifurcation of the State, the Andhra Pradesh Building Rules 2012 issued in G. O. Ms. No. 168 MA & UD Department, Dt. 07.04.2012 needed certain amendments.
Accordingly, Government considered that there is a need to revise the existing Andhra Pradesh Building Rules 2012 with comprehensive, development oriented, energy conservation methods and easily adoptable building stipulations in the State in order to protect the environment and provide better living conditions to the citizens and also enable business friendly structure. Hence it is decided to take up revision of Andhra Pradesh Building Rules 2012 including certain amendments to the TDR Policy prevailing in the State based on the Model Building Bye-Laws 2016 of GoI.
Accordingly the Government have constituted a Committee to make necessary recommendations/amendments to the existing Andhra Pradesh Building Rules 2012 based on the Model Building Bye-Laws, 2016. The Committee examined the Model Building Bye-Laws 2016 in detail and prepared the Draft Andhra Pradesh Building Rules, 2017. The Director of Town & Country Planning has conducted several consultation meetings with stake holders at various places in the State and issued a public notification duly calling objections/suggestions.
After careful consideration of the matter, Government have decided to issue the Andhra Pradesh Building Rules, 2017.
A copy of this Order is available on the Internet and can be accessed at the address http://goir.ap.gov.in/.
The appended notification shall be published in an extraordinary issue of Andhra Pradesh Gazette dated:28.03.2017.
[BY ORDER AND IN THE NAME OF THE GOVERNOR OF ANDHRA PRADESH]
PRINCIPAL SECRETARY TO GOVERNMENT
The Commissioner, Printing, Stationery & Stores Purchase Department, Vijayawada for Publication of the Notification in the Gazette and furnish 1000 copies.
The Director of Municipal Administration, A.P., Guntur.
The Director of Town and Country Planning, A.P., Guntur.
The Director General, Andhra Pradesh State Disaster Response & Fire Services Department, A.P.
All Municipal Commissioners in the State through the Director of Municipal Administration, A.P.
The Commissioner, Andhra Pradesh Capital Region Development Authority, Vijayawada.
All Vice Chairmen of Urban Development Authorities in the State.
The Chairman & Managing Director, APTRANSCO, Vijayawada.
The Commissioner & Inspector General of Registration & Stamps, Govt. of A.P.
The Law (A) Department, (2 copies),
The Revenue (R&S) Department,
The Energy Department,
//Forwarded :: By Order//
In exercise of the powers conferred by Section 585 read with 592 of the Andhra Pradesh Municipal Corporation Act, 1955 (adapted GHMC Act 1955); Section 18 of the Andhra Pradesh Municipal Corporations Act, 1994; Section 326 of the Andhra Pradesh Municipalities Act, 1965, Section 44 (1) of the Andhra Pradesh Town Planning Act,1920, Section 2 of A.P. Capital Region Development Authority Act, 2015 and Section 117 of Andhra Pradesh Metropolitan Region and Urban Development Authorities Act, 2016 and in supersession of all the existing rules on the subject, the Government of Andhra Pradesh hereby issue the following Rules.
CHAPTER - I
JURISDICTION, APPLICABILITY (ADMINISTRATION)
SHORT TITLE, APPLICABILITY AND COMMENCEMNT
These Rules may be called ‘The Andhra Pradesh Building Rules - 2017’.
They shall apply to the building activities in the areas falling in:
- Andhra Pradesh Capital Region Development Authority [APCRDA] except in Capital City Area,
- All Metropolitan Region Development Authorities,
- All Urban Development Authorities,
- All Municipal Corporations,
- All Municipalities,
- All Nagar Panchayats,
Gram Panchayat areas covered in Master Plans/General Town Planning Schemes notified under Andhra Pradesh Town Planning Act,1920 and
Industrial Area Local Authority (IALA)/Special Economic Zone (SEZ) notified by Government.
All existing rules, regulations, byelaws, orders that are in conflict or inconsistent with these Rules shall stand modified to the extent of the provisions of these rules.
Subject to the provisions of the Act, these rules shall apply:
- to the planning, design and construction of building in case of erection of a building;
- to all parts of the building including change of roof whether removed or not, and in case of removal of whole or any part of the building;
- to the remaining part of the building after demolition and work involved in demolition in case of demolition of whole or any part of a building;
- to the whole building whether existing or new building (except only to that part of the building, which is consistent with these Regulations) in case of alteration of a building;
- to all parts of the building affected by the change in case of change of occupancy of a building; and
- to use of any land or building where sub-division of land is undertaken or use of land or building is changed.
They shall come in to force from the date of publication in the Andhra Pradesh Gazette.
CHAPTER – II
In these rules, unless the context otherwise requires the definitions given below shall have the meaning indicated against each term. The terms and expressions which are not defined in these Rules shall have the same meaning as in the respective rules / regulations / Bye-laws of the respective local authorities and as defined in the National Building Code as the case may be, unless the context otherwise requires.
All mandatory Master Plan/Zonal Plan regulations regarding use, land use, coverage, FAR, set-back, open space, height, number of storeys, number of dwelling units, parking standards etc. for various categories of buildings including modification therein made from time to time shall be applicable mutatis mutandis in the Building Rules under this clause. All amendments /modifications made in the aforesaid regulations shall automatically stand deemed to have been included as part of these Rules.
A clear approach to a plot or a building.
The Act of the Local Body/Authority concerned.
A Building separated from the main building on a plot and containing one or more rooms for accessory use such as Servant's Quarter, Garage, Store rooms or such areas as may be classified by the Competent Authority.
Means any use of the premises subordinate to the principal use and customarily incidental to the principal use.
Addition and/or alteration
A structural change including an addition to the area or change in height or the removal of part of building, or any change to the structure, such as the construction or removal or cutting into of any wall or part of a wall, partition, column, beam, joist, floor including a mezzanine floor or other support, or a change to or closing of any required means of access ingress or egress or a change to fixtures or equipment as provided in these Rules.
Air Port Reference Point
Means a designated point which is established in the horizontal plane at or near the geometric center of the landing area.
Includes road, street, open space, park, recreational ground, playground, garden, water supply, electric supply, street lighting, sewerage, drainage, public works and other utilities, services and conveniences.
Another term for “ordinary” glass, most commonly used for float glass.
The accommodation provided for the public to view the cinematograph exhibitions/cultural activities etc.
Authority having jurisdiction
The Authority which has been created by a statue and which, for the purpose of administering the Code/ Rules, may authorize a committee or an official or an agency to act on its behalf, hereinafter called the 'Authority'. Authority can be any Urban Local Body/Development Authority/Industrial Development Authority or any other authority as notified by the State Government as the case may be.
A horizontal cantilevered projection, including a handrail or balustrade, to serve a passage or as sit out place.
A low wall forming a parapet to a stair, ramp, balcony, raised level, or a change in level.
A habitable room / rooms on the roof of the building with or without toilet / kitchen.
The lower storey of a building below or partly below the ground level, with one or more than one level and to be used for parking of vehicles.
Beads or Glazing Beads
A strip of wood, metal or other suitable material attached to the rebate to retain the glass.
Means an area of land separating adjacent land uses that is managed for the purpose of mitigating impacts of one use on another.
A buffer area consists of a separation distance and one or more buffer elements. Buffer element is a natural or artificial feature that mitigates an adverse impact; a buffer may include open ground, a vegetation buffer and or acoustic barrier.
Buffer Area is the area within which certain structures / sensitive uses are either restricted or prohibited.
A structure constructed with any materials whatsoever for any purpose, whether used for human habitation or not, and includes:-
- Foundation, plinth, walls, floors, chimneys, plumbing and building services, fixed platforms etc.
- Verandahs, balconies, cornices, projections etc.
- Parts of a building or anything affixed thereto
- Any wall enclosing or intended to enclose any land or space, sign and outdoor display structures etc.
- Tanks constructed or fixed for storage of chemicals or chemicals in liquid form and for storage of water, effluent, swimming pool, ponds etc.
All types of buildings shall be considered to be "buildings", except tents, shamianas and tarpaulin shelters erected temporarily for temporary purposes and ceremonial occasions.
A building or part thereof, where groups of people congregate or gather for amusement, recreation, social, religious, patriotic, civil, travel and similar purposes and these includes buildings of drama and Cinema theatres, drive-in-theatres, assembly halls, City halls, town halls, auditoria, kalyanamandapams, places of worship and road, railways, air, sea or other public transportation stations.
Includes any building or part thereof used principally for transaction of business and/or keeping of accounts and records therefore including offices, banks, professional establishments, court houses etc., if their principal function is transaction of business and/or keeping of books and records.
Includes a building with walls and roofs independent of any other building and with open spaces on all sides within the same plot.
Includes a building exclusively used for a school or college involving assembly for instruction, education or recreation incidental to educational use, and including a building for such other uses as research institution.
A building or structure existing authorisedly with the approval of the Authority before the commencement of these Rules.
Includes a building or part thereof used for:
Storage, handling, manufacture of processing of radioactive substances or of highly combustible or explosive materials or of products which are liable to burn with extreme rapidity and/or producing poisonous fumes or explosive emanations;
Storage, handling, manufacture or processing of which involves highly corrosive, toxic or noxious alkalis, acids, or other liquids, gases or chemicals producing flames, fumes and explosive mixtures etc., or which result in division of matter into fine particles capable of spontaneous ignition.
High Rise Building
High Rise Building means a building with 18 meters and above (including stilt floor) in height. However, chimneys, cooling towers, boiler rooms/ lift machine rooms, cold storage and other non-working areas in case of industrial buildings and water tanks and architectural features in respect of other buildings may be permitted as a non-High rise Building.
Includes a building or part thereof wherein products or material are fabricated, assembled or processed, such as assembly plants, laboratories, power plants, refineries, gas plants, mills, dairies and factories etc.
Includes a building constructed by Government, semi-Government organizations or Registered Trusts and used for medical or other treatment, or for an auditorium or complex for cultural and allied activities or for an hospice, care of persons suffering from physical or mental illness, handicap, disease or infirmity, care of orphans, abandoned women, children and infants, convalescents, destitute or aged persons and for penal or correctional detention with restricted library of the inmates ordinarily providing sleeping accommodation and including dharamshalas, hospitals, sanatoria, custodial and penal institutions such as jails, prisons, mental hospitals, houses of correction, detention and reformatories etc.
Includes a building or part thereof used as shops, stores or markets for display and sale of wholesale or retail goods or merchandise, including office, storage and service facilities incidental thereto and located in the same building.
Mixed use building
A building partly used for non-residential activities except industrial purpose and partly for residential purpose.
Office Building (Premises)
Includes a building or premises or part thereof whose sole or principal use is for an office or for office purposes or clerical work. Office purposes include the purpose of administration, clerical work, handling money, telephone, and computer operation; and clerical work includes writing, book-keeping, sorting papers, typing, filling, duplicating, punching cards or tapes machine calculations, drawing of matter for publication and editorial preparation of matter for publication.
Public Building means a building used or intended to be used either ordinarily or occasionally as a place or public worship, dharamasala, college, school, theatre, cinema, public concert room, public hall, public bath, hospital, latrine, room, shop or any other place of public assembly.
Residential Building includes a building in which sleeping and living accommodation is provided for normal residential purposes, with cooking facilities and includes one or more family dwellings, apartment houses, flats and private garages of such buildings.
Semi-detached Building means a building detached on the three sides with open spaces as specified.
A building or part thereof used primarily for storage or shelter of goods, wares, merchandise and includes a building used as a warehouse, cold storage, freight depot, transit shed, store house, public garage, hanger, truck terminal, grain elevator, barn and stables.
Includes a building which:
- is structurally unsafe, or
- is unsanitary, or
- is not provided with adequate means of ingress or egress or
- constitutes a fire hazard or
- is dangerous to human life or
in relation to its existing use, constitutes a hazard to safety or health or public welfare by maintenance, dilapidation or abandonment
Note: All unsafe buildings/structures will be required to be restored by repairs, demolition or dealing with as otherwise directed by the Authority.
Whole Sale Building/Establishment
An establishment wholly or partly engaged in wholesale trade and manufacture wholesale outlets, including related storage facilities, warehouses and establishments engaged in truck transport, including truck transport booking agencies.
The vertical distance measured
- In the case of flat roofs from the upper level of plinth and continuance to the highest point of the building excluding parapet wall, staircase room, lift room and water tank.
This shall be subject to concurrence of the A.P. State Disasters Response and Fire Services Department.
- In case of pitched roofs up to the point where the external surface of the outer wall intersects the finished surface of the sloping roof and
- In the case of gables facing the road, the mid- point between the eaves level and the ridge.
- Architectural features serving no other function except that of decoration shall be excluded from the purpose of measuring heights.
- In case of undulated terrain height can be considered as average of the corresponding formation level of the site.
The line up to which the plinth of building adjoining a street or an extension of a street or on a future street may lawfully extend and includes the lines prescribed, if any, in any scheme and/or development plan. The building line may change from time to time as decided by the Authority.
Building set back
The distance by which any building or structure shall be separated from the boundary lines of the plot.
A non-residential enclosure constructed of non-load bearing partitions.
Shall mean a cantilevered projection from the face of the wall over an entry to the building at the lintel level provided that:
- It shall not project beyond the plot line.
- It shall not be lower than 2.3m or 7'-6” when measured from the ground.
There shall be no structure on it and the top shall remain open to sky.
means the net usable floor area of an apartment, excluding the area covered by the external walls, areas under services shafts, exclusive balcony or verandah area and exclusive open terrace area, but includes the area covered by the internal partition walls of the apartment.
A fixed glazing bar, or rigid bar, that provides protection from human impact.
Chajja means a sloping or horizontal structural overhang usually provided over openings or external walls for providing protection from sun and rain or from architectural consideration.
An upright shaft containing one or more flues (smoke ducts) provided for the conveyance to the outer air of any product of combustion resulting from the operation of heat producing appliance or equipment employing solid, liquid or gaseous fuel.
Chowk or Courtyard
means a fully or partially enclosed space permanently open to sky within a building at ground level and serves as lighting and ventilating space besides for outdoor activities, etc.
Industries which do not throw out any smoke, noise, offensive odour or harmful industrial wastes and employing not more than 40 workers with/without power and those not included in the list of polluting industries issued by concerned authorities.
The material which when burnt adds heat to a fire when tested for combustibility in accordance with the IS 3008-1966 Method of Test for Combustibility of Building Materials, National Building Code.
Common areas mean:
- the entire land for the real estate project or where the project is developed in phases, the entire land for that phase;
- the stair cases, lifts, staircase and lift lobbies, fire escapes, and common entrances and exits of buildings;
- the common basements, terraces, parks, play areas, open parking areas and common storage spaces;
- the premises for the lodging of persons employed for the management of the property including accommodation for watch and ward staffs or for the lodging of community service personnel;
- installations of central services such as electricity, gas, water and sanitation, air-conditioning and incinerating, system for water conservation and renewable energy;
- the water tanks, sumps, motors, fans, compressors, ducts and all apparatus connected with installations for common use;
- all community and commercial facilities as provided in the real estate project;
- all other portion of the project necessary or convenient for its maintenance, safety, etc., and in common use;
‘Competent Authority’ means:
- The Commissioner of the Andhra Pradesh Capital Region Development Authority;
- The Metropolitan Commissioner of the respective Metropolitan Region Development Authority;
- The Vice Chairman of the respective Urban Development Authority;
- The Director of Town & Country Planning in case of Local Authorities not covered in Development Authorities and Gram Panchayat areas covered in Master Plans / General Town Planning Schemes notified under Andhra Pradesh Town Planning Act, 1920.
Congested Area means the areas falling in the Local Authority notified by the Competent Authority based on the existing development.
The change from one occupancy to other occupancy or any change in building structure or part thereof resulting in a change of space and use requiring additional occupancy certificate.
Means a site at the junction of and fronting on two or more intersecting streets.
Means a sloping or horizontal structural overhang usually provided over openings or external walls to provide protection from sun and rain.
Corridor means a common passage or circulation space including a common entrance hall in a building;
Cottage Industry” or “Customary Home Occupation
means a home occupation customarily carried out by a member of the family residing in the premises without employing hired labor, without display of goods, and which shall be non- hazardous and not affecting the safety of the inhabitants of the building and the neighborhood, provided that no mechanical equipment is used except that as is customarily used for purely domestic or household purposes and/or employing licensable goods. If power is used, the total electricity load shall not exceed 10 H.P.
means built up area covered immediately above the plinth level by the building but does not include the area covered by compound wall, gate, cantilevered porch, portico, slide swing, chajjas and the like.
Damp Proof Course
A course consisting of some appropriate water proofing material being provided to prevent penetration of dampness or moisture.
The residential density expressed in terms of the number of dwelling units per hectare.
NOTE: Where such densities are expressed exclusive of community facilities and provision of open spaces and major roads (excluding incidental open spaces) these will be net residential densities. Where these densities are expressed taking into consideration the required open space provision and community facilities and major roads, these would be gross residential densities at neighborhood level, sector level or town level, as the case may be. The provision of open spaces and community facilities will depend on the size of the residential community. Incidental open spaces are mainly open spaces required to be left around and in between two buildings to provide lighting and ventilation.
- a person who constructs or causes to be constructed an independent building or a building consisting of apartments, or converts an existing building or a part thereof into apartments, for the purpose of selling all or some of the apartments to other persons and includes his assignees; or
- a person who develops land into a project, whether or not the person also constructs structures on any of the plots, for the purpose of selling to other persons all or some of the plots in the said project, whether with or without structures thereon; or
- any development authority or any other public body in respect of allottees of—
- buildings or apartments, as the case may be, constructed by such authority or body on lands owned by them or placed at their disposal by the Government, or
- plots owned by such authority or body or placed at their disposal by the Government,
for the purpose of selling all or some of the apartments or plots; or
- an apex State level co-operative housing finance society and a primary co-operative housing society which constructs apartments or buildings for its members or in respect of the allottees of such apartments or buildings; or
- any other person who acts himself as a builder, coloniser, contractor, promoter, estate developer or by any other name or claims to be acting as the holder of a power of attorney from the owner of the land on which the building or apartment is constructed or plot is developed for sale; or
- such other person who constructs any building or apartment for sale to the general public.
Explanation.—For the purposes of this clause, where the person who constructs or converts a building into apartments or develops a plot for sale and the persons who sells apartments or plots are different persons, both of them shall be deemed to be the promoters and shall be jointly liable as such for the functions and responsibilities specified in these rules;
Development means the carrying out of building, engineering, mining or other operations in, or over, or under land and water, or in the use of any building or land, and includes redevelopment and layout and subdivision of any land; and 'to develop' shall be construed accordingly.
Development Charge means a charge levied by the competent authority under the relevant provisions of the Law.
Development Plan means a plan for the Development or redevelopment or improvement of the area within the jurisdiction of Authority and includes Perspective Plan, Master Plan, Zonal Development Plan and part Zonal Plan /Area Development Plan prepared under the relevant Acts.
Door, Center Opening Sliding - A door which slides horizontally and consists of two or more panels which open from the center and are usually so interconnected that they move simultaneously.
Glazing that incorporates two panels, separated with an air space, for the purpose of sound insulation or thermal insulation or both.
A system of line of pipes, with their fittings and accessories, such as manholes, inspection chambers, traps, gullies, floor traps used for drainage of building or yards appurtenant to the buildings with the same cartilage. It includes an open channel for conveying surface water or a system for the removal of any liquid.
A system constructed for the purpose of removal of any waste water.
A building or a portion thereof which is designed or used wholly or principally for residential purposes for one family. This shall not include boarding or rooming houses, tents, tourist camps, hotels or other structures designed or used primarily for transient residents.
Independent housing unit, with separate facilities for living, cooking and sanitary requirements.
Usually applied to flat glass, the edges of which have been polished after cutting.
A way out or exit.
Means an act to enter into the possession or rights either of permanent or temporary nature on a land or built up property of local body or state/central Government.
Energy Conservation Building Code or ECBC
The Energy Conservation Building Code (2008) when locally adapted to Andhra Pradesh’s climate is termed as the “Andhra Pradesh Energy Conservation Building Code (APECBC).” All definitions included in the Energy Conservation Building Code (2008) and not otherwise defined herein are applicable as amended from time to time.
‘Enforcement Authority’ means:
- The Commissioner of the Andhra Pradesh Capital Region Development Authority;
- The Metropolitan Commissioner of the respective Metropolitan Region Development Authority;
- The Vice Chairman of the respective Urban Development Authority;
- The Commissioner of respective Urban Local Body;
- The Executive Authority of the Gram Panchayat;
- The Executive Authority of the Special Unit created as the case may be for the purpose of sanctioning and monitoring building and development activity, as applicable.
A power driven, inclined, continuous stairway used for raising or lowering passengers.
The portion of the building or structure which is used to receive or discharge passengers into or from an escalator.
That part of emergency lighting which is provided to ensure that the escape route is illuminated with radium paint at all material times, for example, at all times when persons are on the premises, or at times the main lighting is not available, either for the whole building or for the escape routes.
Use of a building or structure existing authorized with the approval of the Authority before the commencement of these Rules.
A passage channel or means of egress from the building, its storey or floor to a street or, other open space of safety; whether horizontal, outside and vertical exits means as under:-
- Horizontal exit means an exit, which is a protected opening through or around a fire well or bridge connecting two or more buildings.
- Outside exit means an exit from building to a public way to an open area leading to a public way or to an enclosed fire resistant passage leading to a public way.
- Vertical exit means an exit used for ascending or descending between two or more levels including stairway, fire towers, ramps and fire escapes.
A glass edge that is not covered.
An outer wall of a building not being a party wall even though adjoining to a wall of another building and also means a wall abutting on an interior open space of any building.
Flat panes of glass installed vertical at an angle to each other, to from a faceted curve.
A barrier of a plant or construction material used to set off the boundary of an area and to restrict visual or physical passage in or out of it.
A piece of glass positioned and fastened to provide lateral support.
Fire Resistance is a property of an element of building construction and is the measure of its ability to satisfy for a stated period some or all of the following criteria:
Resistance to collapse
Resistance to penetration of flame and hot gases and
Resistance to temperature rise on the unexposed face up to a maximum of 1800 and/or average temperature of 1500.
Fire Resistant Rating
means the time during which a fire resistant material i.e. materiel having a certain degree of fire resistant, fulfills its function of contributing to the fire safety of a Building when subjected to prescribe conditions of heat and load or restraint. The fire Resistance test of structures shall be done in accordance with IS 3809-1966 fire Resistance Test of structure.
It means the distance in meter measured from any other building on the site or from another site or from the opposite side of a street or other public space to the building.
Means an enclosed staircase that can only be approached from the various floors through landings or lobbies separated from both the floor area and the staircase by fire resistant doors and open to the outer air.
A general term covering sheet glass, float glass and various forms of rolled and plate Glass.
A form of flat glass produced by reheating the continuous ribbon of glass whilst it floats over a bath of molten metal.
Means the lower surface of any storey on which one normally walks in a building.
Note: The sequential number of floors 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 Ground Floor. The other floors above Ground Floor shall be numbered in sequence as floor 1, floor 2 etc., with number increasing upwards. Similarly floors below ground levels shall be termed Basement floor 1, Basement floor 2 with number increasing downwards.
means covered area of a building at any floor level.
Floor Area Ratio (FAR)
means the quotient obtained by dividing the total covered area (plinth area) on all floors, by the area of the plot.
F.A.R. =Total covered areas on all floors / Plot area
A foundation unit constructed in brick work or stone masonry or concrete under the base of a wall or column for the purpose of distributing the load over a large area.
That part of the structure, which is in direct contact with ground and transmit loads over it.
A substructure supporting an arrangement of columns or walls in a row or rows transmitting the loads to the soil.
A structure manufactured from timber, metal, glass or other durable material or Combinations of materials such as glass fine and structural sealant, supporting the full Length of a glazed panel edge.
Fully framed glazing
Panels that have all edges framed.
An intermediate floor or platform projecting from a wall of an auditorium or a hall providing extra floor area, and/additional seating accommodation and includes the structures provided for seating in stadium.
Garage, Private means a building or portion thereof designed and used for parking of private owned motor driven or other vehicles.
A building or portion thereof, designed other than as a private garage, operated for gain, designed and/or used for repairing, servicing, using, selling or storing or parking motor driven or other vehicles.
Gated Community Development
Means an exclusive housing development in an area with compound wall, access through gates and having their own facilities and amenities. The housing units may comprise of Apartment blocks, detached, semi-detached or row houses with or without combinations.
An inorganic, non-metallic produced by the complete fusion of raw materials at high temperatures, in to a homogeneous liquid, which is then cooled to a rigid, condition essentially without crystallization.
The securing of glass in prepared openings in windows, door panels, partitions and the like.
The degree of slope of a pipe invert or road or land surface. The gradient is a measure of the slope height as related to its base. The slope is expressed in terms of percentage or ratio.
‘Group Development Scheme’ is reckoned as development of Buildings for any use in a Campus or Site of 4000sq.m and above in area and could be row houses, semi-detached, detached Houses, Apartment blocks or High-Rise buildings or mix or combination of the above.
Means a building having five or more multiple dwelling units/apartments and common services on a given site or plot of less than 4,000 sq.mts. in single or multiple blocks each building containing two or more apartments or with total of five or more units/apartments, without customary sub-division of land by way of individual plots.
Glass used to prevent people falling wherever there is a change in floor level by means of a permanent barrier.
Heat Strengthened Glass
Glass which has been heated past its softening point and chilled rapidly to increase its strength and make it thermally safe, but which breaks like annealed glass.
Heat strengthened laminated safety Glass
Laminated safety Glass utilizing two or more panels of heat- strengthened glass in the makeup.
A way in or entrance.
Insulating Glass Unit (IGU)
The standard configuration for residential and commercial windows consisting of a sealed unit of two panes of glass separated by a metal spacer.
A down ward, vertical or sloping projection hanging below any horizontal projection like balcony, canopy, verandah, passage etc., to provide protection from direct sun and rain.
A concrete or stone edging along a pathway or road often constructed with a channel to guide the flow of storm water and thereby serve individual purpose.
A composite material consisting of two or more sheets of glass permanently bonded together by a plastic interlayer material.
Civil work component of landscape architecture such as pavement, walkways, roads, retaining walls, sculpture, street amenities, fountains and other built environments.
The natural elements in landscape design, such as plant materials and the soil itself.
Layout means the laying out a parcel of land or lands into building plots with laying of road/ streets with formation, leveling, metalling or black topping or paving of the roads and footpaths etc., and laying of the services such as water supply, drainage, street lighting, open spaces avenue plantation etc.
Ledge or Tand
A shelf-like projection supported in any manner whatsoever except by vertical supports within a room itself but without a projection of more than half a meter.
Licensed/Registered Architect / Engineer / Landscape Architect / Structural Engineer / Supervisor / Town Planner / Urban Designer
Means a qualified Architect / Engineer / Landscape Architect / Structural Engineer / Supervisor / Town Planner / Urban Designer who has been licensed / registered by the Local Authority or by the body governing such profession and constituted under a statute.
An appliance designed to transport persons or materials between two or more levels in a vertical or substantially vertical direction by means of a guided car or platform. The word 'elevator' is also synonymously used for 'lift'.
Means a special lift designed for the use of fire service personnel in the event of fire or other agency.
A lift designed primarily for the transport of goods, but which may carry a lift attended or other persons necessary for the loading or unloading of goods.
A lift normally installed in a hospital/ dispensary/ clinic and designed to accommodate one number bed/stretcher along its depth, with sufficient space around to carry a minimum of three attendants in addition to the lift operator.
A lift designed for the transport of passengers
A passenger cum good lift meant to carry goods along with people. Typically in an office building this may be required to carry food or stationers, in a residential building to carry a bureau or accommodate a stretcher and in a hotel to be used for food trolleys or baggage. There is a need in such lifts, to take care of the dimensions of the car and the door clear opening in line with the type of goods that may have to be carried based on mutual discussion between supplier and customer. Also, such lifts shall have buffer railings in the car at suitable height to prevent damage to the car panels when the goods are transported. Topically such lifts, if provided with an automatic door, may use some means to detect trolleys and stretcher movement in advance to protect the doors against damage. The car floors load calculations and car area of such a lift is as in the case of a passenger lift except that these are not meant to carry heavy concentrated loads.
Light Industry means Industries which do not throw out excessive smoke, noise, offensive odor or harmful industrial wastes, employing not more than100 workers and using power of not more than 100 H.P. Such Industries except in the case of foundries and smithies do not consume any solid fuel.
Means a covered space in which all the adjoining rooms open.
Local Authority means:
- a Municipal Corporation constituted under the respective Act; or
- a Municipality or a Nagar Panchayat constituted under the Andhra Pradesh Municipalities Act, 1965; or
- a Gram Panchayat constituted under the Andhra Pradesh Panchayat Raj Act, 1994; or
- any other body or authority constituted under the relevant Act to govern the urban services.
An intermediate floor between two floors or a residual space in a pitched roof above normal level constructed for storage with maximum clear height of 1.5 meter.
Low cost housing
Low cost housing means housing development and schemes for socially and economically weaker/ backward sections of the society at affordable costs of built-up area and service. The requirements and construction specifications are as specified by the Government from time to time.
Any technique for enhancing a person’s awareness of the presence of transparent glazed areas.
Master Plan/General Town Planning [GTP] Scheme
A Master Plan/General Town Planning [GTP] Scheme formulated under any relevant Act for any area/settlement approved by the Government.
Means of Access
Means an access to a building or plot from an existing public street or road through a road/ street/ pathway.
Means of Escape
An escape route provided in a building for safe evacuation of occupants.
An intermediate floor, not being a loft, between the floor and ceiling of any storey and its area shall not be more than 1/3rd of the area of the floor.
A piece of glass silvered on one side, with a protective paint coating.
Multi-level Car Parking Building (Parking complex/Parking lot)
A building may be partly below ground level having two or more basements or above ground level, primarily to be used for parking of cars, scooters or any other type of light motorized vehicle. Premises either built or open which is utilized purely for parking of vehicles permitted in specific areas.
means an integrated entertainment and shopping center/complex of a shopping mall and having at least three (3) cinema halls/screens. Apart from Cinema Halls, the entertainment area may have restaurants, cafeteria, fast food outlets, video games parlors, pubs, bowling alleys, health spa/centers, convention centers, hotels and other recreational activities and IT Offices. However, habitable areas like hotels, service apartments shall not be allowed in the same block where the Multiplexes are set up and shall be allowed only as a separate block. Such a Complex may be spread over the site or be in one or more blocks which may be high-rise buildings or normal buildings.
Mumty or Stair-cover
A structure with a covering roof over a staircase and its landing built to enclose only the stairs for the purpose of providing protection from weather and not used for human habitation.
means not liable to burn to add heat to a fire when tested for combustibility in accordance with the IS: 3808-1966 - Method of Test for Combustibility of Building Materials.
Non confirming building or use
A building, structure or use of land existing at the time of commencement of the regulations and which does not conform to the regulations pertaining to the zone in which is situated.
Means the occupancy certificate issued by the competent authority permitting occupation of any building, as provided under local laws which has provision for civic infrastructure such as water, sanitation and electricity.
The occupancy, where more than one occupancy are present in different portions of the building.
Occupancy of Use Group
The principal occupancy for which a building or a part of a building is used or intended to be used for the purposes or classification of building according to the occupancy. Any occupancy shall be deemed to include subsidiary occupancies, which are contingent upon it.
Occupier includes any person for the time being, payable or liable to pay rent or any portion or rent of the building in respect of which the ward is used, or compensation or premium on account of the occupation of such building and also a rent-free tenant, but does not include a lodger, and the words 'occupy' and 'occupation' do not refer to the lodger. An owner living in or otherwise using his own building shall be deemed to be the occupier thereof.
An area forming an integral part of a site left open to the sky.
Open Space - Front
An open space across the front of a plot between the building line and front boundary of the plot.
Open Space - Rear
An open space across the rear of a plot between the building line and rear boundary of the plot.
Open Space - Sides
An open space across the side of the plot between the side of the building and side boundary of the plot.
A construction/ installation put up by the Government Departments for the operational purposes.
Owner in relation to any property, includes any person who is, for the time being receiving or entitled to receive, whether on his own account or on account of or on behalf of, or for the benefit of any other person or as an agent, trustee, guardian, manager or receiver for any other person or for any religious or charitable institution, the rents or profits of the property and also includes a mortgagee in possession thereof; and also includes a person, company, trust, institute, registered body, State or Central Government and its attached subordinate departments, undertakings and the like in whose name the property rights are vested.
Note: The term Owner is synonymous with the term "Applicant".
Single piece of glass cut to size for glazing.
An assembly containing one or more panes.
A low wall or railing built along the edge of a roof or floor.
‘Parking Complex/Parking Lot’
means premises either built or open which is utilized purely for parking of vehicles permitted in specific areas.
Parking space means an area enclosed or unenclosed, covered or open, sufficient in size to park vehicles, together with a drive-way connections, the parking space with a street or alley and permitting ingress and egress of the vehicles.
It means an interior non-load bearing divider, one storey or part storey in height.
A wall forming part of a building and being used or constructed to be used in any part of the height or length of such wall for separation of adjoining buildings belonging to different owners or constructed or adopted to be occupied by different persons; or
A wall forming part of a building and standing in any part of the length of such wall, to a greater extent that the projection of the footing on one side or ground of different owners.
Permanent Open Air Space
Air Space is deemed to be permanently open if:
- it is a street or it is encroached upon by no structure of any kind: and
- its freedom from encroachment in future by a structure of any kind is assured either by law or by contract of by the fact that the ground below it is a street or is permanently and irrevocably appropriated as an open space:
Provided that in determining the open air space required in connection with construction work on a building any space occupied by an existing structure may, if it is ultimately to become a permanently open air space, be treated as if it were already a permanently open space.
Permission or Permit
A valid permission or authorization in writing by the competent authority to carryout development or a work regulated by these Rules.
Means the portion of a structure between the level of the surrounding ground and level of floor, immediately above the ground. In no case this shall be less than 450mm.
Plinth area means the built up covered area measured at the floor level of the basement or of any storey.
Plot / Site
Means a continuous portion of land held in a single or joint ownership other than the land used, allotted, earmarked or set apart for any street, lane, passage, pathway, conservancy lane or for any other public purpose.
Means the ground area covered by the building and does not include the area covered by compound wall, gate, cantilever porch, chajja, well, septic tank, open platform and the like. It is expressed as percentage of the site/plot area;
Means a roof cover supported on pillars or cantilevered for the purpose of pedestrian or vehicular approach to a building.
Prescribed means prescribed by rules made under the Act.
A sloping surface joining two different levels, as at the entrance or between floors of a building.
Reconstituted Plot means a plot which is in any way altered by the making of a town-planning scheme otherwise than by the severance of land used, allotted or reserved for any public or municipal purpose.
An area where persons unable to use stairways can remain temporarily and await instruction or assistance during emergency evacuation situation.
It is the protection provided to avoid the impact of human being to glass. It is provided on the side of glass where there are chances of Human impact. It can be achieved by providing a sill structure or a grill inside.
Responsible Authority means "the authority or person, who is specified in a scheme as responsible for carrying out or enforcing the observance of all or any of the provisions of the scheme or for enforcing the execution of any works which under the scheme are to be executed by any authority, owner, or other person.
An activity or use which is allowed to continue, notwithstanding its non-conforming nature in relation to the use permitted in the adjoining or surrounding area.
Road Width or Width of Road/Street
The whole extent of space within the boundaries of a road when applied to a new road/street as laid down in the city survey or development plan or prescribed road lines by any act of law and measured at right angles to the course or intended course of directions of such road.
The vertical distance measured from the finished floor surface to the finished ceiling / slab surface.
Row Buildings means a row of houses with only front, rear and interior open spaces.
A glazing material consisting of a piece of glass coated and permanently bonded on one or both sides with a continuous polymeric coating, sheet or film, which meets the test requirements of the safety glazing standards.
‘Sanctioning Authority’ means:
The Commissioner of the Andhra Pradesh Capital Region Development Authority;
The Metropolitan Commissioner of the respective Metropolitan Region Development Authority;
The Vice Chairman of the respective Urban Development Authority;
The Commissioner of respective Urban Local Body;
The Executive Authority of the Gram Panchayat;
The Executive Authority of the Special Unit created as the case may be for the purpose of sanctioning and monitoring building and development activity, as applicable.
Means the set of plans such as site plan, building plan, service plan, parking and circulation plan, landscape plan, layout plan, zoning plan and such other plan and includes structural designs, if applicable, permissions such as environment permission and such other permissions, and specifications submitted under the Rules in connection with a building/project and which are approved and sanctioned by the authority prior to start of the building/project.
Scheme means a town-planning scheme / land pooling scheme and includes a plan relating to a town planning scheme / land pooling scheme.
A vegetative or constructed hedge or fence used to block wind, undesirable views, noise, glare and the like, as part of in landscape design; also known as ' screen planting' and 'buffer plantation'.
Industries which are not engaged in the manufacture of goods or articles, but are mainly concerned with the repair, maintenance, servicing and/or/other jobbing work.
Means a lane from a wider street provided at the front of a plot for service purposes.
Means the space to be left fully open to sky from the edge of the building to the property line or boundary of the street. No built-up space shall be provided within the setback except specifically permitted projections and other structures under the rules.
A human settlement, whether urban or rural in character. It includes habited villages, towns, townships, cities and the areas notified under the control of the Authority.
Shower doors, shower screens and bath enclosures
The panels, doors or windows are enclosing or partially enclosing a shower or bath.
A panel (operable or inoperable) located adjacent to a doorway. It may or may not be in the same plane as the doorway.
Any device visible from a public place that displays either commercial or non-commercial message by means of graphic presentation of alphabetic or pictorial symbols or representations. Non-commercial flags or any flags displayed from flagpoles or staffs shall not be considered as signs.
Any structure supporting a sign.
Site Depth of
Site depth of means the mean horizontal distance between the front and rear site boundaries.
Site Double Frontage
Site Double Frontage means a site, having a frontage on two streets other than a corner plot.
Site for building
It includes all the land within the cartilage of the building if forming it appurtenance such as outbuildings, yard, with open space and garden attached thereto or intended to be occupied therewith.
Site, Interior or Tandem
Site, Interior or Tandem means a site access to which, is by a passage from a street whether such passage forms part of the site or not.
Sloped overhead glazing
Glazing that is inclined at less than 75 degrees to the horizontal and located, wholly or partially, directly above an area that may be used by people.
The dimension between supports. For panels supported on all four edges, it corresponds to the smaller of the sight size dimensions.
Means of access between two floors.
The width of staircase may be fixed by the Competent Authority in relation to the number of floors and the total number of users and in no case it should be less than 1M in width and minimum of 25Cm of Treads and 17.5Cm of maximum rise and shall have direct ventilation. In the case of public buildings, a staircase shall be provided for every 300 persons who are expected to use the building.
Means a staircase separated by fire resistant walls and doors from the rest of the building.
A staircase forming continues winding curve round a central point or axis having treaded without risers.
The portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it, then the space between any floor and the ceiling next above it.
Any highway, street, land, pathway, alley, stairway, passageway, carriage-way, footway, square, place or bridge whether a thorough-fare or over which the public have a right of passage or access or have passed and have access uninterruptedly for specified period, whether existing or proposed in any scheme and includes all bends, channels, ditches, storm water drains, culverts sidewalks, traffic islands, roadside trees and hedges, retaining walls fences, barriers and railing within the street lines.
Street/Road level or Grade
Street level or Grade means the officially established elevation of grade of the central line of the street upon which a plot fronts and if there is no officially established grade, the existing grade of the street its mid-point.
Street Line means the line defining the side limits of a road/street.
Means to abut on a road such that any portion of the building is fronting on the road.
In relation to a building means:
- to erect a new building on any site whether previously built upon or not;
- to re-erect any building of which portions above the plinth level have been pulled down, burnt or destroyed
- conversion from one occupancy to another
- to carryout alterations.
Toughened laminated safety glass
Laminated safety glass utilizing two panels of toughened safety glass in the make up.
Tower like structures
Structures shall be deemed to be tower-like structures when the height of the tower-like portion is at least twice the height of the broader base at ground level.
Transferable Development Rights (TDR)
An award specifying the built up area an owner of a site or plot can sell or dispose or utilize elsewhere, whose site or plot is required to be set apart or affected for a community amenity or development for public purpose in the Master Plan or in road widening or covered in recreational use zone etc. The award would be in the form of a TDR Certificate issued by the Competent Authority.
Means the distance an occupant has to travel to reach an exit.
Means the erection or re-erection, addition or alternations which is not approved or sanctioned by the Concerned Authority.
An underground/overhead water tank constructed or placed to store water.
Shall mean the supply of outside air into a building through window or other openings due to wind outside and convection effects arising from temperature or vapor pressure differences (or both) between inside and outside of the building.
A covered area with at least one side open to the outside with the exception of 1 m high parapet on the upper floors to be provided on the open side.
Village Settlement or Grama Khantam or Agraharam Abadi
Means all lands that have been included as Agraharam/Abadi by the Government/ Collector within the site of village and includes existing villages hamlets.
Doors that provide access to built-in storage areas, excluding those fitted to pieces of furniture that are not built in to the building.
Water Course , Minor
Minor Water Course means a water course which is not a major one.
Water Course, Major
Major Water Course means a water course which carries storm water discharging from a contributing area of not less than 160 Ha.
Note: The decision of the authority as regards the calculation of the contributing area shall be final.
Water Course / Nala
Watercourse means a natural channel or an artificial one formed by draining or diversion of a natural channel meant for carrying storm and wastewater.
Water flushed plumbing fixture designed to receive human excrement directly from the user of the fixture. The term is used sometimes to designate the room or compartment in which the fixture is placed.
Wheel chair: Chair used by differently-abled people for mobility,
- Size of small wheel chair: 750 x 1050 mm
- Size of large wheel chair: 800 x 1500 mm
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 and not used as a means of egress/ingress.
Solid wall (Brick or concrete wall) starting from the finished floor level to the base of first window or structural member consisting of a continuous horizontal metal/wooden forming the lowest member of a framework or supporting structure.
Zonal Development Plan
A plan detailing out the proposals of Master Plan/General Town Planning [G.T.P.] Scheme.
* * * * * * *
CHAPTER – III
STREAMLINING OF BUILDING PLAN APPROVALS
(Procedural Requirements for obtaining Building Permission)
Development and Construction
Except as hereinafter otherwise provided these Rules shall apply to all development, re-development, erection and/or re-erection of a building as well as to the design, construction of, or reconstruction and additions and alterations to a building.
Where the whole or part of a building is demolished or altered or reconstructed, except where otherwise specifically stipulated, these Rules shall apply only to the extent of the work involved.
The reconstruction in whole or part of a building which has ceased to exist due to an accidental fire, natural collapse or demolition having been declared unsafe, or which is likely to be demolished by or under an orders of the concerned Authority as the case may be and for which the necessary certificate has been given by the Authority shall be allowed subject to these Rules.
Change of Use / Occupancy
Where, use of a building is changed, except where otherwise specifically stipulated, these Rules shall apply to all parts of the building affected by the change.
Existing Approved Building
Nothing in these Rules shall require the removal, alteration or abandonment, nor prevent continuance of the lawfully established use or occupancy of an existing approved building unless, in the opinion of the Authority such a building is unsafe or constitutes a hazard to the safety of adjacent or to the occupants of the building itself.
Pre-Code Building Permission
Where any building permission which has been issued by the Authority before the commencement of these Rules and where construction is in progress and has not been completed within the specified period from the date of such permit, the said permission shall be deemed to be sanctioned under these Rules and shall only be eligible for revalidation there under. Accordingly, where the validity of sanction has expired and construction has not been commenced within the stipulated time limit, construction shall be governed by the provisions of these Rules. However competent authorities can decide the application of rules basing on the stage of construction and feasibility.
Demolition of Existing Building
Before a building is demolished, the owner shall obtain the permission from the concerned authority for demolition duly notifying all utilities departments having service connections within the building, such as water, electricity, gas, sewer and other connections. A permit to demolish a building shall be issued only after a release is obtained from the utilities departments stating that their respective service connections and appurtenant equipment have been removed or sealed and plugged in a safe manner.
- The owner shall take all precautionary measures to avoid noise and dust pollution and shall not create any inconvenience to the neighboring plot owners.
- In case of semidetached building, no objection certificate from the neighbors shall be obtained.
In these Rules, the use of present tense includes the future tense, the masculine gender includes the feminine and the neutral, the singular number, includes the plural and the plural includes the singular. The word person includes a Corporation as an individual, writing includes printing and typing and signature includes thumb impression made by a person who cannot write, if his name is written near to such thumb impression.
i) Development Permission
No person shall carry out any development or redevelopment including sub-division of any plot or land (not forming part of any approved layout plan or scheme) or cause to be done without obtaining approval from the Competent Authority for the Building/ Layout Plan.
ii) Building Permission
No person shall erect, re-erect or make additions alterations in any building or cause the same to be done without, first obtaining a separate building permission for each such building from the Competent Authority.
Procedure for obtaining Building Permission
Application for Building Permission
Every person who intends to erect, re-erect or make alteration in any place in a building or demolish any building shall submit an Application for Building Permission in writing and/or through On-line as prescribed to the concerned Authority of his intention in the prescribed Form.
Application for alteration
When the application is only for an alteration of the building only such plans and statements as may be necessary shall accompany the Application for Building Permission.
Building Permission not required
No Application and building permission is necessary for the following alterations, which do not otherwise violate any provisions regarding general building requirements, structural stability and fire safety requirements of these Rules.
- Plastering and patch repairs.
- Flooring and re-flooring.
Construction or re-construction of sunshade not more than 75cms, in width within one's land and not overhanging over a public street.
Construction or re-construction of parapet not more than 1.5m. in height as permissible under these Rules.
White-washing, painting etc., including erection of false ceiling in any floor at the permissible clear height provided the false ceiling in no way can be put to use as a loft etc.
Erection or re-erection of internal partitions provided the same are within the purview of the Rules.
Opening and Closing of windows, ventilators and doors not opening towards other’s properties and or public road/property.
Replacing fallen bricks, stones, pillars, beams etc.
Reconstruction of portions of buildings damaged by storm, rains, fire, earthquake or any other natural calamity to the same extent and specifications as existed prior to the damage provided the use conforms to the provisions of the Master Plan/any other sanctioned plan.
Copies of Plans and Statements
The Application for Building Permission shall be accompanied with as many numbers of copies of plans and statements as may be prescribed. If required, one of the plans shall be cloth mounted. The drawings/prints of the plans shall be on one side of the paper only.
One set of plans shall be released to the applicant or communicated On-line as prescribed after issue of permit or refusal as the case may be.
Information accompanying the Application
The Application for Building Permission shall be accompanied by the location plan, site plan, sub-division / layout plan, building plan, services plan, specifications and certificate of supervision, copies of ownership title and other documents as prescribed.
The notice shall be accompanied by the following documents:
Self-Attested copies of Ownership Documents-lease-deed/sale-deed etc. giving the physical description of the plot/property.
In case of any deviation from the terms and conditions stipulated in the lease deed/ownership document, necessary clearance from the Authority.
Land Use Certificate (as per Perspective/Master/Zonal Plan or any other statutory plan) issued by the concerned Authority.
Previous Sanctioned Plan copy with details of approval for the existing building if any.
An attested copy of Property Tax receipt/Vacant Land Tax receipt/NOC from the Assessment Department of the concerned local authority.
If the site/plot falls in approved layout, the copy of the approved layout plan duly marking the site/plot.
A declaration cum undertaking and indemnity bond by the Owner/Builder/Developer/LTP in the prescribed Form (Annexure-3).
An affidavit/undertaking for handing over road widening portion, if any, shall be submitted in the prescribed Form.(Annexure-4)
An affidavit/undertaking on Urban Land Ceiling, wherever applicable in prescribed Form.
NOC from the Competent Revenue Authority in case the land is declared as surplus.
NOC from the District Collector wherever it is a Government Land allotted.
NOC from the Revenue Department under the Andhra Pradesh Agricultural Land (Conversion for Non-Agricultural Purpose) Act, 2006 for the sites falling outside the Built up area and outside the Approved Layouts.
NOC from Revenue Department in case of lands abut Water Bodies, Water Courses & Nalas with sketch plan with measurements. (Wherever required).
NOC from Irrigation Department in case of lands abut Water Bodies, Water Courses & Nalas with sketch plan with measurements. (Wherever required).
NOC from Railways (Wherever required).
NOC from State Environmental Impact Assessment Authority (wherever required).
NOC from Defence Authority (wherever required).
NOC from Oil/Gas Authority (wherever required).
No Objection Certificate from the Airport Authority of India (wherever required).
- Prior clearance obtained from Andhra Pradesh State Disaster Response & Fire Services Department from fire safety point of view as per the provisions of the Andhra Pradesh Fire Service Act, 1999 for Residential buildings of height more than 18m, Commercial buildings of height 15m and above and buildings of public congregation like Educational Buildings, Cinema Theatres, Function Halls and other Assembly Buildings on plot area of 500sq.m and above or of height above 6m has to be submitted.
- Approval from Chief Controller of Explosives and Director General, Fire Service, in case of hazardous buildings.
- Any other information/document, which the Authority may require in case of listed buildings or otherwise.
- For Buildings of above 10m height the following details shall be submitted:
- Soil Test Report/Geo-technical Investigation Report issued after personal inspection by Institution/Consultant empanelled with/licensed by the local authority.
- Structural designs and drawings prepared duly taking the soil bearing capacity into consideration and certified by qualified Structural Engineer/Consultant Firm empanelled with/licensed by the local authority. [The Structural Engineer/Consultant Firm is held responsible for defect in the design].
- Building Plan and Application shall be invariably signed by the owner of the property, builder if any, the Architect and the Structural Engineer who designed the structure.
- If the construction is being taken up by a builder, an attested copy of the registered agreement entered between the owner of the property and the builder shall be submitted. In case of any changes in the agreement at a later date, a copy of the same shall also be submitted to the local authority.
- An undertaking on a Stamp Paper of Rs.100/-duly signed by the owner and builder specifying that no flat or built-up area shall be given possession to the purchaser/tenant unless they obtain the occupancy certificate from the local authority and provide all regular service connections.
- Contractor/Builders/Developer/Owner shall submit All Risks Insurance Policy for the construction period.
Size of Drawing Sheets
The size of drawing sheets shall be any of those specified in the Table given below.
TABLE – 1
Size of drawing sheets
||Trimmed Size (mm)
Notation for Colouring of Plans
The plans shall be coloured as specified in the following table.
TABLE – 2
Notation for colouring of plans
||Plot / Site lines
||Existing street / road
||Proposed work including services
||Existing construction proposed to be demolished
||Existing structure to be retained
||Work in progress duly sanctioned
||Drainage and Sewerage work
||Water Supply work
||Black dotted thin
All dimensions shall be indicated in metric units.
For the purpose of these Rules, the following conversion from M.K.S. and F.P.S. system shall be reckoned for the road widths only.
TABLE – 3
Details of Plans to be submitted
Location plan / Key plan:
It shall be drawn to a scale of not less than 1:10,000 showing boundary, location of the site with respect of neighborhood land marks.
In the case of development work proposed for Layout/Sub-division approval, the Application for Layout/Sub-division Plan shall be accompanied by the layout/sub-division plan which shall be drawn on a scale of not less than 1:500 containing the following:
Scale used and North Point
The location of all existing and proposed roads with their existing and proposed prescribed widths within the land.
Dimensions of plots along with building lines showing the required setbacks as per Rules with dimensions within each plot.
The location of drains, sewers, public facilities and services and electrical lines etc.
Table indicating size, area and use of all the plots in the sub-division / layout plan.
A statement indicating the total area of the site, area utilised under roads, open spaces for parks, playgrounds, recreation places and development plan reservations, schools, shopping and other public places along with their percentage with reference to the total area of the site proposed to be sub divided.
In case of plots which are sub-divided in built-up areas in addition to the above, the means of access to the sub-division from existing streets.
The site plan shall be drawn to a scale of
- 1:100 for plots up to 500sq.m. in size;
- 1:500 for plots above 500sq.m. and up to 1000sq.m;
- 1:1000 for plots above 1000sq.m in size.
The site plan shall show the following:
- The direction of north point relative to the plan of the buildings and scale used.
- The boundaries of the site and of any contiguous land belonging to the owner thereof.
- The position of the site in relation to neighboring street.
- The names and widths of the streets in which the building is proposed to be situated.
- All existing physical structures / features such as major trees, wells, drains, boulders, overhead electric supply lines, drainage and water lines standing on, over or under the site.
- The position of the building and of all other buildings, if any, which the applicant intends to erect upon his contiguous land referred to in (ii) (2) in relation to
The boundaries of the site and in case where the site has been partitioned, the boundaries of the portion owned by the applicant and also of the portions owned by others.
All adjacent streets, building (with number of storeys and height) and premises and drainage and water lines within a distance of 12m of the site and of the contiguous land, if any, referred to in (ii) (2); and
If there is no street within a distance of 12m of the site, the nearest existing street.
Building number or plot number of the property on which the building is intended to be erected is to be indicated on the drawing.
The means of access from the street to the building, and to all other buildings, if any which the applicant intends to erect upon his contiguous land, referred to in (ii) (2).
Space to be left around the building to secure a free circulation of air, admission of light and access.
The ground area of the whole property and the breakup of covered area and common area on each floor with the calculation for percentage covered in each floor in terms of the total area of the plot as required under the Rules governing the coverage of the area.
Parking plans indicating the parking spaces and drive ways.
Such other particulars as may be prescribed by the concerned Authority.
The plans of the building, elevations and sections shall be drawn to a readable scale of (or preferably with dimensions)
- 1:50 for plots measuring up to 250sq.m.
- 1:100 for plots measuring above 250sq.m.
- 1:200 for plots measuring 2000sq.m and above with details on a scale of 1:100.
The Building Plan shall show the following:
The north point relative to the plan.
Floor plans of all floors together with the covered area clearly indicating the size and spacing of all frame members and sizes of rooms and the position and width of staircases, ramps and other exit ways, lift ways, lift machine room and lift pit details.
The use or occupancy of all parts of the building.
Exact location of essential services, for example W.C., Sink, Bath etc.
Vertical sectional drawing showing clearly the sizes of the footings, thickness of basement wall, wall construction, size and spacing of framing members, floor slabs and roof slabs with their materials.
The section shall indicate the heights of the building and rooms and also the heights of the parapet, and the drainage and the slope of the roof.
At least one section shall be taken through the staircase, kitchen and toilet, bath and W.C.
Parking spaces and drive ways.
All doors, windows and other openings including ventilators with sizes in proper schedule form.
In case of AC buildings, details of building service-air conditioning system with position of dampers, mechanical ventilation system, electrical services, boilers, gas pipes etc.
Terrace plan indicating the drainage and the slope of the roof.
All building elevations.
The location of Rain Water Harvesting Pits with specifications and cross section.
Façade with height of buildings, permissible projections beyond the permissible building line, location of doors, windows and other openings including ventilators with size in a schedule form. Name of external finishes material to be used has to be shown on elevation.
Such other particulars as may be required to explain the proposal clearly and as prescribed by the concerned Authority.
Building plans for all Hi-rise and Special Buildings
For all hi-rise buildings of residential, commercial and business buildings and special buildings like assembly, institutional, industrial storage and hazardous occupancies, the following information [in addition to (d) (ii) above] shall be furnished / indicated in the building plans.
- Access to fire appliances/vehicles with details of vehicular turning circle/and clear motorable access way around the building;
- Size (width) of main and alternate staircase along with balcony approach, corridor ventilated lobby approach;
- Location and details of lift enclosures;
- Location and size of fire lift;
- Smoke stop lobby/door where provided;
- Refuse chutes; refuse chamber, services duct, etc. ;
- Vehicular parking spaces;
- Refuge area if any;
- Details of building service-air conditioning system with position of dampers, mechanical ventilation system, electrical services, boilers, gas pipes etc.,
- Details of exits including provision of ramps, etc., for hospitals and special risks
- Location of generator, transformer and switchgear room;
- Smoke exhauster system if any;
- Details of fire alarm system network;
- Location of centralized control connecting all fire alarm system, built in fire protection arrangement & public address system etc.
- Location and dimension of static water storage tank and pump room;
- Location and details of fixed fire protection installations such as sprinklers, wet risers, hose reels, drenchers, CO2 installation etc.;
- Location and details of first aid firefighting equipment/installation;
- The proper signs/symbols and abbreviation of all firefighting systems shall be shown in diligent as per the relevant I.S. Code.
Landscape plan shall indicate the circulation and parking spaces, pathways (hard surface), greenery and plantation (soft area) etc. and shall be drawn in the scale of
- 1:100 for plots up to 500sq.m in size
- 1:500 for plots above 500sq.m.
Urban Design and Architectural Control
For certain areas as well as sites abutting major roads of 30m and above, the Competent Authority may enforce urban design and architectural control. These shall be detailed out keeping in view the development requirements given in these Rules and the National Building Code norms. For this purpose, urban design and architectural control sheets / Plans approved by the Competent Authority shall be complied with.
Service Plan and Water Supply Provisions
Plans, elevations and sections of private water supply, sewage disposal system and details of building services, where required by the concerned Authority, shall be made available on the scale not less than 1:100.
For recharging ground water, rain water-harvesting provisions are to be provided within the plot, which are to be indicated on the building plans.
For residential plots more than 2000sq.m and non-residential plots more than 1 hectare in size, separate conveying system to be provided for sewerage and sullage to facilitate reuse of sullage water for gardening and washing purposes. This may require suitable storage facilities that are to be indicated on the building plans.
Signing the Plans and Application [Notice]
All the Plans and Application for Building Permission shall be duly signed by the owner and developer if any; and the Licensed/Registered Technical Personnel i.e., Architect/Engineer/Surveyor/Town Planner as the case may be and in case of Buildings above 10m height the Structural Engineer shall also sign all the plans and Application for Building Permission. They shall give their present and permanent addresses and license/Registration details.
Supervision and Execution of Drainage / Sanitary works
A certificate of Supervision and Execution of drainage / sanitary works shall be enclosed in the prescribed Form by the Architect / Engineer / Supervisor as the case may be.
Building Permit Fees and other Charges
No building application shall be deemed valid unless and until the owner submitting the application has paid the Building Permit Fees and other charges as notified by the concerned Authority from time to time as per the procedure prescribed.
The initial fee of the Building Permit Fee of the proposed building to be paid along with the Application for Building Permission is as follows:
Plot area (sq. m) Initial fee to be paid (Rs.)
Up to 200 3000
Above 200 10000
The balance Building Permit/License Fees together with other fees and Charges shall be paid before the issue of permission / sanction on intimation.
In case of rejection of building application, the above initial fees paid would be forfeited.
No fees and charges would be levied for parking spaces provided in any floor.
Levy of Special Fees and Other Provisions for Certain Areas
The Sanctioning Authority with the specific approval of the Government may, when implementing certain Projects, levy Special fees and other fees/charges for lands/sites/premises abutting or in the vicinity of the Ring Road or other highways/major roads or the Mass Rail Transit System/Light Rail Transit System/Multi Modal Transit System/Bus Rapid Transit System route indicated in the Master Plan or as proposed, at the rates and procedure prescribed by the Government. The procedure for collection of this fee shall be as prescribed.
City Level Infrastructure Impact Fees Applicable in Certain Cases:
With a view to ensure development of city level infrastructure facilities, the City Level Infrastructure Impact Fees shall be levied in case of large projects/buildings as given in the table below:
TABLE – 4
City Level Infrastructure Impact Fees
||Other than Residential & Industrial uses
6th floor to 9th floor
10th floor to17th floor
|Above 17th floor
From 6th floor to 9th floor
From 10th floor to17th floor
|Above 17th floor
||Other Municipal Corporation
||Selection Grade Municipalities
|Special Grade Municipalities
|Gram Panchayats falling in Development Authorities
|Gram Panchayats falling in Master Plan areas notified under APTP Act., 1920
For the first five floors of the building (excluding stilt floor) there will be no levy of City Level Infrastructure Impact Fee.
In case of Multiplex Complex, the rates given in the Multiplex Complex Rules shall be applicable.
The Government may revise the above rates from time to time.
The above rates shall not be applicable for Government Departments and Public Agencies like Development Authority, Andhra Pradesh Industrial Infrastructure Corporation (APIIC) and Local bodies. This exemption shall not be applicable for commercial projects taken up by such agencies.
The amount levied and collected under the above Rule shall be credited and maintained in a separate escrow account by the concerned sanctioning authority and 50% of it shall be utilised for development of infrastructure in the same area and balance amount is to be utilised towards improvement of city level capital infrastructure in the area. An Infrastructure Plan and Action Plan for implementation is required to be undertaken by the Competent Authority and the said Fund is utilised accordingly.
Compliance by Owner/Builder/Developer/Licensed Technical Personnel for ensuring construction is undertaken as per sanctioned plan
The owner and builder/developer shall give an Affidavit (Annexure 3) in the prescribed Form duly notarized to the effect that in the case of any violation from the sanctioned building plan, the Enforcement Authority can summarily demolish the violated portion.
In respect of Apartment Buildings, the owner or builder shall give a Declaration in the prescribed Form (Annexure 3) duly specifying the in case of any violation with regard to the Declaration, the Enforcement Authority can demolish the violations.
Before release of the building sanction by the sanctioning authority, the owner of the plot/site is not only required to produce the original Sale Deed, registered under the provisions of the Indian Registration Act, 1908/Certified copy issued by Stamps and Registration Department for the perusal of the sanctioning authority and cross verification with the self-attested copy submitted with the building application.
The owner is required to hand over 10 % built-up area in any approved floor shall be mortgaged, as the case may be, to the sanctioning authority by way of a Notarized Affidavit/Registered Mortgage Deed. In respect of row houses/detached houses/cluster housing 5% of the units shall be handed over by way of Notarized Affidavit/Registered Mortgage Deed to the sanctioning authority. The Notarized Affidavit/Registered Mortgage Deed shall be got entered by the sanctioning authority in the Prohibitory Property Watch Register of the Registration Department. Then only the Building sanction will be released.
Individual Residential Buildings in plots up to 200sq.m with height up to 10m in respect of all Municipal Corporations; and in plots up to 300sq.m with height up to 10m in respect of Gram Panchayats in CRDA, MRDA and UDA areas and in all Municipalities/Nagar Panchayats are exempted from the condition (d) above.
Grant of Permission or Refusal
The concerned Authority, on the advice of the Town Planner, may sanction the plans, specifications with such modification or directions as it may deem necessary and there upon shall communicate its decision to the applicant giving the notice in the Building Permission Order in the prescribed form after receiving the balance fee and charges and obtaining the relevant undertakings if any.
In case of refusal, the Authority duly mentioning the reasons for refusal shall communicate its decision to the applicant giving the notice in the Building Refusal Order in the prescribed form.
The building permit for Hi-rise Buildings/Special Buildings shall be given by the Authority only after the prior clearance from the Andhra Pradesh State Disaster Response & Fire Services Department and Airport Authority of India are obtained.
In case, where the building permission requires the clearance of Heritage Committee, if constituted for the purpose, then the Authority shall issue the building permission only after getting the clearance from the Heritage Committee.
If within 30 days of the receipt of application for sanction of building permission or the time limit as stipulated in the Act, the Authority fails to intimate in writing to the applicant who has submitted the application, of its refusal or sanction to the application with its plans and statements, the same shall be deemed to have been sanctioned provided the fact is immediately brought to the notice of the Authority in writing by the applicant who has submitted the application and having not received any intimation from the Authority within 15 days of giving such application subject to the conditions mentioned in the Rules, nothing shall be construed to authorize any person to do anything in contravention or against any regulations, Bye-Laws or ordinance operating at the time of execution of the work at site.
Once the plan has been scrutinized and objections have been pointed out, the owner who has submitted the application for building permit shall modify the plan to comply with the objections raised and resubmit the modified plans. The Authority shall scrutinize the resubmitted plans and thereafter the plans shall be sanctioned if they are in accordance with these rules. It is clarified further as below that:
No Application for building permission shall be valid unless the information required by the Authority under the Rules or any further information which may be required has been furnished to the satisfaction of the Authority and required fees have been paid.
The Owner /Licensed or Registered Technical Personnel and others shall be fully responsible for any violation of Master Plan/Zonal Plan/Building Rules, Architectural control, lease deed conditions etc. In case of any default they shall be liable for action. Any construction so raised shall be deemed to be unauthorized.
Sanction of Building Permit Applications through Online Building Permission Management System:
‘Online Building Permission Management System’ means implementation of Information and Communication Technology (ICT) enabled Integrated Online Building Permission Management System where permission for any category of buildings will be issued.
The sanction of Building Permission for all categories of the buildings including High rise Buildings which are permissible in normal course as per zoning regulations and as per these Rules and received with all prescribed documents and plans shall be done through the Online Building Permission Management System by the respective Sanctioning Authority except in case of Gram Panchayats falling in the following areas.
Andhra Pradesh Capital Region Development Authority [APCRDA]; Metropolitan Region Development Authority (MRDA)/Urban Development Authority (UDA); and
Master Plans / General Town Planning Schemes notified under Andhra Pradesh Town Planning Act, 1920 not falling in Andhra Pradesh Capital Region Development Authority [APCRDA] / Metropolitan Region Development Authority (MRDA) / Urban Development Authority (UDA).
Post Verification of Building Permissions:
After sanction of the Building Permissions through the Online Building Permission Management System, the respective Local Authorities, Competent Authority and Sanctioning Authority who shall examine and scrutinize the Building Permissions as per the categories given below in detail and verify the compliance of the provisions of the land uses as per the Master Plans/General Town Planning Schemes, layouts, the relevant rules and regulations as applicable and wherever there has been any false statement, misrepresentation of material facts in the application on which the building permission was sanctioned is invalid and shall be deemed to be cancelled. The concerned authority shall be entitled to take appropriate action against such Licensed Technical Personnel any person whoever is responsible and also against such construction. Till such time any application filed by concerned LTP/Applicant shall not be accepted without specific approval from Competent Authority.
Local Authorities shall undertake post verification of all building permissions issued in their respective jurisdiction.
Andhra Pradesh Capital Region Development Authority [APCRDA]/Metropolitan Region Development Authority (MRDA)/Urban Development Authority (UDA)/IALA Areas:
In case of areas falling under the jurisdiction of APCRDA/MRDA/UDA/IALA, post verification of building permissions shall be done as per the delegation of powers and as per the categories permissible in normal course as per zoning regulations issued by the concerned APCRDA/MRDA/UDA/IALA from time to time.
Areas not covered under APCRDA/MRDA/UDA/IALA Areas:
The concerned Regional Deputy Director of Town & Country Planning shall undertake post verification of building permissions which are having site area of above 300sq.m and up to 1000sq.m where the proposed activity is permissible in normal course as per Master Plan and Zoning Regulations.
The Director of Town & Country Planning or his representative shall undertake post verification of building permissions which area having the site area above 1000sq.m where the proposed activity is permissible in normal course as per Master Plan and Zoning Regulations.
Sanction of Building Permit Applications in case of Gram Panchayats Falling in APCRDA/MRDA/UDA and Master Plans/General Town Planning Schemes Notified Under Andhra Pradesh Town Planning Act, 1920:
Gram Panchayats falling in Andhra Pradesh Capital Region Development Authority (APCRDA)/Metropolitan Region Development Authority (MRDA)/Urban Development Authority (UDA):
In case of Gram panchayats areas falling under the jurisdiction of APCRDA/MRD/UDA, the sanction of building permissions shall be done as per the delegation of powers and as per the categories permissible in normal course as per zoning regulations issued by the concerned APCRDA/MRDA/UDA from time to time.
Gram Panchayats covered in Master Plans / General Town Planning Schemes notified under Andhra Pradesh Town Planning Act, 1920 not falling in APCRDA/MRDA / UDA:
In the Gram Panchayat areas covered under sanctioned Master Plans/General Town Planning (GTP) Schemes not falling in APCRDA/MRDA/UDA, the Sanctioning Authority is empowered to sanction the individual residential building permission up to 10m height in plot area up to 300sq.m, in the sites where the proposed activity are permissible in normal course as per Zoning Regulations. In respect of other cases prior Technical Approval shall be obtained from the Competent Authority i.e. Director of Town & Country Planning. The Panchayat Secretary shall submit the proposal through the concerned Regional Deputy Director of Town Planning (RDDTP) to the Director of Town & Country Planning.
Duration of Sanction
The construction shall be commenced within 18 months from the date of sanction.
The sanction accorded is valid for 6 years in case of High Rise Buildings, Multiplex and Group Development Schemes and 3 years in case of Non High Rise Buildings from the date of sanction.
The permit shall be got revalidated before the expiry of this period. The revalidation shall be considered in case of projects commence within stipulated period. Where construction has not commenced the revalidation shall be subject to rules in force.
The Building Permit Fee shall be paid for revalidation of the permit.
No building activity can be carried out after the expiry of validity of such building permit.
No completion/occupancy shall be entertained after the expiry of valid extension of time for construction.
If the owner fails to complete the building within the validity period and the building is partly constructed, and the completed building is in conformity with the building Rules, then the permission shall be revalidated for further period of one year in case of Non High Rise Buildings and two years in case of High Rise Buildings and Group Development Schemes, as a onetime measure duly collecting the necessary fee and charges as prescribed and the owner be informed accordingly in the prescribed Building Permission Revalidation Order.
- Application for such revalidation shall be submitted along with the following documents:
- Original sanctioned plan;
- Revalidation fee as prescribed;
- NOC required from lessor in case the property is lease hold, for time extension for construction.
- Documents in support of construction, if any, having been done within valid period of sanction;
- Certificate of supervision from the Licensed Technical Personnel that the construction is being carried out under his supervision according to the plans sanctioned by the concerned Local Body/Authority.
- Ownership documents or Affidavit for updated ownership document after previous sanction.
- The application for revalidation shall be processed and revalidation or objection, if any, shall be communicated to the applicant as prescribed for the Building Permission.
Revocation of Permission
The concerned Authority may revoke any building permission issued under the provisions of the Rules duly giving an opportunity to the applicant to represent if any, wherever there has been any false statement, misrepresentation of material facts in the application on which the building permission was based and shall be communicated to the applicant in the prescribed form for Revocation of Permission.
Maintenance of a Building Application Register
Building Application Register in the prescribed Form containing the necessary particulars including information as to the manner in which Building Applications for permission have been dealt with by the Local Authority shall be maintained.
Penal Action against Licensed Technical Personnel
The Local Authority reserves the right to take action and to debar/black list the Licensed Technical Personnel i.e., Architect, Engineer, Plumber, Structural Engineer, Supervisor and Town Planner, if found to have deviated from the professional conduct or to have made any misstatement or on account of misrepresentation of any material fact or default either in authentication of a plan or in supervision of the construction against the building Rules/Bye-Laws and the sanctioned building plans.
If the Local Authority finds at any time any violation of the building Rules or misrepresentation of fact, or construction at variance with the sanction or building Rules, inclusive of the prescribed documents, the Local Authority shall be entitled to revoke the sanction and take appropriate action against such Licensed Technical Person and such Licensed Technical Person shall not be authorized to submit building plans, fresh plans till finalization of the case.
Before debarring or blacklisting such Licensed Technical Person if found to be indulging in professional misconduct or where he/she has misrepresented any material fact the Local Authority shall give him a show-cause notice with a personal hearing.
Procedure during construction work
Construction to be in conformity with Rules
Neither the granting of the permission nor the approval of the drawings and specification, nor inspection by the Authority during erection of the building shall in any way relieve the Owner of the building/Licensed Technical Personnel from their responsibility for carrying out work in accordance with these Rules.
Notice for commencement of work
Before commencement of the building work for which building permit has been sanctioned, the owner shall within the validity period of sanction give Notice of Commencement in the prescribed Form to the Local Authority of his intention to start the construction.
In case the owner commences the construction without giving commencement notice, he may be penalized by imposing penalty as prescribed.
Documents to be kept at site
The following documents shall be kept at the Site during construction.
A copy of sanctioned plan exhibited in a conspicuous place on the property in respect of which the permission was issued.
A copy of the approved drawings and specifications of the building in respect of which the permission was issued.
A set of records of test data where tests of any materials are made to ensure conformity with the requirements, shall be kept available for inspection during the construction of the building and for such a period thereafter as required by the Authority.
Checking of Building during Construction and Enforcement
In addition to the enforcement powers and responsibilities given in the respective laws of the local authority, in respect of these Rules:
It shall be the responsibility of the Owner/Licensed Technical Personnel to ensure that the construction of the building is in accordance with the sanctioned building plan.
The Enforcement Authority concerned shall be wholly and severally responsible for ensuring and maintaining the right of way/width of the road and building restrictions as given in these Rules.
The Enforcement Authority shall summarily remove any violation or deviation in building construction in maintaining the road widths and building line.
In respect of apartment complexes, shopping complexes and all high rise buildings, periodical inspections shall be carried out indicating the stage of work with reference to sanctioned plan. In case of any deviations from the sanctioned plan, necessary action shall be taken as per rules.
Any person who whether at his own instance or at the instance of any other person or anybody including the Government Department undertakes or carries out construction or development of any and in contravention of the statutory master plan or without permission, approval or sanction or in contravention of any condition subject to which such permission or approval or sanction has been granted shall be punished with imprisonment for a term which may extend to three years, or with fine which may extend to ten percent of the value of land or building including land in question as fixed by the Registration Department at the time of using the land or building. Provided that the fine imposed shall, in no case be less than fifty percent of the said amount.
Notice of Completion
Every owner/developer shall submit a Notice of Completion in the prescribed Form to the Authority regarding completion of the work of the building on or before the last date as stipulated in the building permission.
The notice of completion shall be submitted by the owner/licensed builder/developer duly signed by the Licensed Technical Personnel, who has supervised the construction, accompanied by two sets of completion plans (as in the case of sanctioned plan including one cloth mounted copy) and the following documents along with the prescribed fee if any:
Final Clearance of the Director General, A.P. Disasters Response and Fire Services Department, wherever required.
Structural Stability Certificate duly signed by the Structural Engineer in case of Buildings above 10m height.
Certificate of fitness of the Lift from concerned Agency which has erected /Department wherever required.
Two sets of photographs of the building from all sides duly signed by Owner, Developer and Licensed Technical Personnel.
A certificate by the Owner, Developer and Licensed Technical Personnel for covering up the underground drain, sanitary and water supply work, under their supervision and in accordance with Building Rules and sanctioned building plans as applicable.
A certificate by the Owner, Developer and Licensed Technical Personnel with regard to the construction of Rain Water Harvesting Structures, Solar Energy Structures and Recycle of Water Treatment Plants wherever required as per the sanctioned plans.
Clearance from Chief Controller of Explosives, wherever required.
Any other information/document that the Authority may deem fit.
Occupancy Certificate shall be mandatory for all buildings. No person shall occupy or allow any other person to occupy any building or part of a building for any purpose unless such building has been granted an Occupancy Certificate by the Sanctioning Authority.
The Sanctioning Authority or the person authorized, on receipt of notice of completion shall undertake inspection to verify the following aspects:
- No. of Floors.
- External setbacks.
- Usage of the building.
- Parking space provision.
- Abutting road width.
- Rain Water Harvesting Structures, as applicable.
- Solar Energy Structures in Buildings, as applicable.
- Recycle of Water Treatment Plants, as applicable.
The T.P staff shall inspect the building and submit remarks within 10 days failing which the online system shall generate occupancy certificate automatically under deemed provision.
In case, if the Occupancy Certificate is refused due to deviation, which cannot be compounded, the completion certificate will be rejected and communicated to the applicant in the prescribed form.
The Sanctioning Authority shall communicate the approval of the Occupancy Certificate in the prescribed Form within 15 days or may issue the same after levying and collecting compounding fee, if any.
If nothing is communicated within this period, it shall be deemed to have been approved by the Authority for occupation provided the fact is immediately brought to the notice of Authority in writing by the person, who had given the completion notice and has not received any intimation from the Authority within 15 days.
If the authority fails to issue the occupancy certificate within the above stipulated period the responsibility shall be fixed with the concerned officer who fails to process the file.
The Sanctioning Authority is empowered to compound the offence in relation to setbacks violations (other than the front setback) in respect of non-high rise buildings only up to 10%, duly recording thereon the violations in writing. The rate of Compounding fee shall be equivalent to one hundred percent of the value of the land as fixed by the Registration Department at the time of compounding for the violated portion and the Government may revise this rate from time to time. Compounding of such violation shall not be considered for buildings constructed without obtaining any sanctioned plan.
For all high rise buildings, the work shall be subject to inspection by the Andhra Pradesh State Disasters Response & Fire Services Department and the Occupancy Certificate shall be issued only after clearance from the Andhra Pradesh State Disasters Response & Fire Services Department with regard to Fire Safety and Protection requirements.
The sanctioning authority shall ensure that all public and semipublic buildings are constructed disable friendly and provide facilities for Differently abled persons, Elderly and Children as per the Rules there under and also as per the latest version of National Building Code of India while issuing occupancy certificate.
The functional/line agencies dealing with electric power, water supply, drainage and sewerage shall not give regular connections to the building unless such Occupancy Certificate is produced, or alternatively may charge 3 times the tariff till such time Occupancy Certificate is produced. This condition shall also be applicable to all unauthorized constructions and buildings constructed without sanctioned building plan. In addition to the above, the Local Body shall collect every year two times the property tax as penalty from the owner / occupier.
The Registration Authority shall register only the permitted built up area as per the sanctioned building plan and only upon producing and filing a copy of such sanctioned building plan. On the Registration Document it should be clearly mentioned that the
registration is in accordance with the sanctioned building plan in respect of setbacks and number of floors.
The financial agencies / institutions shall extend loan facilities only to the permitted built up area as per the sanctioned building plan.
Partial Occupancy/Completion Certificate
In such cases where a project is not complete at one stretch constructed in different stages, part occupancy/completion certificate for the building otherwise complete in all respects, may be issued subject to the condition that such a part occupancy/completion certificate would apply to an independent block/building of the sanctioned project. In case of a residential house part occupancy/completion may be issued for an independent floor.
Connection to the Municipal Sewer / Water lines
- Temporary connection for water, electricity or sewer, permitted for the purpose of facilitating the construction, shall not be allowed to continue in the premises beyond the plan validity period and without obtaining completion / occupancy certificate.
- No connection to the Municipal water mains or to the Municipal sewer line with a building shall be made without the prior permission of the concerned Authority and without obtaining occupancy / completion certificate.
- In case the use is changed or unauthorized construction is made, the Authority is authorized to discontinue such services or cause discontinuance of such services.
Limitations of Building Sanction
Sanction of building permission by the Sanctioning Authority shall not mean responsibility or clearance of the following aspects:
- Title or ownership of the site or building
- Easement Rights
- Variation in area from recorded area of a plot / site or building
- Structural Reports, Structural Drawings and structural stability
- Workmanship, soundness of structure and materials used
- Quality of building services and amenities in the construction of building
- The site/ area liable to flooding as a result of not taking proper drainage arrangement as per the natural lay of the land, etc. and
- Other requirements or licenses or clearances required for the site /premises or activity under various other laws.
Licensing of Builders, Developers, Engineers, Landscape Architects, Real Estate Companies, Structural Engineers, Supervisors, Town Planners, Urban Designers & Other Technical Personnel
- The Licensing of Builders, Developers, Engineers, Landscape Architects, Real Estate Companies, Structural Engineers, Supervisors, Town Planners and Urban Designers & Other Technical Personnel mandatory shall be in accordance with the rules as prescribed.
- Architects shall be required to be registered with the Council of Architecture as required under the Architects Act, 1972.
- The engaging of the services of a licensed developer/builder shall be mandatory for Apartment Buildings, Group Housing, all types of Group Development Schemes, all High-Rise Buildings and all Commercial Complexes.
- Developments undertaken for construction of individual residential houses,
educational/institutional/industrial buildings and developments undertaken by public agencies are exempted from the above condition.
- Any developer/builder undertaking development or any firm doing property business in any Local Authority/Urban Development Authority Area or soliciting property sale/transactions or advertising as such in case of above, shall necessarily mention the details of its licence number, licence number of the licensed developer to whom the approval is given by the said Local Authority/Urban Development Authority, together with the permit number and its validity for information and verification of public/prospective buyers.
- Absence of the above or suppressing of the above facts or in the case of other licenses and other technical personnel who violate the conditions would invite penal action including debarring of the real estate firm/development firm/company from practice in the local authority area for 5 years besides prosecution under the relevant laws/code of conduct by the Sanctioning Authority.
- Any licensed developer/builder/other technical personnel who undertake construction in violation of the sanctioned plans shall be black-listed and this would entail cancellation of their licence besides being prosecuted under the relevant laws/code of conduct.