LAND DEVELOPMENT



CHAPTER–VII (G.O.119 Contd..)

SPECIAL REQUIREMENT FOR OCCUPANCY/LAND DEVELOPMENT AND OTHER

(General Building Requirements)

Category of the Building and Minimum Size of Plot

The minimum size of plots for certain categories of the building is given below:

TABLE – 13

Category wise Minimum Size of Plots

S.No Category Minimum Plot Size (Sq.m)
(A) (B) (C)
1 Cinema Theatre / Convention Center/Game Center/ Kalyana 3000
2 Educational Institution  
a Primary/Upper Primary School 2000
b High School / Residential School 6000
c Junior college 4000
d Degree College 6000
e Technical Educational Institution 10000
3 Group Development Scheme 4000
4 Hotel, Conference Hall 2000
5 LPG Storages 500
6 Multiplex Complex 3000
7 Multi storey Car Parking 1000
8 Nursing homes 300
9 Office Buildings 500
10 Petrol pumps/Filling Stations 500
11 R & D Lab 1500
12 Row Type Housing / Row Type Shopping Precincts /Cluster Housing 1000
13 ‘U’ Type Commercial Building 2000
14 Others As per required standards / as prescribed by the Competent Authority.


Requirement of Approach Road for Building Sites/Plots

The minimum abutting existing road width required for various uses of building activities shall be as given below.

TABLE – 14

Minimum Abutting Existing Road Width Required

Category

Type/Use of Building Plot permissible

Minimum abutting existing road width required(in meters)

A B C
A

SITES IN  OLD/ EXISTING  BUILT-UP  AREAS/ CONGESTED AREAS /SETTLEMENT/ GRAM KHANTAM/ABADI  (see Annexure)  

9*
i All Residential (other than Group Housing) & Commercial Buildings with maximum permissible height of 10 m. except in the plots abutting to existing 60’-0” and above wide roads.
ii For other categories the Minimum road width shall be as given in B1 Category.
B SITES IN NEW AREAS/APPROVED LAYOUT AREAS
B1 i Basic level social amenities like Nursery School, Primary School 9**
ii Dispensary/Diagnostic Laboratory / Poly-Clinic
iii Non-High Rise (Residential) Buildings including Group Housing (Cellar and/or Stilt as permissible + maximum up to 5 floors),
iv Religious Place
B2 i Computer units/Office Building, ITES Complex 12
ii Assembly Hall/Cinema Theater /Community Hall/ Function Hall/Marriage Hall
iii General Industry/Godown
iv Group Housing with more than 100 units,
v Group Development Scheme;
vi High Rise Buildings/Complexes up to height of 24 meters
vii Commercial Complex
viii High School/Middle School/Junior College/ Tutorial Institution
ix

Non High Rise Group Housing       

(Cellars as applicable + 6 floors)

x Nursing Home/Hospital of not more than 20 beds
xi Others not specified in the Table and all Non High-Rise buildings up to 18m height
xii Petrol / Diesel / Gas Filling Station/LPG
xiii Restaurant
xiv Service establishment
xv Workshop
B3 i General Degree and other non-professional College 18
ii High-Rise buildings above 24m and up to 30m height
iii Hospitals of more than 20 beds
iv Multiplex Complex
v Professional College Campus
vi Shopping Malls (above 4000sq.m)
vii Technical Educational Institution-Polytechnic/ITI
B4 All High Rise Building above 30 meters will be permitted as per the Minimum Road width and setbacks as specified in Table-18.

**In case of Sites in Category-B, if a Site is abutting to a road which is less than 9m in width, Individual Residential Building may be permitted with a maximum height of 12m, after leaving 4.5m from the Centre Line of such road for widening and the same shall be handed over to the Local Body and shall leave the prescribed setback as per Table-17 after the said road widening portion. No relaxations are permissible in such cases.*In case of Sites in Category-A, if a Site is abutting to a road which is less than 9m in width, a building may be permitted with a maximum height of 10m in such site, after leaving 4.5m from the Centre Line of such road for widening and the same shall be handed over to the Local Body and shall leave the prescribed setback as per Table-17 after the said road widening portion. No relaxations are permissible in such cases. Buildings more than 10 Mts. height may be permitted in the sites abutting the existing 18 Mts. (60’-0”) wide roads subject to complying other rules. This will transform the slum character.

In case of Notified Slums/Economically Weaker Section (EWS) Buildings, the special regulations as notified by the Government from time to time shall be followed.

The sites in Old/Existing Built-up Areas/Congested Areas/Settlement/Gram Khantam/Abadi (Annexure-7) and List of Areas Prohibited for High-Rise Buildings (Annexure-8). The Government may add to or delete from the list of the said areas.

In case of single plot sub-division approved by the competent authority, a means of independent access of minimum 3.6m pathway may be considered for Individual Residential Building and 6m for Non-High-Rise Group Housing Building.

Restrictions of Building Activity

Airport

Buildings

For building activity within the Restricted Zone/Air Funnel Zone near the airport, necessary clearance from the concerned Airport Authority shall be obtained.

The building heights and other parameters shall be regulated as per the stipulations of the Airport Authority of India as notified in Gazette of India Extraordinary (S.O.1589) dated 30-06-2008 and as amended from time to time by Ministry of Civil Aviation, Government of India.

Irrespective of their distance from the aerodrome, even beyond 22km limit from the Aerodrome Reference Point, no radio masts or similar installation exceeding 152m in height shall be erected except with the prior clearance from Civil Aviation Authorities.

In respect of any land located within 1000m from the boundary of Military Airport no building is allowed except with prior clearance from the concerned airport authority with regard to building height permissible and safe distance to be maintained between the building and boundary of the aerodrome.

Other Structures

Within a 5km radius of the Aerodrome Reference Point, every structure/installation/building shall be designed so as to meet the pigeon /bird proofing requirement of the Civil Aviation Authorities. Such requirement may stipulate the prohibition of any cavity, niche or other opening on the exterior of such building / installation / structure so as to prevent the nesting and habitation of pigeon or other birds.

No chimneys or smoke producing factories shall be constructed within a radius of 8km from the Airport Reference Point.

Slaughter House, Butcheries, Meat shops and Solid Waste Disposal Sites and other areas for activities like depositing of garbage which may encourage collection of high flying birds, like eagles and hawks, shall not be permitted within 10 km from the Airport Reference Point.

Defense Establishments

 In case of Sites within 500m distance from the boundary of Defense Areas/Military Establishments prior clearance of Defense Authority shall be obtained.

In case of Naval Science and Technological Laboratory (NSTL), Visakhapatnam, no building shall be allowed with in a distance of 20m from the boundary wall of NSTL, Visakhapatnam.

Electrical Lines

No building or part of a building shall be constructed or re-constructed and no additions or alterations to any existing building shall be made in the intervening spaces between the building and any overhead electric supply line unless as described in Table below and specified in the Indian Electricity Rules as amended from time to time.

TABLE -15

Clearance from Overhead Electric Lines

Sl. No Type of Electrical Supply Line

Minimum Vertical clearance

(m)

Minimum Horizontal clearance

(m)

A B C D
1 Low and Medium Voltage lines and service lines 2.5 1.2
2

High Voltage lines up to and

including 11000 volts

3.7 1.2
3 High Voltage lines above 11000V and up to including 33000 volts 3.7 2.0
4 Extra High Voltage lines above 33000 volts Extra High Voltage lines above 33000volts

2.00 plus 0.30m for every additional 33000 volts or  part thereof

Environmental Impact Assessment Notification-2006In case of Electricity Tower lines, the land all along below the tower line shall be developed as green belt to an extent of the width of tower base and on either side of green belt there shall be a minimum of 10m wide roads or as defined in the Master Plan.

As per the provisions laid under the EIA Notification S.O.1533, Dt.14.9.2006 and it’s amendment dt.01.12.2009 issued by MOE&F, GOI and Notifications issued from time to time with reference to “Building / Construction Projects/Area Development Projects and Townships” complying with the following threshold limits fall under category B and are required to obtain prior Environmental Clearance (EC) from State Environmental Impact Assessment Authority (SEIAA), Ministry of Environment and Forests, Government of India.

TABLE -16

Building/Construction Projects/Area Development Projects and Townships

Sl.No

Project / Activity

B Category with threshold limit

Conditions, if any
(A) (B) (C) (D)
8(a) Buildings and Construction Projects

>20000sq.m and <1,50,000sq.m of built up area# 

#(Built up area for covered construction;  in case  of facilities open to the sky, it will be the activity area
8(b)

Townships  and Area Development  Projects 

Covering an area > 50ha and or built up area>1,50,000sq.m++  

++All   Projects under Item8(b) shall be appraised as Category B1

Heritage Structures / Geo Heritage Sites

In case of Sites located within the distance up to 100m from protected monuments as notified under Archeological Monuments and Ancient Sites and Remains Act 1955 and as amended no construction is allowed.

For the Sites located within distance of above 100m and up to 200m from the protected monuments, the construction is allowed only after obtaining prior permission from the National Monument Authority.

For the Sites located within the vicinity of any Heritage Structure / Geo Heritage Sites notified as per the respective law, the prior clearance from the concerned authority shall be obtained.

For the development/redevelopment of any notified Heritage Structure/ Geo Heritage Sites the stipulations as prescribed by the respective authority shall be followed.

Oil / Gas Pipelines

In case of Sites in the vicinity of Oil/Gas pipelines, clearance distance and other stipulations of the Respective Authority shall be complied with. The Oil/Gas Authorities shall also specify the clearances required stretch wise to Local Body.

Railways

The distance between the Railway Property Boundary and the edge of the building shall be 30m as per Indian Railways Works Manual or as per No Objection Certificate (NOC) given by the Railway Authorities.

Religious Structures

In case of Sites located within a radius of 100m from the notified religious structure from time to time by the sanctioning authority, the construction is allowed up to 12m height only.

For the Sites located within a radius of above 100m and up to 300m from the notified religious structure as notified from time to time, only non-high rise structures are allowed.

Site and Land Use Pattern

Notwithstanding anything contained in these Rules, no building permit on any site shall be sanctioned if:

the proposed land use does not correspond to the land use in the Development Plan/Master Plan/Layout Plan or any draft/sanctioned plan for the area or the zoning regulations.

the use of building or place will be a source of annoyance to, or injurious to the health of the inhabitants of the neighbourhood.

the construction of any building is for public worship, which in the opinion of the Sanctioning Authority will affect the religious feelings of any class or persons in the vicinity thereof.

there is deposited refuse, excreta or other offensive matter, which is considered objectionable, until such refuse, excreta or other offensive matter has been removed there from and the plot has been prepared or left in a manner suitable for land development, redevelopment or building purpose.

it comprises or includes a pit, quarry or other similar excavation or any part thereof unless such plot has been prepared or left in a manner or condition suitable for land development or redevelopment or building purposes.

it is liable to flood or on a slope forming an angle of more than 45 degrees with the horizontal or on soil unsuitable for percolation or on area shown as floodable area in any plan/scheme or in sandy beds, unless it is proved by the owner that construction of such a building will not be dangerous or injurious to health and the site will not be subjected to flooding or erosion, or cause undue expenditure of public funds in the provision of roads, sewers, sanitation, water supply or other public services.

it is for any land development or redevelopment of land or construction in any area notified by Government of India as Coastal Regulation Zone under the Environment (Protection) Act, 1986 (29 of 1986) and Rules made there under and it shall be subject to the restrictions that may be imposed by Government of India contained in the said notification as amended from time to time.

it is in areas of natural waterways or drains and if the building is to be constructed over or under a municipal drain, sewerage line, electrical line, water main, any other government or public land, or public utility services;

the required permission/No Objection Certificates of any other Departments/Agencies as required under law has not been obtained for any land developments and constructions.

Vicinity of important buildings

No private building exceeding 10m height shall be permitted within 200m radius from the boundary of the Governor’s House, State Secretariat, Legislative Assembly, Official Residences of Chief Justice of High Court, Chief Minister, Heads of Legislature and such other buildings as may be notified by the ULB/Government from time to time.

Water Bodies

No building / development activity shall be allowed in the bed of water bodies like river or nala and in the Full Tank Level (FTL) of any lake, pond, cheruvu or kunta / shikam lands.

Unless and otherwise stated, the area and the Full Tank Level (FTL) of a Lake / Kunta shall be reckoned as measured and as certified by the Irrigation Department and Revenue Department.

The above water bodies and courses shall be maintained as Recreational/Green Buffer Zone and no building activity shall be carried out within:

100m from the boundary of the River outside the limits of Local Authorities and 50m within the limits of the Local Authorities. The boundary of the river shall be as fixed and certified by the Irrigation Department and Revenue Department.

30m from the FTL boundary of Lakes / Tanks / Kuntas of area 10Ha and above.

9m from the FTL boundary of Lakes / Tanks / Kuntas of area less than 10Ha / shikam lands;

9m from the defined boundary of Canal, Vagu, Nala, Storm Water Drain of width more than 10m.

2m from the defined boundary of Canal, Vagu, Nala, Storm Water Drain of width up to 10m.

Unless and otherwise specified in the Master Plan/Zonal Development Plan.

In case of (b) (i) & (ii) above, the buffer zone may be utilised for road of minimum 12m width, wherever feasible.

In case of (b) (ii) above, in addition to development of recreational / green belt along the foreshores, a ring road or promenade of minimum 12m may be developed, wherever feasible 3.6m walking / cycle track within the 30m buffer strip may be provided.

The above buffer zone to be left may be reckoned as part of tot lot or organized open space and not for setback requirements.

In case of areas along the sea coast, the Coastal Regulation Zone Regulations shall be followed.

Swimming Pool:

Definition: A pool or a tank indoor or outside the building, used for the purpose of swimming, bathing, aquatic sports or games, training, treatment (Therapy) or recreation, meant exclusively for human being, having a depth of water not less than that 60cm and the surface area exceeding 23.25sq. m both for the use of public or the institution concerned.

Swimming Pool may be permitted on ground or on the terrace of the building subject to submission of Structural Designs and Structural Stability Certificate issued by the Licensed Structural Engineer along with the Building Application. This shall not be constructed in the tot-lot or organized open space area meant for mandatory requirement for such purpose as per these rules.

The applicant shall submit an Undertaking along with the Building Application that necessary safety measures are undertaken regarding construction and also the safety of the users.

The following guidelines shall be followed:

“Capacity of Pools in Relation to Bathers”: The maximum number of persons in bathing attire within the pool enclosures of the bathing area shall not exceed one person per 1.86sq. m (20sq. ft.) of pool i.e. the area of the water surface.

“Hand Rail”: A side handrail extending up above and returning to the horizontal surface of the pool deck curb or coping shall be provided at each side of each ladder.

“Depth Markers”: Depth of water shall be clearly marked at or above the water surface on the vertical pool wall and on the edge of the deck or walk-way next to the pool, at maximum points and at the points of break between the deep and shallow portions and at intermediate increments of depth, spaced at not more than 7.62cm (2’.5”) intervals. Depth markers, contrasting with background shall be on both sides of the pool.

“Lighting and Wiring”: Where submarine lightning is used, not less than 0.5 watts shall be employed per sq. ft. of pool area.

“Area Lightning”: Where submarine lightning is employed, area lightning shall be provided for the deck areas and directed towards the deck areas and away from the pool surface so far as practicable, in a total capacity of not less than 0.6 watt per sq. ft of deck area. Where submarine lighting is not provided and night swimming is not permitted combined pool lightning shall be provided in an amount of not less than 2 watts per sq. ft. of total area. All submarine lightning shall be individually earthed and must be water tight and damp proof.

“Over Head Wiring”: No electrical wiring for electrical or power shall be permitted to pass over within 6m (20feet) of the pool enclosure.

“Shallow Minimum Depth”: Every swimming pool shall have a minimum depth in the shallow area of the main swimming area of not less than 0.9m (3feet), but not more than 1.07m (3'-6”) from the overflow level to the floor.

“Shallow Areas”: In a swimming pool with a diving area, the shallow area of the pool shall be defined as the portion between the shallow end and the break point between the shallow area and the diving area. The slope of the floor shall be uniform from the break point between the diving area and the shallow portion to the outside edge of the shallow portion and shall not be greater than 1 in 2m.

“Vertical Wall Depth”: The pool walls shall be vertical at all points for a depth of not less than 0. 76m (2’. 6".)

Special requirements for Occupancy/Land Development

NOTE: The relevant provisions, standards contained in these Rules and also as given in the NBC

shall apply to the following type of occupancy/development in addition to requirements mentioned specifically below depending on the type proposal. 

Assembly buildings (Cinema, Theatres, etc.)

The relevant provisions of the Andhra Pradesh Cinemas (Regulation) Act, 1955 and Andhra Pradesh Cinema (Regulation) Rules 1970 and the Provisions for Construction and Regulation of Multiplex Complexes as given in these Rules and the IS: 4878 code or any other relevant code of National Building Code shall apply for planning, design and construction of Cinema Building.

Parking spaces wherever not specifically given shall conform to provisions as mentioned in these Rules.

Requirements of Water Supply, Drainage and Sanitation shall conform to provisions as given in the Annexure to these Rules.

Educational buildings (schools/colleges)

No basement or cellar room shall be designed, constructed, altered, converted or used for the purpose of study or instruction.

Every building exceeding two storeys in height shall be constructed of fire resisting material throughout.

The minimum size of a study room or room used for purposes of instruction shall be 5.5m x 4.5m and no part of such room shall be distant more than 7.5m from an external wall abutting on the requisite open space. Every such room shall have minimum ventilation to the extent of 1/5th of its floor area.

A minimum of 1.0sq m. of net floor space per student shall be provided. A central hall will not be counted in the accommodation, nor will a class room for cookery, laundry, manual instruction, drawing or science. The number of students in such building shall be calculated on this basis for the purpose of this clause.

Every assembly room, gymnasium shall have a clear height of 3.6m except under a girder which may project 0.6m below the required ceiling height. A clear internal height under balcony or a girder shall not be less than 3.0m. A minimum room height for classroom in all schools and other institutions shall not be less than 3.0m. The minimum head room under beams shall be 2.75m.

Exit requirements shall conform to as mentioned in these Rules. No door shall be less than 1.2m in width and 2.20m in height.

Requirements of Water Supply, Drainage and Sanitation shall conform to provisions as given in the Annexure to these Rules.

Prior permission shall be obtained from the Education Department before applying for the Building Permission.

Playground shall be provided as per norms prescribed by the concerned Education Department.

Farm Shed

Shed should be constructed on pillars with walls on two longer sides not higher than 1.2m.

The remaining height of the farm sheds in respect of two longer sidewalls can be covered with netting or other similar material.

The maximum height of the roof of the farm shed shall not exceed 6.0m.

There should be a minimum distance of 6.0m between sheds in the farm.

The minimum distance of any farm building from the property line should be 4.5 m.

The minimum distance of any farm shed or farm building from the dwelling unit should be 7.5 m.

Dwelling Units as a Farm House

The maximum coverage for the dwelling unit shall be as per the provision of the Master Plan / Zonal Plan.

The requirements of parts of dwelling shall be as provided in these rules.

Any other special requirements as specified by the Authority.

Industrial buildings (factories, workshops, etc.)

The relevant provisions contained in the Factory Act, 1948 shall apply for the construction of factory buildings. The minimum internal height of workrooms shall not be less than 3m with subject to height of the ground floor being not less than 3.6m (both being clear height under the structural members) provided that this bye-law shall not apply to room intended for storage, go-downs and the like purposes but only in rooms occupied by workers for purposes of manufacture. In case of small factories, for purposes of manufacturing and carrying manufacturing covered under the flatted factories and service industries as per Master Plan/Zonal Plan, the Authority may allow minimum height up to 3.66m (all the above shall be in conjunction with

Chief Inspector of Factories o f Andhra Pradesh and Andhra Pradesh Disasters Response and Fire Services Department norms).

Requirements of Water Supply, Drainage and Sanitation shall conform to provisions as given in the Annexure to these Rules but in no case less than one W.C. and one urinal shall be permitted.

Notwithstanding the provision of exits requirements, each working room shall be provided with adequate number of exits not less than two in number.

No exit shall be less than 1.2m in width and 2.1m in height and doors of such exit shall be so arranged that it can be opened easily from inside.

No staircase, lobby corridors or passage shall be less than 1.2m in width.

There shall be provided at all time for each person employed in any room of factory at least 3.5sq m of floor space exclusive to that occupied by the machinery and a breathing space of at least 15 cum. (Further the provision of Part VIII Section 1 Lighting and Ventilation of National Building code of India with amendments time to time) shall be followed.

The effluents from industries (industrial and biological in nature) shall be treated and shall be of quality to the satisfaction of the concerned local bodies before letting out the same into a watercourse or municipal drain.

Poultry farms (wherever allowed as per Master Plan)

The coverage for poultry farms shall be as allowed in case of farmhouses.

Setback: The setback for farm building from the right of way shall be as under:

Road Width & Front Setback for Poultry Farms

Sl.No Road width (m) Front Setback (m)
(A) (B) (C)
1 90 60
2 60 37
3 30 22
4 18 13

The building regulations for above are given in CHAPTER-IX-1.

Provision for conservation of Heritage Sites including Heritage Buildings, Heritage Precincts and natural feature areas:

Provisions in the public buildings for Differently-Abled Persons, Elderly and Children:

The buildings to be designed for Differently-Abled Persons, Elderly and Children need special treatment and the provisions for site planning, building requirements etc. are given in CHAPTER-IX-2.

Special buildings not covered

In case of special buildings not covered above, norms will be followed as decided by the Authority.

Rules for Development of land

The provisions of Master Plan/Development Plan and norms formulated by Authority shall apply regarding sub-division of a large parcel of land into plots, open areas, roads, spaces for services and community facilities.

Compliance  with Andhra Pradesh Energy Conservation Building Code (APECBC) (see Annexure):

‘Energy Conservation Building Code’ or ‘ECBC’ is the energy code adopted by the Bureau of Energy Efficiency in 2007 and revised in 2008, that provides the minimum requirements for energy-efficient building design and construction. 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 to the Andhra Pradesh Energy Conservation Building Code.” Accordingly the Government of Andhra

Pradesh while adopting the Energy Conservation Building Code (ECBC) amended the Andhra Pradesh Building Rules, 2012 and issued the notification in G. O. Ms. No. 30 Dated: 28.01.2014 as given in the Annexure.

The code shall be applicable to commercial buildings and other Non-Residential Buildings that have a plot area of more than 1000 Square Meters or built up area of 2000 Square Meters and certain categories of buildings such as multiplexes, Hospitals, Hotels, and Convention Centers irrespective of their built up area shall comply with the APECB Code.

The code is mandatory for all new buildings, as stated above, to comply with AP* (AP ONE STAR) with prescriptive/whole building performance method of compliance for the buildings. The prescriptive method format is given in Appendix G of APECBC, as given Annexure. The whole building performance method is given in Appendix B of APEC BC, as given in Annexure.

At the time of plan approval, the Owner and Builder/developer shall submit the AP* (AP ONE STAR) compliance, sealed and signed by AP Empanelled Architect with MAUD and NREDCAP or Bureau of Energy Efficiency Empanelled Architect against the mandatory requirement of compliance of APECBC to respective Urban Local Body. The details of compliance documentation, administration and energy analysis is given in the APEC BC in chapter 3 as given Annexure.

At the time of issuance of occupancy certificate, the builder/owner/developer shall submit the professional statement by AP Empanelled Architect with MAUD and NREDCAP / BEE Empanelled Architect verifying that the building has been built in accordance with the approved design and plan approval. Once the professional statement is submitted along with any other necessary requirements as per the Building Rules, the occupancy certificate will be issued.

*****