REGULATIONS AS PER ENVIRONMENT PROTECTION ACT,
1986 COASTAL REGULATION ZONE NOTIFICATION
(As amended till date) MINISTRY OF ENVIRONMENT & FORESTS (Department of Environment, Forests and Wildlife
Notification under section 3(1) and section 3(2)(v) of the Environment (Protection) Act, 1986 and rule 5(3) (d) of the Environment (Protection) Rules, 1986 declaring Coastal Stretches as Coastal Regulation Zone (CRZ) and Regulation Activities in the CRZ.
S.O.114 (E)- Whereas a Notification under Section 3(1) and 3(2) (V) of the Environment (Protection) Act, 1986, inviting objections against the declaration of Coastal Stretches as Coastal Regulation Zone S.O. No. 9449(e) dated 15th December, 1990. And whereas all objections received have been duly considered by the Central Government;
Now therefore, in exercise of the power conferred by Clause (d) of sub-rule (3) of Rule 5 of the Environment (Protection) Rules, 1986 and all other powers vesting in its behalf, the Central Government hereby declares the coastal stretches of sea, bays, estuaries, creeks, rivers and backwaters which are influenced by tidal action (in the landward side) up to 500 meters from the High Tide Line (HTL) and the land between the Low Tide Line (LTL) and the HTL as Coastal Regulation Zone; and imposes with effect from the date of this Notification, the following restrictions on the setting up and expansion of industries, operations or processes, etc. in the said Coastal Regulation Zone (CRZ). For the purpose of this Notification, the High Tide Line means the line on the land up to which the highest water line reaches during the spring tide. The High Tide Line shall be demarcated uniformly in all parts of the country by the demarcating authority or authorities so authorized by the Central Government, in accordance with the general guidelines issued in this regard. Note: The distance from the High Tide Line shall apply to both sides in the case of rivers, creeks and back waters and may be modified on a case basis for reasons to be recorded while preparing the Coastal Zone Management Plans. However, this distance shall not be less than  meters or the width of the creek, river or backwater whichever is less. The distance up to which development along rivers, creeks and backwaters is to be regulated shall be governed by the distance up to which the tidal effect of sea is experienced in rivers, creeks or backwaters, as the case may be, and should be clearly identified in the Coastal Zone Management Plans. Prohibited Activities:
The following activities are declared as prohibited within the Coastal Regulation Zone namely:
(i) Setting up of new industries and expansion of existing industries, except (a) those directly related to water front or directly needing foreshore facilities and (b) Projects of Department of Atomic Energy.
(ii) Manufacture or handling or storage or disposal of hazardous substances as specified in the Notifications of the Government of India in the Ministry of Environment and Forest No. S.O.594 (E) dated 28th July, 1989, S.O. 966 (E) dated 27th November, 1989 and GSR 1037 (E) dated 5th December, 1989, except transfer of hazardous substances from ships to port, terminals and refineries and vice versa in the port area: **[Provided that facilities for receipt and storage of petroleum products and Liquefied Natural Gas as specified in Annexure-III appended to this Notification and facilities for reclassification on Liquefied Natural Gas, may be permitted within the said Zone in areas not classified as CRZ-I (I), subject to implementation of safety regulations including guidelines issued by the Oil Industry Safety Directorate in the Government of India, Ministry of Petroleum and Natural Gas and guidelines issued by the Ministry of Environment and Forests and subject to such further terms and conditions for implementation of ameliorative and restorative measures in relation to the environment as may be stipulated by the Government of India in the Ministry of Environment and Forests;]
(iii) Setting up and expansion of fish processing units including warehousing (Excluding hatchery and natural fish drying in permitted areas); **[Provided that existing fish processing units for modernization purpose may utilize twenty five percent additional area required for additional equipment and pollution control measures only subject to existing Floor space Index Floor Area Ration norms and subject to the condition that the additional plinth area shall not be towards seaward side of existing unit and also subject to the approval of the State Pollution Control Board or Pollution Control Committee].
(iv) Setting up and expansion of units/mechanism for disposal of waste and effluents, except facilities required for discharging treated effluents into the water course with approvalunder the Water (Prevention and Control of Pollution) Act, 1974; and except for storm water drains;
(v) Discharge of untreated wastes and effluents from industries, cities or towns and other human settlements. Schemes shall be implemented by the concerned authorities for phasing out the existing practices, if any, within a reasonable time not exceeding 3 years from the date of this notification;
(vi) Dumping of city or town waste for the purposes of land filling or otherwise; the existing practice, if any, shall be phased out within a reasonable time not exceeding 3 years from the date of this Notification; (v) Dumping of ash or any wastes from thermal power stations;
(vi) Land reclamation, bunding or disturbing the natural course of sea water except those required for construction or modernization or expansion of ports, harbours, jetties, wharves, quays, slipways, bridges and sea-links and for other facilities that are essential for activities permissible under the notification or for control of coastal erosion and maintenance or clearing of water ways, channels and ports or for prevention of sand bars or for tidal regulators, storm water drains or for structures for prevention of salinity ingress and sweet water recharge: Provided that reclamation for commercial purposes such as shopping and housing complexes, hotels and entertainment activities shall not be permissible;
(vii) Mining of sands, rocks and other sub-starta materials, except exploration and extraction of Oil and Natural Gas;
(viii) Harvesting or drawl of ground water and construction of mechanisms therefore within 200 m of HTL; in the 200 m to 500 m zone it shall be permitted only when done manually through ordinary wells for drinking, horticulture, agriculture and fisheries; * [provided that withdrawal of ground water is permitted, where no other source of water is available and when done manually through ordinary wells or hand pumps, for drinking and domestic purposes, zone between 50 to 200 m from the High tide line in case of seas, bays and estuaries and within 200 m or the CRZ, whichever is less, from the High Tide Line in case of rivers, creeks, and backwaters subject to such restrictions as may be deemed necessary, in areas affected by sea water intrusion, that may be imposed by an authority designated by State Government/Union Territory Administration].
(ix) Construction activities in CRZ-I except as specified in Annexure – I of this Notification;
(x) Any construction activity between the LTL and HTL except facilities for carrying treated effluents and waste water discharges into the sea, facilities for carrying sea water for cooling purposes, oil, gas and similar pipelines and facilities essential for activities permitted under this Notification; and
(xi) Dressing or altering of sand dunes, hills, natural features including landscape changes for beautification, recreational and other such purpose, except as permissible under the Notification. Regulation of permissible Activities: All other activities, except those prohibited in para 2 above, will be regulated as under:
(1) Clearance shall be given for any activity within the Coastal Regulation Zone only if it requires water front and foreshore facilities.
(2) The following activities will require environmental clearance from the Ministry of Environment and Forests, Government of India, namely:
(i) Construction activities related to projects of Department of Atomic Energy or Defence requirements for which foreshore facilities are essential such as slipways, jetties, wharves, quays; except for classified operational components of defence projects for which a separate procedure shall be followed. (residential buildings, office buildings, hospital complexes, workshops shall not come within the definition of operational requirements except in very special cases and hence shall not normally be permitted in the CRZ;
(ii) Operational constructions for ports and harbours and light houses and constructions for activities such as jetties, wharves, quays and slipways, pipelines, conveying system including transmission lines; (ii) a Exploration and extraction of oil and natural gas and all associated activities and facilities thereto;
(iii) Thermal power plants (Only foreshore facilities for transport of raw materials facilities for in-take of cooling water and outfall for discharge of treated waste water/cooling water); and
(iv) All other activities with investment exceeding rupees five crores except those activities which are to be regulated by the concerned authorities at the State/Union Territory level in accordance with the provision of paragraph 6, sub-paragraph (2) of Annexure 1 of the notification. Procedure for monitoring and enforcement: The Ministry of Environment and Forests and the Government of State or Union Territory and such other authorities at the State or Union Territory levels, as may be designated for this purpose, shall be responsible for monitoring and enforcement of the provisions of this notification within their respective jurisdictions.
B. Coastal Area Classification and Development Regulations Classification of Coastal Regulation Zone: 6 (1) For regulating development activities, the coastal stretches within 500 meters of High Tide Line on the landward side are classified into four categories, namely: Category-I (CRZ-I):
(i) Areas that are ecologically sensitive and important, such as national parks/marine parks, sanctuaries, reserve forest, wildlife habitats, mangroves, corals/coral reefs, areas close to breeding and spawning grounds of fish and other marine life, areas of outstanding natural beauty/historical/heritage areas, areas rich in genetic diversity, area likely to be inundated due to rise in sea level consequent upon global warming and such other areas as may be declared by the Central Government of the concerned authorities at the State/Union Territory Level from time to time.
(ii) Area between the Low Tide Line and the High Tide Line.
Category – II (CRZ-II):
The areas that have been developed up to or close to the shore-line. For this purpose, “developed area” is referred to as that area within the municipal limits or in other legally designated urban areas which is already substantially built up and which has been provided with drainage and approach roads and other infrastructural facilities, such as water supply and sewage mains.
Area that are relatively undistributed and those do not belong to either Category-I or II. These will include coastal zones in the rural area (developed and undeveloped) and also areas within Municipal limits or in other legally designated urban area, which are not substantially built up. Coastal stretches in the Andaman & Nicobar, Lakshadweep and small islands, except those designated as CRZ-I, CRZ-II or CRZ-III. Norms for Regulation of Activities:
6 (2) The development or construction activity/activities in different categories of CRZ areas shall be regulated by the concerned authorities at the State/Union Territory level, in accordance with the following norms:
No new construction shall be permitted in CRZ-I except (a) Projects relating to Department of Atomic Energy and(b) Pipelines, conveying systems including transmission Lines and (c) facilities that are essential for activities permissible under CRZ-I. Between the LTL and HTL, activities as specified under paragraph 2 (ii) may be permitted. In addition, between LTL and HTL in areas which are not ecologically sensitive and important, the following may be permitted: (a) Exploration and Extraction of Natural Gas, (b) activities as specified under provision of sub-paragraph (ii) of paragraph 2, (c) Construction of dispensaries, schools public rain shelters, community toilets, bridges, roads, jetties, water supply, drainage, sewage which are required for traditional inhabitants of the Sunder-bans, Bio-sphere reserve area, West Bengal, on a case to case basis, by the West Bengal State Coastal Zone Management Authority. No new construction shall be permitted in CRZ-I except (a) Projects relating to Department of Atomic Energy and (b) Pipelines, conveying systems including transmission Lines and (c) facilities that are essential for activities permissible under CRZ-I. Between the LTL and HTL, activities as specified under paragraph 2 (ii) may be permitted. In addition, between LTL and HTL in areas which are not ecologically sensitive and important, the following may be permitted: (a) Exploration and Extraction of Natural Gas, (b) activities as specified under provision of sub-paragraph (ii) of paragraph 2, (c) Construction of dispensaries, schools public rain shelters, community toilets, bridges, roads, jetties, water supply, drainage, sewage which are required for traditional inhabitants of the Sunder-bans, Bio-sphere reserve areas, West Bengal, on a case to case basis, by the West Bengal State Coastal Zone Management Authority.
(i) ** [Buildings shall be permitted only on the landward side of the existing road (or roads approved in the Coastal Zone Management Plan of the area) or on the landward side of the existing authorized structures. Building permitted in the landward side of the existing and proposed roads/existing authorized structures shall be subject to the existing local Town and Country Planning Regulations including the existing norms of Floor Space Index/Floor Area Ratio: Provided that no permission for construction of buildings shall be given on landward side of any new roads (except roads proposed in the approved Coastal Zone Management Plan) which are constructed on the seaward side of an existing road].
(ii) Re-construction of the authorized buildings to be permitted subject to the existing FSI/FAR norms and without change in the existing use. (iii) The design and construction of buildings shall be consistent with the surrounding landscape and local architectural style.
(i) The area up to 200 meters from the HTL is to be earmarked as ‘No Development Zone’. [No construction shall be permitted within this zone except for repairs of existing authorized structures not exceeding existing FSI, existing density, and for permissible activities under the notification including facilities essential for such activities. An authority designated by the State Government/Union Territory Administration may permit construction of facilities for water supply, drainage and sewage for requirements of local inhabitants]. However, the following uses may be permissible in this zone-agriculture, horticulture, gardens, pastures, parks, play fields, forestry and salt manufacture from sea water.
(ii) Development of vacant plots between 200 and 500 meters of High Tide Line in designated areas of CRZ-III with prior approval of Ministry of Environment and Forests (MEF) permitted for construction of hotels/beach resorts for temporary occupancy of tourists/visitors subjects to the condition as stipulated in the guidelines at Annexure-II.
(iii) Construction/reconstruction of dwelling units between 200 and 500 meters of the High Tide Line permitted so long it is within the ambit of traditional rights and customary uses such as existing fishing villages and goathans. Building permission for such construction/ /reconstruction will be subject to the conditions that the total number of dwelling units shall not be more than twice the number of existing units; total covered area on all floors shall not exceed 9 meters and construction shall not be more than 2 floors (ground floor plus one floor). *[Construction is allowed for permissible activities under the notification including facilities essential for such activities. An authority designated by State Government/ Union Territory Administration may permit construction of public rain shelters, community toilets, water supply, drainage, sewage, roads and bridges. The said authority may also
permit construction of schools and dispensaries, for local inhabitants of the area, for those panchayats the major part of which falls within CRZ if no other area is available for construction of such facilities]. (iv) Reconstruction/alterations of an existing authorized building permitted subject to (i) to (iii) above.
Andaman & Nicobar Islands:
(i) No new construction of buildings shall be permitted within 200 meters of the HTL.
(ii) The buildings between 200 and 500 meters from the High Tide Line shall not have more than 2 floors (ground floor and first floor), the total covered area on all floors shall not be more than 50 percent of the plot size and the total height of construction shall not exceed 9 meters. (iii) The design and construction of buildings shall be consistent with the surrounding landscape and local architectural style.
(iv) (a) Corals from the beaches and coastal waters shall not be used for construction and other purposes.
**[(b) Sand may be used from the beaches and coastal waters, only for construction purpose up to the 30th day of September, 2000 and thereafter it shall not be used for construction and other purposes.]
(v) Dredging and underwater blasting in and around coral formations shall not be permitted; and
(vi) However, in some of the islands, coastal stretches may also be classified into categories CRZ-I or II or III with the prior approval of Ministry of Environment and Forests and in such designated stretches, the appropriate regulations given for respective Categories shall apply.
Lakshadweep and small Islands:
(i) For permitting construction of buildings the distance from the High Tide Line shall be decided depending on the size of the islands. This shall be laid down for each island, in consultation with the experts and with approval of the Ministry of Environment and Forests, keeping in view the land use requirements for specific purposes vis-a-vis local conditions including hydrological aspects erosion and ecological sensitivity;
(ii) The buildings within 500 meters from the HTL shall not have more than 2 floors (ground floor and 1st floor), the total covered area on all floors shall not be more than 50 per cent of the plot size and the total height of construction shall not exceed 9 meters;
(iii) The design and construction of buildings shall be consistent with the surroundings landscape and local architectural style;
(iv) Corals and sand from the beaches and coastal waters shall not be used for construction and other purposes;
(v) Dredging and underwater blasting in and around coral formations shall not be permitted; and
(vi) However, in some of the islands, coastal stretches may also be classified into categories CRZ-I or II or III, with the prior approval of Ministry of Environment and Forests and in such designated stretches, the appropriate regulations given for respective Categories shall apply.
C. Guidelines for Development of Beach Resorts/Hotels in the Designated areas of CRZ-III for Temporary Occupation of Tourist/Visitors, with Prior approval of the Ministry of Environment & Forests
7(1). Construction of beach resorts/hotels with prior approval of MEF in the designated areas of CRZ-III for temporary occupation of tourists/visitors shall be subject to the following conditions:
(1) The project proponents shall not undertake any construction within 200 meters in the land ward side from the High Tide Line and within the area between the Low Tide and High Tide Lines;
(ia) live fencing and barbed wire fencing with vegetative cover may be allowed around private properties subject to the condition that such fencing shall in no way hamper public access to the beach;
(ib) no flattening of sand dunes shall be carried out;
(ic) no permanent structures for sports facilities shall be permitted except construction of goal posts, net posts and lamp posts;
(id) construction of basement may be allowed subject to the condition that no objection certificate is obtained from the State Ground Water Authority to the effect that such construction will not adversely affect free flow of ground water in that area. The State Ground Water Authority shall take into consideration the guidelines issued by the Central Government before granting such no objection certificate. Explanation: Though no construction is allowed in the no development zone for the purpose of calculation of FSI, the area of entire plot including the portion which falls within the no development zone shall be taken into account.
(i) The total plot size shall not be less than 0.4 hectares and the total covered area on all floors shall not exceed 33 per cent of the plot size i.e. the FSI shall not exceed 0.33. The open area shall be suitably landscaped with appropriate vegetal cover;
(ii) The construction shall be consistent with the surrounding landscape and local architectural style;
(iii) The overall height of construction up to highest ridge of the roof, shall not exceed 9 meters and the construction shall not be more than 2 floors (ground floor plus one upper floor);
(iv) Ground water shall not be tapped within 200 m of the HTL; within the 200 meters – 500 meters zone, it can be tapped only with the concurrence of the Central/State Ground Water Board;
(v) Extraction of sand, levelling or digging of sandy stretches except for structural foundation of building swimming pool shall not be permitted within 500 meters of the High Tide Line;
(vi) The quality of treated effluents, solid wastes, emissions and noise levels, etc. from the project area must confirm to the standards laid down by the competent authorities including the Central/State Pollution Control Board and under the Environment (Protection) Act, 1986;
vii) Necessary arrangements for the treatment of the effluents and solid wastes must be made. It must be ensured that the untreated effluents and solid wastes are not discharged into the water or on the beach; and no effluents/solid waste shall be discharged on the beach;
(viii) To allow public access to the beach, at least a gap of 20 meters width shall be provided between any two hotels/beach resorts; and in no case shall gaps be less than 500 meters apart; and (ix) If the project involves diversion of forest land for non-forest purposes, clearance as required under the Forest (Conservation) Act, 1980 shall be obtained. The requirement of other Central and State laws as applicable to the project shall be met with;
(x) Approval of the State/Union Territory Tourism Department shall be obtained. 7(2). In ecologically sensitive areas (such as marine parks, mangroves, coral reefs, breeding and spawning grounds of fish, wildlife habitats and such other areas as may be notified by the Central/State Government/Union Territories) construction of beach resorts/hotels shall not be permitted.
[See paragraph 2, sub-paragraph (ii)]
List of petroleum products permitted for storage in Coastal Regulations Zone except
CRZ I – (i)
(i) Crude Oil;
(ii) Liquefied Petroleum Gas;
(iii) Motor Spirit;
(v) Aviation Fuel;
(vi) High Speed Diesel;
(vii) Lubrication Oil;
(x) Compressed Natural Gas;
(xii) Furnace Oil;
(xiii) Low Sulphur Heavy Stocks
(xiv) Liquefied Natural Gas (LNG)
Procedure for obtaining Conversion Sanad and Guidelines for Calculating Conversion Fees a. Procedure for obtaining Conversion Sanad
(a) Every person, intending to use the land for the purpose different from use specified under the Land Revenue Code, shall apply to the appropriate authority for grant of Conversion Sanad to change the use of land.
(b) The application, in the prescribed form, shall be submitted to the Deputy Collector under whose jurisdiction the area falls. The application shall be in triplicate and shall be accompanied with the following documents -
(i) Survey plan in original and three blue prints with area marked which is proposed to be converted.
(ii) Survey Form (Form B or Form I & XIV as applicable) in original and three Xerox copies duly attested by a Notary.
(iii) Copy of Ownership documents duly attested by a Notary.
(iv) Recommendation from Planning and Development Authority or Town and Country Planning Department, under whose jurisdiction the area falls, giving the following information:- (a) Zone in which the area falls and the permissible FAR.
(b) Suitability of access
(c) Calculation of area for conversion, as per drawings.
Note:- Development Permission granted by PDA or Technical Clearance granted by TCPD shall be deemed as recommendation for grant of Sanad.
(c) On receipt of the application, the Dy. Collector shall forward one copy of the application along with one set of accompanying documents to the respective Mamlatdar for his report, only in cases where there are tenants or mundcars recorded in Form I & XIV or Form B.
(d) The Mamlatdar shall carryout necessary inspections/investigations and submit his report to the Dy. Collector to confirm (a) whether or not the mundcarial or tenancy rights are fully protected (b) that the area proposed for conversion is not part of a tenanted field acquired under tenancy rights.
(e) On receipt of the report of the Mamlatdar and PDA or TCPD, the Dy. Collector shall intimate his decision to the applicant. If the request is granted, the applicant shall be advised of the fees to be paid, within a period of fifteen days.
(f) On payment of fees by the applicant, the Dy. Collector shall issue the Conversion Sanad. The Sanad shall have a minimum validity of three years to begin the work.
Notes: (1) This procedure eliminates the present step of any reference to Land Survey Department, since the extent of area to be converted is indicated in the plan submitted along with the application which shall be checked by the PDA or TCPD. The same plan shall form part of the Sanad.
(2) If required, a copy of this plan shall be endorsed to the respective Inspector of Land Survey for updating their records. B. Guidelines for Calculating Conversion fees
(a) Fees for the conversion shall be based on the zone to which the change is granted. This should be in accordance with the recommendations of the Planning and Development authority or Town and Country Planning Department in their recommendation. Sub-division of Land in residential zone shall be considered as Commercial activity and charged at rates applicable to Commercial zone.
(b) Fees shall be streamlined depending on the benefits accrued in the respective zone i.e., higher FAR areas should be charged higher fees. The Schedule of fees shall be in the following order: - C1, C2, C3, S1, S2, S3, S4, and I.
(c) (i) In case of sub-divisions of land, areas reserved as open spaces and roads due to the planning requirements shall be excluded from the chargeable areas, entire area of all plots shall be chargeable.
(ii) In case of large properties where only individual construction is undertaken, either new or extensions to existing, the area chargeable shall be the area of construction and the setback area as per planning requirements.
Additional Fire Prevention and Life Safety Requirements
This part covers the requirements of the fire protection for the multi-storied buildings (high rise buildings) and the buildings, which are of 15.00 meters and above in height and low occupancies of categories such as Assembly, Institutional, Educational (more than two storied and built-up area/floor plate of 1000 sq. m. and above), Business (where plot area exceeds 500 sq. m.), Mercantile (where aggregate covered area/floor plate exceeds 750 sq.m.), Hotel, Hospital, Nursing Homes, Underground Complexes, Industrial Storage, Meeting/Banquet Halls, Hazardous Occupancies.
2. Procedure for clearance from fire service:
(a) The Applicant shall refer the building plans to the Director, Directorate of Fire & Emergency Services for obtaining clearance in respect of building identified in Clause-1 above.
(b) The Applicant shall furnish three sets of complete building plans along with prescribed fee to the Director, Directorate of Fire & Emergency Services, after ensuring that the proposals are in line with ODP/Zoning Plan of the area.
(c) The plans shall be clearly marked and indicate the complete fire protection arrangements and the means of access/escape for the proposed building with suitable legend along with standard signs and symbols on the drawings. The same shall be duly signed/certified by a licensed Fire Consultant/Architect. The information regarding fire safety measures shall be furnished as per Annexure along with details.
(d) The Director, Directorate of Fire & Emergency Services shall examine these plans to ensure that they are in accordance with the provisions of fire safety and means of escape as per these bye-laws and shall forward two sets of plans duly signed for implementation to the building sanctioning Authority.
(e) After completion of fire fighting installations as approved and duly tested and certified by the licensed Fire Consultant/Architect, the Owner/Builder of the building shall approach the Director, Directorate of Fire & Emergency Services through the concerned Authority for obtaining clearance from fire safety and means of escape point of view. The concerned Authority shall ensure that clearance from the Director, Directorate of Fire & Emergency Services has been obtained for the building identified in Clause-1 above, before granting the completion certificate
(f) On receipt of the above request, the Director, Directorate of Fire & Emergency Services shall issue the No Objection Certificate from fire safety and means of escape point of view after satisfying himself that the entire fire protection measures are implemented and functional as per approved plans.
(g) Any deficiencies observed during the course of inspection shall be communicated to the concerned building owner/builder for rectification and a copy of the same shall be forwarded to the Authority.
3. Renewal of fire clearance:
On the basis of undertaking given by the Fire Consultant/ /Architect, the Director, Directorate of Fire & Emergency Services shall renew the fire clearance in respect of the following buildings on annual basis:-
(a) Public entertainment and assembly
(d) Under ground shopping complex
For augmentation of fire service facilities for effecting rescue/fire fighting operation in high rise building, fee payable to Director, Directorate of Fire & Emergency Services by the applicant(s) along with sets of plans for obtaining the No Objection Certificate shall be as prescribed by the Authority.
5. Fire Consultant:
The Architect of the project will be responsible for making provisions for fire protection and fire fighting measure as provided in this Chapter and for that she/he may consult an expert in this field, as in case of other professionals for structural, sanitary and others.
For the purpose of this Chapter all the technical terms shall have the meaning as defined in National Building Code of India 2005, Part-IV, Fire & Life Saftey as amended from time to time but for the terms which are defined otherwise in these Regulations.
The Director, Directorate of Fire & Emergency Services may insist on suitable provisions in the building from fire safety and means of escape point of view depending on the occupancy, height or on account of new developments creating special fire hazard, in addition to the provision of these Regulations and part IV-Fire & Life Saftey of National Building Code of India 2005 as amended from time to time.
8. Means of access: As provided in these Regulations.
8.1. Provision of Exterior set-backs around the Building: As provided in these Regulations.
9. Exit Requirement: As provided in these Regulations.
10. Fire Escapes or External Stairs:
(a) Fire escape shall not be taken into account while calculating the number of staircases for a building.
(b) All fire escapes shall be directly connected to the ground.
(c) Entrance to the fire escape shall be separate and remote from internal staircase.
(d) The route to fire escape shall be free of obstructions at all times except the doorway leading to the fire escape which shall have the required fire resistance.
(e) Fire escape shall be constructed of non-combustible materials.
(f) Fire escape stairs shall have straight flight not less than 125 cm. wide with 25 cm. treads and risers not more than 19 cm.
(g) Handrails shall be at a height not less than 100 cm.
(h) Fire escape staircase in the mercantile, business, assembly, hotel buildings above 24 m. height shall be a fire tower and in such a case width of the same shall not be less than the width of the main staircase. No combustible material shall be allowed in the fire tower.
11. Spiral Stairs:
(a) The use of spiral staircase shall be limited to low occupant load and to a building height 9 m. (b) A spiral stair shall not be less than 150 cm. in diameter and shall be designed to give the adequate headroom.
12. Staircase Enclosures:
a) The external enclosing walls of the staircase shall be of the brick or the R.C.C. construction having fire resistance of not less than two hours. All enclosed staircases shall have access through self-closing door of one-hour fire resistance. These shall be single swing doors opening in the direction of the escape. The door shall be fitted with the check action door closers.
(b) The staircase enclosures on the external wall of the building shall be ventilated to the atmosphere at each landing.
(c) Permanent vent at the top equal to the 5% of the cross sectional area of the enclosure and openable sashes at each floor level with area equal to 1 to 15% of the cross sectional area of the enclosure on external shall be provided. The roof of the shaft shall be at least 1 m. above the surrounding roof. There shall be no glazing or the glass bricks in any internal closing wall of staircase. If the staircase is in the core of the building and cannot be ventilated at each landing, a positive of 5-mm. w.g. by an electrically operated blower/blowers shall be maintained.
(d) The mechanism for pressurizing the staircase shaft shall be so installed that the same shall operate automatically on fire alarm system/sprinkler system and be provided with manual operation facilities.
(a) Ramps of slope of not more than 1 in 10 may be substituted for and shall comply with all the applicable requirements of all required stairways as to enclosure capacity and limiting dimensions. Larger slopes shall be provided for special uses but in no case greater than 1 in 8. For all slopes exceeding 1 in 10 and where the use is such as to involve danger of slipping, the ramp shall be surfaced with approved non-slipping material.
(b) The minimum width of the ramps in the Hospitals shall be 2.4 m. and in the basement using car parking shall be 6.0 m.
(c) Handrails shall be provided on both sides of the ramp.
(d) Ramp shall lead directly to outside open space at ground level or courtyards of safe place.
(e) For building above 24.0 m. in height, access to ramps from any floor of the building shall be through smoke fire check door.
(f) In case of nursing homes, hospitals etc. area exceeding 300 sq. m. at each floor one of the exit facility shall be a ramp of not less than 2.4 m. in width.
14. Provision of Lifts:
(a) Provision of the lifts shall be made for all multi-storeyed building having a height of 15.0 m. and above.
(b) All the floors shall be accessible for 24 hrs. by the lift. The lift provided in the buildings shall not be considered as a means of escape in case of emergency. (c) Grounding switch at ground floor level to enable the fire service to ground the lift car in case of emergency shall also be provided.
(d) The lift machine room shall be separate and no other machinery be installed in it.
15. Lift Enclosures/Lift:
General Requirements shall be as follows:
(a) Walls of lift enclosures shall have a fire rating of two hours. Lift shafts shall have a vent at the top of area not less than 0.2 sq. m.
(b) Lift motor room shall be located preferably on top of the shaft and separated from the shaft by the floor of the room.
(c) Landing door in lift enclosures shall have a fire resistance of not less than one hour.
(d) The number of lifts in one lift bank shall not exceed four. A wall of two hours fire rating shall separate individual shafts in a bank.
(e) Lift car door shall have a fire resistance rating of 1 hour.
(f) For buildings 15.0 m. and above in height, collapsible gates shall not be permitted for lifts and solid doors with fire resistance of at least one hour shall be provided. (g) If the lift shaft and lobby is in the core of the building a positive pressure between 25 and 30 pa shall be maintained in the lobby and a possible pressure of 50 pa shall be maintained in the lift shaft. The mechanism for the pressurization shall act automatically with the fire alarm/sprinkler system and it shall be possible to operate this mechanically also.
(h) Exit from the lift lobby, if located in the core of the building, shall be through a self-closing fire smoke check door of one-hour fire resistance.
(i) Lift shall not normally communicate with the basement. If however, lifts are in communication, the lift lobby of the basement shall be pressurized as in (g) with self closing door as in (h).
(j) Grounding switch (es), at ground floor level shall be provided to enable the fire service to ground the lifts.
(k) Telephone/talk back communication facilities may be provided in lift cars for communication system and lifts shall be connected to the fire control room of the building.
(l) Suitable arrangements such as providing slope in the floor of the lift lobby shall be made to prevent water used during fire fighting, etc. at any landing from entering the lift shafts.
(m) A sign shall be posted and maintained on every floor at or near the lift indicating that in case of fire, occupants shall use the stairs unless instructed otherwise. The sign shall also contain a plan for each floor showing the location of the stairways. Floor marking shall be done at each floor on the wall in front of the lift-landing door.
(n) Alternate power supply shall be provided in all the lifts.
16. Fire Lift:
Following details shall apply for a fire lift in addition to above requirements:
(a) To enable fire service personnel to reach the upper floors with the minimum delay, one or more of the lifts shall be so designed so as to be available for the exclusive use of the fireman in an emergency and be directly accessible to every dwelling/let able floor space on each floor.
(b) The lift shall have a floor area of not less than 1.4 sq. mt. It shall have a loading capacity of not less than 545 kg. (8 persons lift) with automatic closing doors.
(c) The electric supply shall be on a separate service from electric supply mains in a building and the cables run in a route safe from fire that is within a lift shaft. Lights and fans in the elevator having wooden paneling or sheet steel construction shall be operated on 24-volt supply.
(d) In case of failure of normal electric supply, it shall automatically switchover to the alternate supply. For apartment houses, this changeover of supply could be done through manually operated changeover switch. Alternatively, the lift should be so wired that in case of power failure, it comes down at the ground level and comes to stand still with door open.
(e) The operation of a fire lift shall by a single toggle of two-button switch situated in a glassfronted box adjacent to the lift at the entrance level. When the switch is on landing; call points will become inoperative and the lift will be on car control only or on a priority control device. When the switch is off, the lift will return to normal working. This lift can be used by the occupants in normal times.
(f) The words “FIRE LIFT” shall be conspicuously displayed in fluorescent paint on the lift landing doors at each floor level.
(g) The speed of the fire lift shall be such that it can reach to the top floor from ground level within one minute.
17. Basement: As provided under Annexure-VI at 27.VI.
(a) The access to the basement shall be either from the main or alternate staircase providing access and exit from higher floors. Where the staircase is continue the same shall be enclosed type serving as a fire separation from the basement floor and higher floors. Open ramps shall be permitted if they are constructed within the building line subject to the provision of the sub-clause (d) above.
(b) In case of basement for office, sufficient number of exit ways and access ways shall be provided with a travel distance not more than 15.0 m. The travel distance in case of dead-end shall be 7.5 m.
(c) The basement shall be partitioned and in no case compartment shall be more than 500 sq. m. and less than 50 sq. m. area except parking. Each compartment shall have ventilation standards as laid down in Regulations separately and independently. The partition shall be made in consultation with the Director, Directorate of Fire & Emergency Services.
(d) The first basement (immediately below ground level) can be used for services/parking/other permissible services. Lower basement, if provided, shall exclusively be used for car parking only.
(e) Each basement shall be separately ventilated. Vents with cross-sectional area (aggregate) not less than 2.5 percent of the floor area spread evenly round the perimeter of the basement shall be provided in the form of grills or breakable starboard lights or pavement lights or by way of shafts. Alternatively a system of air inlets shall be provided at basement floor level and smoke outlets at basement ceiling level. Inlets and extracts may be terminated at ground level with starboard or pavement lights as before. But ducts to convey fresh air to the basement floor level have to be laid. Starboard and pavement lights should be in positions easily accessible to the firemen and clearly marked “SMOKE OUTLET” or AIR INLET” with an indication of area served at or near the opening.
(f) The staircase of basement shall be of enclosed type having fire resistance of not less than two hours and shall be situated at the periphery of the basement to be entered at ground level only from the open air and in such positions that smoke from any fire in the basement shall not obstruct any exit serving the ground and upper storeys of the building and shall communicate with basement through a lobby provided with fire resisting self closing door of one hour rating. In case of basement being used as car parking only, the travel distance shall be 45 m.
(g) In multi-storeyed basements, intake duct may serve all basements levels, but each basement and basement compartment shall have separate smoke outlet duct or ducts. Mechanical extractors for smoke venting system from lower basement levels shall also be provided. The system shall be of such design as to operate on actuation of smoke, heat sensitive detectors/sprinklers, if installed, and shall have a considerably superior performance compared to the standard units. It shall also have an arrangement to start it manually.
(h) Mechanical extractors shall have an internal locking arrangement so that extractors shall continue to operate and supply fans shall stop automatically with the actuation of fire detectors. Mechanical extractors shall be designed to permit 30 air changes per hour in case of fire or distress call. However, for normal operation, only 30 air changes or any other convenient factor can be maintained.
(i) Mechanical extractors shall have an alternate source of power supply.
(j) Ventilating ducts shall be integrated with the structure and made out of brick masonry or RCC as far as possible and when this duct crosses the transformer area of electrical switchboard, fire dampers shall be provided.
(k) Kitchens working on gas fuel shall not be permitted in basement/sub-basement. (l) If cutouts are provided from basement to the upper floors or to the atmosphere, all side cutout openings in the basements shall be protected by sprinkler heads at closed spacing so as to form a water curtain in the event of a fire. (m) Dewatering pump shall be provided in all basements.
18. Provision of Helipad:
All high-rise buildings 50 meters and above shall have provision for a Helipad on the terrace. The same shall be approved by the Authority.
19. Service Ducts/Refuge Chute:
(a) Service duct shall be enclosed by walls and door, if any, of 2 hours fire rating. If ducts are larger than 10 sq. m. the floor should seal them, but provide suitable opening for the pipes to pass through, with the gaps sealed.
(b) A vent opening at the top of the service shaft shall be provided between one-fourth and one-half of the area of the shaft. Refuge chutes shall have an outlet at least of wall of non-combustible material with fire resistance of not less than two hours. They shall not be located within the staircase enclosure or service shafts or air-conditioning shafts. Inspection panel and door shall be tight fitting with 1 hour fire resistance; the chutes should be as far away as possible from exits.
(c) Refuge chutes shall not be provided in staircase walls and A/C shafts etc.
20. Electrical Services:
Electrical Services shall conform to the following:
(a) The electric distribution cables/wiring shall be laid in a separate duct shall be sealed at every floor with non-combustible material having the same fire resistance as that of the duct. Low and medium voltage wiring running in shaft and in false ceiling shall run in separate conduits.
(b) Water mains, telephone wires, inter-com lines, gas pipes or any other service lines shall not be laid in ducts for electric cables.
(c) Separate conduits for water pumps, lifts, staircases and corridor lighting and blowers for pressuring system shall be directly from the main switch panel and these circuits shall be laid in separate conduit pipes, so that fire in one circuit will not affect the others. Master switches controlling essential service circuits shall be clearly labelled.
(d) The inspection panel doors and any other opening in the shaft shall be provided with airtight fire doors having fire resistance of not less than 1 hour.
e) Medium and low voltage wiring running in shafts, and within false ceiling shall run in metal conduits. Any 230 voltage wiring for lighting or other services, above false ceiling should have 660V grade insulation. The false ceiling including all fixtures used for its suspension shall be of non-combustible material.
(f) An independent and well-ventilated service room shall be provided on the ground floor with direct access from outside or from the corridor for the purpose of termination of electrical supply from the licenses service and alternative supply cables. The doors provided for the service room shall have fire resistance of not less than 1 hour.
(g) MCB and ELCB shall be provided for electrical circuit.
21. Staircase and Corridor Lights:
The staircase and corridor lighting shall be on separate circuits and shall be independently connected so that it could be operated by one switch installation on the ground floor easily accessible to fire fighting staff at any time irrespective of the position of the individual control of the light points, if any. It should be of miniature circuit breaker type of switch so as to avoid replacement of fuse in case of crisis
(a) Staircase and corridor lighting shall also be connected to alternate source of power supply.
(b) Suitable arrangement shall be made by installing double throw switches to ensure that the lighting installed in the staircase and the corridor does not get connected to two sources of supply simultaneously. Double throw switch shall be installed in the service room for terminating the stand by supply.
(c) Emergency lights shall be provided in the staircase and corridor.
(a) Air-conditioning system should be installed and maintained so as to minimize the danger of spread of fire, smoke or fumes thereby from one floor of fire area to another or from outside into any occupied building or structure.
(b) Air-conditioning systems circulating air to more than one floor area should be provided with dampers designed to close automatically in case of fire and thereby prevent spread of fire or smoke. Such a system should also be provided with automatic controls to stop fans in case of fire, unless arranged to remove smoke from a fire, in which case these should be designed to remain in operation. (c) Air-conditioning system serving large places of assembly (over one thousand persons), large departmental stores, or hostels with over 100 rooms in a single block should be provided with effective means for preventing circulation of smoke through the system in the case of fire in air filters or from other sources drawn into the system even though there is insufficient heat to actuate heat smoke sensitive devices controlling fans or dampers. Such means shall consist of approved effective smoke sensitive controls.
22.1. Air-Conditioning should conform to the following:-
(a) Escape routes like staircase, common corridors, lift lobbies; etc should not be used as return air passage.
(b) The ducting should be constructed of metal in accordance with IS 655:1963.
(c) Wherever the ducts pass through fire walls or floor, the opening around the ducts should be sealed with fire resisting material of same rating as of walls/floors.
(d) Metallic ducts should be used even for the return air instead of space above the false ceiling.
(e) The material used for insulating the duct system (inside or outside) should be of flame resistant (IS 4355:1977) and non-conductor of heat.
(f) Area more than 750 sq. m. on individual floor should be segregated by a firewall and automatic fire dampers for isolation should be provided.
(g) In case of more than one floor, arrangement by way of automatic fire dampers for isolating the ducting at every floor from the floor should be made. Where plenums used for return air passage, ceiling and its features and air filters of the air handling units, these should be flame resistant. Inspection panels should be provided in the main trenching. No combustible material should be fixed nearer than 15 cm. to any duct unless such ducting is properly enclosed and protected with flame resistant material.
(h) In case of buildings more than 24 m. in height, in non-ventilated lobbies, corridors, smoke extraction shaft should be provided.
23. Fire Dampers:
(a) These shall be located in air ducts and return air ducts/passages at the following points:
(i) At the fire separation wall.
(ii) Where ducts/passages enter the central vertical shaft.
(iii) Where the ducts pass through floors.
(iv) At the inlet of supply air duct and the return air duct of each compartment on every floor .
(b) The dampers shall operate automatically and shall simultaneously switch off the airhandling fans. Manual operation facilities shall also be provided. Note: For blowers, where extraction system and dust accumulators are used, dampers shall be provided.
(c) Fire/smoke dampers (for smoke extraction shafts) for building more than 24 m. in height. For apartment houses in non-ventilated lobbies/corridor operated by detection system and manual control sprinkler system. For other buildings on operation of smoke/ heat detection system and manual control/sprinkler system.
(d) Automatic fire dampers shall be so arranged so as to close by gravity in the direction of air movement and to remain tightly closed on operation of a fusible link.
24. Boiler Room:
Provisions of boiler and boiler rooms shall conform to Indian Boiler Act. Further, the following additional aspects may be taken into account in the location of boiler/boiler room.
(a) The boiler shall not be allowed in sub-basement, but may be allowed in the basement away from the escape routes.
(b) The boilers shall be installed in a fire resisting room of 4 hours fire resistance rating, and this room shall be situated on the periphery of the basement. Catch pits shall be provided at the low level. (c) Entry to this room shall be provided with a composite door of 2 hours fire resistance.
d) The boiler room shall be provided with fresh air inlets and smoke exhaust directly to the atmosphere.
(e) The furnace oil tank for the boiler if located in the adjoining room shall be separated by fire resisting wall of 4 hours rating. The entrance to this room shall be provided with double composite doors. A curb of suitable height shall be provided at the entrance in order to prevent the flow of oil into boiler room in case of tank rupture.
(f) Foam inlets shall be provided on the external walls of the building near the ground level to enable the fire services to use foam in case of fire.
25. Alternate source of electric supply:
A stand by electric generator shall be installed to supply power to staircase and corridor lighting circuits, lifts detection system, fire pumps, pressurization fans and blowers, P.A system, exit sign, smoke extraction system, in case of failure of normal electric supply. The generator shall be capable of taking starting current of all the machines and circuits stated above simultaneously. If the standby pump is driven by diesel engine, the generator supply need not be connected to the standby pump. The generator shall be automatic in operation.
26. Safety Measures in Electric Sub-Station:
a) Clear independent approach to the sub-station from outside the building shall be made available round the clock.
(b) The approaches/corridors to the sub-station area shall be kept clear for movement of men and material at all times.
(c) The sub-station space is required to be provided with proper internal lighting arrangements.
(d) In addition to natural ventilation proper ventilation to the sub-station area is to be provided by grill shutters and exhaust fans at suitable places so as to discharge all smoke from the sub-station without delay in case of fire so that sub-station operations can be carried out expeditiously.
(e) Cable trenches of 0.6 m. X 0.6 m. dummy floor of 0.6 mt. depth shall be provided to facilitate laying of cable inside the building for connecting to the equipment.
(f) Steel shutters of 8’ X 8’ with suitable grills shall be provided for transformers and substation room.
(g) The floor of the sub-station should be capable of carrying 10 tons of transformer weight on wheels.
(h) Built up sub-station space is to be provided free of cost. (i) Sub-station space should be clear from any water, sewer, air conditioning, and gas pipe or telephone services. No other service should pass through the sub-station space or the cable trenches.
(j) Proper ramp with suitable slope may be provided for loading and unloading of the equipment and proper approach will be provided.
(k) RCC pipes at suitable places as required will be provided for the cable entries to the sub-station space and making suitable arrangement for non-ingress of water through these pipes.
(l) The sub-station space is to be provided in the approved/sanctioned covered area of the building.
(m) Any other alteration/modification required while erection of the equipment will be made by the owner/builder at site as per requirement.
(n) Adequate arrangement for fixing chain pulley block above the fixing be available for load of 15 tons. (o) Provision shall be kept for the sumps so as to accommodate complete volume of transformer oil, which can spillover in the event of explosion of the transformer in the basement of the building. Sufficient arrangement should exist to avoid fire in the substation building from spread of the oil from the sumps.
(p) Arrangement should be made for the provision of fire retardant cables so as to avoid chances of spread of fire in the sub-station building.
(q) Sufficient pumping arrangement should exist for pumping the water out, in case of fire so as to ensure minimum loss to the switchgear and transformer.
(r) No combustible material should be stacked inside the sub-station premises or in the vicinity to avoid chances of fire.
(s) It should be made mandatory that the promoters of the multi-storeyed building should get sub-station premises inspected once a year to get their license revalidated for the provision of electric supply from Electricity Board so that suitable action can be taken against the owner/builder in case of non-implementation of these Regulations.
(t) The sub-station can be located in the first basement and cannot be located below the first basement and above the ground floor.
(u) The sub-station space should be totally segregated from the other areas of the basement by fire resisting wall. The ramp should have a slope of 1:10 with entry from ground level. The entire sub-station space including the entrance at ground floor be handed over to the licensee of electricity free of cost and rent.
(v) The sub-station area shall have a clear height of 12 feet (3.65 m.) below beams. Further the sub-station area will have level above the rest of basement level by 2 feet.
(w) It is to be ensured that the sub-station area is free of seepage/leakage of water.
(x) The licensee of electricity will have the power to disconnect the supply of the building in case of violation of any of the above points.
(y) Electric sub-station enclosure must be completely segregated with 4 hours fire rating wall from remaining part of basement.
(z) The sub-station should be located on periphery/sub basement and not above ground floor.
(aa) Additional exit shall be provided if travel distance from farthest corner to ramp is more than l5 m.
(bb) Perfect independent vent system 30 air changes per hour linked with detection as well as automatic high velocity water spray system shall be provided.
(cc) All the transformers shall be protected with high velocity water spray system/Nitrogen Injection System Carbon Dioxide total flooding system in case of oil filled transformer. In addition to this, manual control of auto high velocity spray system for individual transformers shall be located outside the building at ground floor.
(dd) Suitable arrangement for pump house, water storage tanks with main electrical pump and a diesel-operated pump shall be made if no such arrangement is provided in the building. In case the water pumping facilities are existing in the building for sprinkler system, the same should however be utilized for high velocity water spray system. Alternatively automatic CO2 total flooding system shall be provided with manual controls outside the electric sub-station.
(ee) System shall have facility to give an audio alarm in the basement as well as at the control room.
(ff) Fire control room shall be manned round the clock.
(gg) The electric sub-station shall have electric supply from alternate source for operation of vent system lighting arrangements.
hh) Cable trenches shall be filled with sand. (ii) Party walls shall be provided between two transformers as per the rules.
(jj) Electric control panels shall be segregated.
(kk) Exits from basement electric sub-station shall have self-closing fire smoke check doors of 2-hours fire rating near entry to ramp.
(ll) All openings to lower basement or to ground floor shall be sealed properly.
(mm) Yearly inspection shall be carried out by electrical load sanctioning authority.
(nn) Ramp to be designed in a manner that in case of fire no smoke should enter the main building.
(oo) Electric sub-station transformer shall have clearance on all sides as per BBL/relevant electric rules.
(pp) Other facility will be as per these Regulations and relevant electric rules.
qq) Rising electrical mains shall consist of metal bus bars suitably protected from safety point of view.
(rr) Oil less transformer shall be preferred.
27. Fire Protection Requirements:
Buildings shall be planned, designed and constructed to ensure fire safety and this shall be done in accordance with Part IV - Fire & Life Safety of National Building Code of India 2005 as amended from time to time, unless otherwise specified in these Regulations. In the case of buildings identified in Clause-1 of this Annexure-III, the building schemes shall also be cleared by the Director, Directorate of Fire & Emergency Services.
28. First Aid/Fixed Fire Fighting/Fire Detection Systems and other facilities:
Provision of fire safety arrangement for different occupancy from Sr. No. 1 to 23 as indicated below shall be as per the National Building Code of India Part-4 Fire & Life Safety.
2. Wet Riser
3. Down Comer
4. Hose Reel
5. Automatic Sprinkler System
6. Yard Hydrant
7. U.G. Tank with Draw off Connection
8. Terrace Tanks
9. Fire Pump
10. Terrace Pump
11. First Aid Fire Fighting Appliances
12. Auto Detection System
13. Manual operated Electrical Fire Alarm System
14. P. A. system with talk back facility
15. Emergency Light
16. Auto D.G. Set
17. Illuminated Exit Sign
18. Means of Escape
21. Fire Man Switch in Lift
22. Hose Boxes with Delivery Hoses and Branch
23. Pipes Refuge Area.
Note: (1) Where more than one riser is required because of large floor area, the quantity of water and pump capacity recommended in these Annexure should be finalized in consultation with Director, Directorate of Fire & Emergency Services.
(2) The above quantities of water shall be exclusively for fire fighting and shall not be utilized for domestic or other use.
(3) A facility to boost up water pressure in the riser directly from the mobile pump shall be provided in the wet riser, down comer system with suitable fire service inlets (collecting head) with 2 to 4 numbers of 63 mm. inlets for 100-200 mm. dia main, with check valve and a gate valve.
(4) Internal diameter of rubber hose for reel shall be minimum 20 mm. A shut off branch with nozzle of 5 mm. size shall be provided.
(5) Fire pumps shall have positive suctions. The pump house shall be adequately ventilated by using normal/mechanical means. A clear space of 1.0 m. shall be kept in between the pumps and enclosure for easy movement/maintenance. Proper testing facilities and control panel etc. shall be provided.
(6) Unless otherwise specified in these Regulations, the fire fighting equipments/installation shall conform to relevant Indian Standard Specification.
(7) In case of mixed occupancy, the fire fighting arrangement shall be made as per the highest class of occupancy.
(8) Requirement of water based first aid fire extinguishers shall be reduced to half if hose reel is provided in the building.
29. Static Water Storage Tank:
(a) A satisfactory supply of water exclusively for the purpose of fire fighting shall always be available in the form of underground static storage tank with capacity specified in National Building Code of India Part-4, with arrangements of replenishment by town’s main or alternative source of supply @ 1000 liters per minute. The static storage water supply required for the above mentioned purpose should entirely be accessible to the fire tenders of the local fire service. Provision of suitable number of manholes shall be made available for inspection repairs and insertion of suction hose etc. The covering slab shall be able to withstand the vehicular load of 45 tonnes in case of high rise and 22 tonnes in case of low rise buildings. A draw off connection shall be provided. The slab need not strengthened if the static tank is not located in mandatory set-back area.
(b) To prevent stagnation of water in the static water tank the suction tank of the domestic water supply shall be fed only through an over flow arrangement to maintain the level therein at the minimum specified capacity.
(c) The static water storage tank shall be provided with a fire brigade collecting branching with 4 Nos. 63 mm. dia. instantaneous male inlets arranged in a valve box with a suitable fixed pipe not less than 15 cm. dia. to discharge water into the tank. This arrangement is not required where down comer is provided.
30. Automatic Sprinklers:
Automatic sprinkler system shall be installed in the following buildings:
(a) All buildings of 24 m. and above in height, except group housing and 45 m. and above in case of apartment/group housing society building.
(b) Hotels below l5 m. in height and above 1000 sq. m. built up area at each floor and or if basement is existing.
(c) All hotels, mercantile, and institutional buildings of 15 m. and above.
(d) Mercantile building having basement more than one floor but below 15 m. (floor area not exceeding 750 sq. m.)
(e) Underground Shopping Complex.
(f) Underground car/scooter parking/enclosed car parking.
(g) Basement area 200 sq. m. and above.
(h) Any special hazards where the Chief Fire Officer considers it necessary.
(i) For buildings upto 24 m. in height where automatic sprinkler system is not mandatory as per these Regulations, if provided with sprinkler installation following relaxation may be considered. (i) Automatic heat/smoke detection system and M.C.P. need not be insisted upon.
(ii) The number of Fire Extinguisher required shall be reduced by half.
31. Fixed Carbon-dioxide/Foam/DCO Water Spray Extinguishing System:
Fixed extinguishing installations shall be provided as per the relevant specifications in the premises where use of above extinguishing media is considered necessary by the Director, Directorate of Fire & Emergency Services.
32. Fire Alarm System:
All buildings above 15.00 meters in height shall be equipped with fire alarm system, and also residential buildings (Dwelling House, Boarding House and Hostels) above 24 meters height.
(a) All residential buildings like dwelling houses (including flats), boarding houses and hostels shall be equipped with manually operated electrical fire alarm system with one or more call boxes located at each floor. The location of the call boxes shall be decided after taking into consideration their floor without having to travel more than 22.5 m.
(b) The call boxes shall be of the break glass type without any moving parts, where the call is transmitted automatically to the control room without any other action on the part of the person operating the call boxes.
(c) All call boxes shall be wired in a closed circuit to a control panel in a control room, located as per National Building Code of India Part-4, so that the floor number from where the call box is actuated is clearly indicated on the control panel. The circuit shall also include one or more batteries with a capacity of 48 hours normal working at full load. The battery shall be arranged to be a continuously trickle charged from the electric mains.
(d) The call boxes shall be arranged to sound one or more sounders so as to ensure that all occupants of the floor shall be warned whenever any call box is actuated.
(e) The call boxes shall be so installed that they do not obstruct the exit ways and yet their location can easily be noticed from either direction. The base of the call box shall be at a height of 1.50 meters from the floor level.
(f) All buildings other than as indicated above shall, in addition to the manually operated electrical fire alarm system, be equipped with an automatic fire alarm system.
(g) Automatic detection system shall be installed in accordance with the relevant standard specifications. In buildings where automatic sprinkler system is provided, the automatic detection system may not be insisted upon unless decided otherwise by the Director, Directorate of Fire & Emergency Services.
Note: Several type of fire detectors are available in the market but the application of each type is limited and has to be carefully considered in relation to the type of risk and the structural features of the building where they are to be installed.
33. Control Room:
There shall be a control room on the entrance floor of the building with communication system (suitable public address system) to all floors and facilities for receiving the message from different floors. Details of all floor plans along with the details of fire fighting equipment and installation shall be maintained in the Control Room. The Control Room shall also have facility to detect the fire on any floor through indicator boards connecting fire detection and alarm system on all floors. The staff in charge of the Control Room shall be responsible for the maintenance of the various services and fire fighting equipment and installation. The Control Room shall be manned round the clock by trained fire fighting staff.
34. Fire Drills and Fire Orders:
The guidelines for fire drill and evacuation etc. for high-rise building may be seen in National Building Code 2005 Part 4 – Fire & Life Safety. All such building shall prepare the fire orders duly approved by the Director, Directorate of Fire & Emergency Services.
35. A qualified fire officer and trained staff shall be appointed for the following buildings:
(a) All high rise buildings above 30.00 meters in height where covered area of one floor exceeds 1000.00 square meters, except apartments/group housing.
(b) All hotels, identified under classification five star and above category by Tourism Department and all hotels above 15.00 meters in height with 150 rooms capacity or more without star category.
(c) All hospital building of 15.00 meters in height and above or having number of beds exceeding 100.
(d) Underground shopping complex where covered area exceeds 1000.00 square meters.
(e) All high hazard industries.
(f) Any other risk which Director, Directorate of Fire & Emergency Services considers necessary
36. The lightening protection warning light (red) for high-rise buildings shall be provided in accordance with the relevant standard. The same shall be checked by Electricity Department.
37. Material used for construction of building:
(a) The combustible/flammable material shall not be used for partitioning, wall panelling, false ceiling etc. Any material giving out toxic gases/smoke if involved in the fire shall not be used for partitioning of a floor or wall panelling or a false ceiling etc. The surface frames spread of the lining material shall conform to Class-I of the standard specification. The framework of the entire false ceiling would be provided with metallic sections and no wooden framework shall be allowed for panelling/false ceiling.
(b) Construction features/elements of structures shall conform to National Building Code 2005 as amended from time to time and BIS code.
The use of LPG shall not be permitted in the high-rise building except residential/hotel/ /hostel/kitchen/pantry (if any) and shall be located at the periphery of the building on the ground level.
A high standard of housekeeping must be insisted upon by all concerned. There must be no laxity in this respect. It must be borne in mind that fire safety is dependent to a large extent upon good housekeeping.
40. Good Housekeeping includes the following:
(a) Maintaining the entire premises in neat and clean condition.
(b) Ensuring that rubbish and combustible material are not thrown about or allowed to accumulate, even in small quantity, in any portion of the building. Particular attention must be paid to corners and places hidden from view. (c) Providing metal receptacles/waste paper basket (of non-combustible material) at suitable locations for disposal of waste. Separate receptacles must be provided for disposal of cotton rags/waste, wherever it is generated, these must under no circumstances be left lying around in any portion of the building.
(d) Ensuring that receptacles for waste are emptied at regular intervals and the waste removed immediately for safe disposal outside the building.
(e) Ensuring that all doors/fixtures are maintained in good repairs, particular attention must be paid to self-closing fire smoke check doors and automatic fire/doors/rolling shutters.
(f) Ensuring that self-closing fire/smoke check doors close properly and that the doors are not wedged open.
(g) Ensuring that the entire structure of the building is maintained in good repairs.
(h) Ensuring that all electrical and mechanical service equipments are maintained in good working condition at all times.
(i) Ensuring that Cars/Scooters etc. are parked systematically in neat rows. It is advisable to mark parking lines on the ground in the parking areas near the building and in the parking area on ground floor and in basement(s); as applicable, inside the building. A parking attendant must ensure that vehicles are parked in an orderly manner and that the vehicles do not encroach upon the open space surrounding the building.
41. Smoking Restrictions:
(a) Smoking shall be prohibited throughout the basement(s) and in all areas where there is a profusion of combustible materials. Easily readable “NO SMOKING” signs must be conspicuously posted at locations where they can catch the eye. Each sign must also include a pictograph. The sign may also be illuminated.
(b) In all places where smoking is permitted ashtrays, half filled with water, must be placed on each table/at each other suitable locations for safe disposal of spent smoking material. The design of the ashtrays must be such that they cannot easily topple over. If, for any reason, this is not practicable a minimum of one metal bucket or other noncombustible container half filled with water must be provided in each compartment for disposal of spent smoking materials.
42. Limiting the Occupant Loan in Parking and other areas of basement(s):
Where parking facility is provided in the basement(s) no person other than the floor-parking attendant may be allowed to enter and remain in the parking areas except for parking and removal of cars/scooters. Regular offices must not be maintained in the storage/parking area in the basement(s). The stores/go-downs must be opened for the limited purpose of keeping or removing stores. No person other than those on duty may be permitted in the air-conditioning plant room(s), HL/LT switch room, transformer compartment, control room pump-house, generator room, stores and records etc.
43. Fire Prevention:
In addition to the measures recommended above, the following fire prevention measures must be implemented when the building is in occupation.
(a) Storage of flammable substances, such as diesel oil, gasoline, motor oils, etc. must not be allowed anywhere within the building. The only exception to this rule may be:
(i) Storage of diesel oil in a properly installed tank in a fire-resisting compartment in the generator room;
(ii) Diesel oil, gasoline, motor oil etc., filled in the vehicle tanks.
(b) Preparation of tea and warming of food must be prohibited throughout the building. (c) Where heaters are used during winters, the following precautions must be taken. (i) All heaters, except convector heaters, must be fitted with guards. (ii) Heaters must not be placed in direct contact with or too close to any combustible material. (iii) Heaters must be kept away from curtains to ensure that the latter do not blow over the heater accidentally. (iv) Heaters must not be left unattended while they are switched on.
(v) Defective heaters must be immediately removed from service until they have been repaired and tested for satisfactory performance.
(vi) Use of heaters must be prohibited in the entire basement, fire control room and in all weather maker rooms throughout the building. Also in all places where there is profusion of combustible flammable materials.
(d) Use of candles or other naked light flame must be forbidden throughout the building, except in the offices (for sealing letters only) and kitchen. When candles/spirit lamps are used for sealing letters/packets, extreme care must be take to ensure that paper do not come in direct contact with the naked flame and the candle/spirit lamp does not topple over accidentally while still lighted. All candles/spirit lamps kitchen fires must be extinguished when no longer required.
(e) Fluorescent lights must not be directly above the open file racks in offices/record rooms. Where this is unavoidable, such lights must be switched on only for as long as they are needed.
(f) Filling up of old furniture and other combustible materials such as scrap paper, rags, etc., must not be permitted anywhere in the building. These must be promptly removed from the building.
(g) More than one portable electrical appliance must not be connected to any single electrical outlet.
(h) Used stencils, ink smeared combustible materials and empty ink tubes must not be allowed to accumulate in rooms/compartments where cyclostyling is done. These must be removed and disposed off regularly.
(i) All shutters/doors of main switch panels and compartments/shafts for electrical cables must be kept locked.
(j) Aisles in record rooms and stores must have a clear uniform width of not less than 1.0 m. Racks must not be placed directly against the wall/partition.
(k) In record rooms, offices and stores, a clear space of not less than 30 cm. must be maintained between the top-most stack of stores/records and the lighting fittings whichever is lower
(l) A similar clearance, and at (k) above must be maintained from fire detectors. (m) Fire detectors must not be painted under any circumstances and must also be kept free from lime/distemper.
(n) Records must not be piled/dumped on the floor.
(o) Welding or use of blow torch shall not be permitted inside the building, except when it is done under strict supervision and in full conformity with the requirements laid down in IS: 3016-1966 code of practice for fire precautions in welding and cutting operation.
(p) Printing ink/oil must not be allowed to remain on the floor, the floor must be maintained in a clean condition at all times.
44. Occupancy Restrictions:
(a) The premises leased to any party shall be used strictly for the purpose for which they are leased.
(b) No dangerous trade/practices (including experimenting with dangerous chemicals) shall be carried on in the leased premises.
(c) No dangerous goods shall be stored within the leased premises.
(d) The common/public corridor shall be maintained free of obstructions, and the lessee shall not put up any fixtures that may obstruct the passage in the corridor and/or shall not keep any wares, furniture or other articles in the corridor.
(e) The penalty for contravention of the condition laid down below must be immediate termination of lease and removal of all offending materials.
(f) Regular inspection and checks must be carried out at frequent intervals to ensure compliance with conditions above.
Additional regulations to provide facilities in all public buildings excluding domestic buildings for handicapped persons
Note: Although, the regulations are recommended for all buildings, the DOMESTIC BUILDINGS are exempted from applicability clause under the provisions of the People with Disability, (Equal Opportunities) Act, 1995.
Ambulant Disabled People: Disabled who are able to walk but who may depend on prostheses (artificial limbs) orthoses (calipers), sticks, crutches or walking aids. Non-Ambulant Disabled People: Disabled people with impairments that confine them to wheelchair. Wheel Chair: Chair used by disabled people for mobility. (i) Size of small wheel chair: 750 x 1050 mm. (ii) Size of large wheel chair: 800 x 1500 mm.
These Regulations are applicable to public buildings and exclude domestic buildings. Building which shall provide access to Ambulant Disabled and Non-Ambulant Disabled are listed below. Distinction is made for buildings to be designed for the use of large wheel chairs and small wheel chairs.
3. Building to be designed for Ambulant Disabled People:
Higher Secondary School, Conference Hall, Dance Halls, Youth Centers, Youth Clubs, Sport Centers, Sport Pavillions, Boat Club Houses, Ice Rinks, Bowling Centers, Swimming Pools, Police Stations, Law Courts, Courts Houses, Sport Stadiums, Theaters, Concert Halls, Cinemas, Auditoriums, Small Offices (the maximum plinth area 1400 square meters) Snack Bars, Cafes and Banqueting Rooms (for capacity above 50 dinners). Note: (1) In sport stadiums provisions shall be made for non-ambulant spectators (small wheel chairs) (2) @ 1:1000 upto 10,000 spectators and @ 1:2000 for spectators above 10,000.
(3) In Theaters, Concert Halls, Cinemas and Auditoria provisions shall be made for non-ambulant spectators (Small Wheel Chairs) @ 1/250 upto 1000 spectators and 1/500 for spectators above 1000.
4. Building to be designed for Non-Ambulant Disabled People:
Schools for physically handicapped, cremation, buildings as mentioned in 3, Botanical Gardens, Religious Buildings, Old People Clubs, Village Halls, Day Centers, Junior Training Centers, Post Offices, Banks, Dispensaries, Railway Stations, Shops, Super Markets and Departmental Stores.
Note: Large wheel chair criteria shall be applicable on ground floors of the following building, post offices, banks, dispensaries, railway station, shops, supermarkets and departmental stores.
5. Building to be designed for Non-Ambulant People (using small wheel chairs):
Public lavatories in Tourist Sports, Clubs Motels, Professional and Scientific Institution, Museums, Art Galleries, Public Libraries, Laboratories, Universities, Colleges for further Education, Teachers Training Colleges, Technical Colleges, Exhibition Halls, Dentist Surgeries, Administrative Department of the Hospitals, Service Stations, Car Parking, Buildings, Airports Terminals, Bus Terminals, Factories Employing Handicapped for Sedentary Works, Large Offices (with plinth area above 1400 sq. mt.), Tax Offices, Passport Offices, Pension Offices and Labour Offices, Cafes, Banqueting Rooms and Snack Bars (for capacity above 100 dinners).
6. Buildings Requirements:
6.1 The following building requirements are to be provided for building mentioned above.
6.2 Site Planning -
Access path form plot entry and surface parking to building entrance shall be minimum of 1800 mm. wide having regular surface without any steps. The parking of vehicles of disabled people two, Equivalent Car Spaces (ECS) shall be provided near entrance of 30 m. from building entrance.
7. Approach to Plinth Level:
Ramp shall be provided to enter the building, minimum width of ramp shall be 1800 mm. with maximum gradient 1:12, length of ramp shall not exceed 9.0 m. having 900 mm. high hand rail on both sides extending 300 m. on both sides of ramps. Minimum gap from the adjacent wall to the handrail shall be 50 mm. Entrance landing shall be provided adjacent to ramp with the minimum dimension 1800 X 2000 mm. Minimum clear opening for the entrance door shall be 1000 mm. Threshold shall not be raised more than 12 mm. For stepped approach size of tread shall not be less than 275 mm. and maximum riser shall be 150 mm.
Height of the riser shall not be more than 150 mm. and width of the tread not less than 275 mm. nosing if provided shall not extend beyond 25 mm. Maximum number of risers on a flight shall be limited to 12.
Whenever lift is required as per these Regulations, provision of at least one lift shall be made for Non-Ambulant disabled (using small wheel chairs with the following minimum dimensions of lift).
Clear internal depth 1090 mm.
Clear internal width 1750 mm.
Entrance door width 910 m
A handrail not less 600 mm. long at 1000 mm. above floor level shall be fixed adjacent to the control panel.
10.1 One special W.C.C. in a set of toilet shall be provided for the use of disabled. No additional provision of W.C.C. is to be made for disabled. Size of the W.C.C. shall depend on the category of disabled for whom it is has been provided. All doors in W.C.Cs shall open outside. The type of W.C.C. shall be European with seat height as 500 mm. Handrails, where provided shall have min. 25 mm. dia. 10.2 Provision of W.C.Cs in buildings without lift: Provision of special W.C.C. shall be made on all floors for buildings designed for Ambulant disabled persons. For buildings designed for Non-Ambulant Disabled special W.C.C. shall be provided at Ground Floor. Size of W.C.C. shall depend on the type of wheel chair used by the disabled. 10.3 Provision of W.C.Cs in buildings with lift: Provision of Special W.C.C. shall be made on all floors. Size will depend on the category of disabled for whom it has been provided.
11. Toilet details:
11.1 For toilets designed for Ambulant Disabled:
The minimum size of W.C.C. shall be 1075 x 1650 mm. with a minimum depth of 1450 mm. from entry door 900 mm. Long handrail on the side closer to W.C.C. with a clear width between the handrails shall be 900 mm. and height of handrails shall be 800 mm. from floor level. Minimum size of the clear door opening shall be 780 mm.
11.2 For Toilets Designed for Non-Ambulant Disabled Small Wheel Chair: The minimum size of W.C.C. shall be 1350 x 1500 mm. with a minimum depth of 1500 mm. from entry door. 900 mm. long handrail on the side closer to W.C.C. shall be provided. To provide movement space for wheel chair, W.C.C. seat shall be fixed towards one side to the opposite adjacent wall. The centerline of W.C.C. from the adjacent wall shall be 400 mm. and minimum 950 mm. from the other wall. Minimum size of the clear door opening shall be 780 mm.
11.3 For Toilets Designed for Non-Ambulant Disabled using Large Wheel Chair: The minimum size of W.C.C. shall be 1500 X 1750 with a minimum depth of 1750 mm. for entry door. 900 mm. long handrail on the side wall closer to W.C.C. shall be provided. To provide movement space for wheel chair, W.C.C. seat shall be fixed towards one side of the opposite wall. The centerline of the W.C.C. from the adjacent wall shall be 400 mm. and a minimum of 1100 mm. from the other wall. Min. size of clear door opening shall be 860 mm.
Additional Regulations to provide for Rain Water Harvesting in Building from Roof Top
for Storage/Reuse or Land Based Catchment Area for-Recharging of Ground
(a) ‘Harvesting Structure’- a system of structures built in the building site to collect, filter and channel the rain water from roof tops/terrace or any paved or unpaved surface within the building site to store collected rain water for percolation or recharge or storage in underground or over ground tank and reuse in non-monsoon seasons.
(b) ‘Harvesting Tank’- a water tight underground tank to collect and store rain water collected from roof tops/terraces or any paved or unpaved surface within the building site after screening through filter beds/mediums for reuse in non-monsoon seasons.
(c) ‘Harvesting Reservoir’- a water tight open to sky reservoir to collect and store rain water collected from roof tops/terraces or any paved or unpaved surface within the building site after screening through filter beds/mediums for reuse in non-monsoon seasons.
(d) ‘Recharge Well’- a well with filter bed structure built around existing well/abandoned bore well to recharge the ground water with rain water collected from roof tops/terraces or any paved or unpaved surface within the building site after screening through filter beds/mediums for reuse in non-monsoon seasons.
(e) ‘Permeable Trench’- a trench dug along the compound wall/contours filled with gravel/sand mixture for recharging the ground water with rain water collected from roof tops/terraces or any paved or unpaved surface within the building site after screening through filter beds/mediums.
2. Structures for Rain Water Harvesting:
(a) The rain water harvesting shall be either in form of collection of rain water from roof tops/terraces or any paved or unpaved surface within the building site through pipes/gutters into a filter bed, built around a bore well or a well for ground water recharge or through a filter bed into a underground harvesting tank or open to sky reservoir for storage and use in non-monsoon periods.
(b) Any structures proposed for installation of Rain Water Harvesting (Built underground tank or reservoir or filter beds or bore well or permeable trench) for storage for reuse shall be permitted free of FAR, Coverage and height rules and shall be exempt from the setback rules provided these structures shall not come in way of circulation nor interfere with the parking space as per the statute. All the storage structures created for rain water harvesting has to abide by the provisions of the design and specifications as laid down in Goa Public Health Act, 1985 for prevention of Vector Borne Diseases.
3. Rain Water Harvesting System:
(a) Rain water harvesting is a system of collection, transportation and storage of rain water collected from roof tops/terraces or any paved or unpaved surface within the building site which otherwise goes as waste as runoff to the natural drain/river/sea. This resource can be harvested to recharge and replenish the ground water and or is stored in harvesting tanks (Closed underground/over ground containers or built open to sky reservoir) for use after treatment in the non-monsoon periods. The on line pollution of the rainwater shall be prevented by appropriate filter beds/mediums.
(b) The harvesting tank over ground or underground shall be water tight, properly covered over and shall be constructed of RCC, GI, Steel, PVC/FRP, stone, masonry or bricks in cement mortar and shall be rendered inside with cement plaster. All building complexes especially group housing societies having a minimum discharge of 10,000 liters and above per day shall install and incorporate waste water recycling system. The recycled water shall be used for horticultural purposes only. The plans submitted to the authority shall indicate the harvesting system alongwith points of collection of rain water in surface reservoirs or in recharge wells or in underground tanks. All the storage structures created for rain water harvesting has to abide by the provisions of the design and specifications as laid down in Goa Public Health Act,1985 for prevention of Vector Borne Diseases.
(c) In case of underground tank, the design shall be such so as to provide drainage of tank when necessary and water shall not be allowed to collect around the harvesting tank. The tank shall be provided with a draw off that shall be so located and fitted to prevent the entry of any animal/insects and shall have an open end to permit the overflow pipe to serve as warning pipe. All the storage structures created for rain water harvesting has to abide by the provisions of the design and specifications as laid down in Goa Public Health Act,1985 for prevention of Vector Borne Diseases.
(d) The harvesting tank shall be provided with mosquito proof lids and all the vents shall be covered with mosquito proof nylon mesh. All the collection pipes for rainwater collection system shall be thoroughly and efficiently disinfected before being put to use at the beginning of the rainy season and after every season/major repairs. All the storage structures created for rain water harvesting has to abide by the provisions of the design and specifications as laid down in Goa Public Health Act, 1985 for prevention of Vector Borne Diseases.
(e) The extent of the rain water to be collected and stored in the harvesting tank shall be proportionate to the number of users; the following design criteria are recommended (i) Length/breadth: The length shall be twice the breadth. (ii) Depth: Minimum 1.5 meters. (iii) Air space: There should be a minimum air space of 30 centimeters between water level and the under surface of the cover. (iv) Capacity: A capacity of 200 liters per person is recommended, the minimum capacity of harvesting tank shall be 10 cubic meters.
4. Harvesting Reservoirs:
(a) The Harvesting Reservoir shall be open to sky with an out flow weir, the overflow shall be directed to existing natural drainage channel/nallah. The reservoir shall be made water tight to prevent percolation. The reservoir tank shall be fenced to prevent any misuse by stray animals/people and prevent drowning accidents.
(b) The harvesting reservoir shall not be used for any other purposes other than storage of water and reuse for irrigation/augmenting supply of water for residential/commercial/ /industrial use in non-monsoon periods.
As per Water Resources Department, Government of Goa’s Policy notified in 2008; only Roof Top Rain Water Harvesting i.e. rain water falling on roof tops, terrace or any paved or unpaved surface on the top of the building shall be used for storage and reuse purpose. Roof Top Rain Water Harvesting for storage and reuse purpose shall be mandatory for all Public Buildings with built up area of more than 1,000 m2, Institutional Building Complexes with total built up area of more than 1,000 m2 and Private Buildings of more than 20 dwelling units and the water available from such storage facility is used for secondary uses such as flushing of WC, gardening/landscaping, car washing, etc. through a separate parallel line in the plot/premises. However, users of this Group who incorporate Sewerage Treatment Plant (STP) or waste water recycling processes in their plot/premises shall be exempted from the mandatory provision of roof top rain water harvesting structures in their buildings. It is advisable that waste water available from waste water recycling process is used for secondary uses such as flushing of WC, gardening/landscaping, car washing, etc. through a separate parallel line in the plot/premises. The payment of subsidy on reimbursement basis to the owners of the building on the expenditure incurred for cost of structures constructed for roof top rainwater harvesting structures shall be done by the Water Resources Department as per their Notified Policy for Roof Top Rain Water Harvesting Scheme. Rain Water Harvesting for storage and reuse purpose shall be obligatory for all the other buildings who are encouraged to incorporate such a system. It is advisable that water available from such storage facility is used for secondary uses such as flushing of WC, gardening/landscaping, car washing, etc. through a separate parallel line in the plot/premises. However, Rain Water Harvesting for recharging of ground water especially deep aquifers shall be permitted in areas identified and designated for the purpose in the State of Goa by the Water Resources Department, Government of Goa.
Additional Regulations to provide for Multi-Level Basement Floors in Buildings for Parking, Building Services, etc.
1. Basement floor:
The construction of the basement floor shall be allowed by the Authority in accordance with the land use and other provisions specified under the ODP/Zoning Plan for the following uses: (a) Basement floors shall not be used for purposes other than parking and for locating machines for services and utilities for the building. When used for parking, convenient entry and exit shall be provided to the basement floors from road with a minimum width of 10 meters. Access to the basement floors when used for other uses other than parking purposes can be from inside the building. (b) Strong rooms in case of banks shall be allowed. (c) Installation of Radiology and X-Ray equipments only in case of hospital buildings having capacity of more than 50 beds can be allowed. The area to be used for this purpose shall not be reckoned for FAR purpose. (d) Installation and running of machines for services and utilities for the building. The area to be used for this purpose shall not be reckoned for FAR purpose. (e) When used as office space, sufficient number of exit ways and access ways shall be provided with a travel distance not more than 15.0 m. The travel distance in case of dead-end shall be 7.5 m. The basement floor may be partitioned and in no case compartment shall be more than 500 sq. m. and less than 50 sq. m. area except when used for parking. Each compartment shall have ventilation standards as laid down in Regulations separately and independently. The partition shall be made in consultation with Chief Fire Officer. The area to be used for this purpose shall be reckoned for FAR purpose.
2. The basement floors shall have the following requirement:
(a) Every basement floor shall be in every part at least 2.5 m. in height from the floor to underside of the roof slab or ceiling and with maximum height not more than 4.5 m.
(b) In case of high rise building/3 Star/5 Star hotel buildings where extra height is necessary for installation and running of the machinery or for purpose of double storied parking lot where mechanical lifts are used for car parking at least for one level, the basement floor may be lowered so as to increase the height upto 4.5 meters. The increase in height shall be limited to the area actually required for the machinery for car parking lifts. NOC from fire services shall be furnished by the applicant for permitting such increase in height.
(c) Adequate artificial light and ventilation shall be provided for the each of the basement floor. The standard of artificial light and ventilation shall be the same as required by the particular occupancy according to these Regulations. Any deficiency in ventilation may be met by providing adequate mechanical ventilation in the form of blowers, exhaust fans (one exhaust fan for 50.00 square meters basement area), air-conditioning system, etc.
(d) The minimum height of the ceiling of any basement floor shall be 0.90 meters and maximum of 1.20 meters above the average road level on the front side of the building.
(e) Adequate arrangement shall be made such that surface drainage does not enter the basement floors. De-watering pumps are installed on each basement floor to prevent flooding.
(f) The walls and floors of the basement floors shall be watertight and be so designed that the effect of the surrounding soil and moisture, if any, are taken into account in design and adequate damp proofing treatment is done.
(g) The access to the basement floors shall be either from the main or alternate staircase providing access to the building. No direct entry from the road shall be permitted to the basement except when used for parking purposes, convenient entry and exit ramps shall be provided to the basement floors from road with a minimum width of 10.00 meters
(h) Basement floor in an individual plot touching the adjacent property shall be allowed subject to following:
(i) In all cases the owners shall have to indemnify the local body against any damage caused by her/him/them to the adjacent property. (ii) In case the portion of the basement floor projecting out of the building line that shall flush with the ground.
(i) In case partition in the basement floors are allowed by the Authority, no compartment shall be less than 50.00 square meters in area and each compartment shall have ventilation standards as laid down in sub-clause (c) above, separately and independently. The basement floor partition shall however, confirm to the norms laid down by Fire Services.
(j) Fire and Safety requirements as applicable to each basement floor.
(i) The access to the basement shall be either from the main or alternate staircase providing access and exit from higher floors. Where the staircase is to continue the same shall be enclosed type serving as a fire separation from the basement floor and higher floors. Open ramps shall be permitted if they are constructed within the building line subject to the provision of sub-clause (iv) below.
(ii) In case of basement for other uses than parking, sufficient number of exit ways and access ways shall be provided with a travel distance not more than 15.0 m. The travel distance in case of dead-end shall be 7.5 m.
(iii) The basement floor shall be partitioned and in no case compartment shall be more than 500 sq. m. and less than 50 sq. m. area except when used for parking. Each compartment shall have ventilation standards as laid down in these Regulations separately and independently. The partition shall be made in consultation with Chief Fire Officer.
(iv) The first basement (immediately below ground level) can be used for services/ /parking/other permissible services. Lower basement, if provided, shall exclusively be used for car parking only.
(v) Each basement shall be separately ventilated. Vents with cross-sectional area (aggregate) not less than 2.5 percent of the floor area spread evenly round the perimeter of the basement shall be provided in the form of grills or breakable starboard lights or pavement lights or by way of shafts. Alternatively a system of air inlets shall be provided at basement floor level and smoke outlets at basement ceiling level. Inlets and extracts may be terminated at ground level with starboard or pavement lights as before. But ducts to convey fresh air to the basement floor level have to be laid. Starboard and pavement lights should be in positions easily accessible to the firemen and clearly marked “SMOKE OUTLET” or “AIR INLET” with an indication of area served at or near the opening.
(vi) The staircase of basement shall be of enclosed type having fire resistance of not less than two hours and shall be situated at the periphery of the basement to be entered at ground level only from the open air and in such positions that smoke from any fire in the basement shall not obstruct any exit serving the ground and upper storeys of the building and shall communicate with basement through a lobby provided with fire resisting self closing door of one hour rating. In case of basement being used as car parking only, the travel distance shall be 45 m.
(vii) In multi-storied basements, intake duct may serve all basements levels, but each basement and basement compartment shall have separate smoke outlet duct or ducts. Mechanical extractors for smoke venting system from lower basement levels shall also be provided. The system shall be of such design as to operate on actuation of smoke, heat sensitive detectors/sprinklers, if installed, and shall have a considerably superior performance compared to the standard units. It shall also have an arrangement to start it manually.
(viii) Mechanical extractors shall have an internal locking arrangement so that extractors shall continue to operate and supply fans shall stop automatically with the actuation of fire detectors. Mechanical extractors shall be designed to permit 30 air changes per hour in case of fire or distress call. However, for normal operation, only 30 air changes or any other convenient factor can be maintained. (ix) Mechanical extractors shall have an alternate source of power supply.
(x) Ventilating ducts shall be integrated with the structure and made out of brick masonry or RCC as far as possible and when this duct crosses the transformer area of electrical switchboard, fire dampers shall be provided.
(xi) Kitchens working on gas fuel shall not be permitted in basement/sub-basement.
(xii) If cut outs are provided from basement to the upper floors or to the atmosphere, all side cut out openings in the basements shall be protected by sprinkler heads at closed spacing so as to form a water curtain in the event of a fire. (k) Dewatering pump shall be provided in all basements.
ADDITIONAL GENERAL BUILDING REQUIREMENTS. From the National Building Code 2005 is placed in these Regulations for reference and information only
This part sets out the standard space
requirements of various parts of a building and those of light and ventilation. Some of these items depend on the number of persons who would normally occupy the building, for which the occupant load should be worked out from table hereunder:
• The occupant load in dormitory portions of homes for the aged, orphanages or mental hospitals etc. where sleeping accommodation is provided shall be calculated at not less than 13.3 persons per 100 sq. m.
• The plinth or covered area shall include, in addition to the main assembly room or space, any occupied connecting room or space in the same storey or in the storeys above or below where entrance is common to such rooms and space and the area available for use by the occupants of the assembly place. No deduction shall be made in the plinth/covered area for corridors, closets and other sub-divisions; that area shall include all space serving the particular assembly occupancy.
2. Space requirement for different parts of building:
2.1 Main Building: The plinth or any part of a building or outhouse shall be so located with respect to average road level from site so that adequate drainage of the site is assured but with a height not less than 45 cm.
2.2 Interior Courtyards, Covered Parking Spaces and Garages :
These shall be raised at least 15 cm. above the surrounding ground level and shall satisfactorily drained.
3. Group Housing:
(a) Building requirement in respect of dwelling units up to 45 square meters in size will correspond to Table VII.2 and as applicable to column-3 of the said Table. (b) Building requirement in respect of dwelling units above 45 sq. m. may be referred from the Table VII.2 and as applicable to column-4 of the said Table. (c) Projection into setbacks without counting towards FAR: (i) All open spaces provided either in interior or exterior shall be kept free from any erections thereon and shall open to the sky. Nothing except cornice, chhajja or weather shade (not more than 0.75 m. wide) shall overhang or project over the said open space so as to reduce the width to less than minimum required.
Note: Such projections shall not be allowed at height less than 2.2 m. from the corresponding finished floor level: (ii) One canopy per block on the ground floor not exceeding 4.5 m. in length and 2.4 m. in width. (iii) Balcony at roof slab level of 1.5 m. width and area not exceeding 3.5 sq. m. per bedroom but not exceeding 3 in number per flat. (iv) Balcony having entrance from the toilet/bathroom and width as 1.5 m. for drying clothes.
4. Non-Residential Buildings.—
The minimum area for office room/shop or any other space to be used as workspace shall not be less than 6.0 sq. m. with a minimum width of 2.1 m.
5. Other General Requirements.—
Every room to be used as a kitchen shall have—
(a) Unless separately provided in a pantry, means for washing of kitchen utensils, which shall lead directly or through a sink to a grated and trapped connection to the waste pipe.
(b) An impermeable floor.
(c) At least a window not less than 1 sq. m. in area open directly to an interior or exterior open space, but not into a shaft, and
(d) In residential building 15 m. or more in height, refuse chutes.
5.2 Bathroom and W.C.C.:
Every bathroom or water closet compartment shall— (a) Be so situated that atleast one of its walls shall open to external air and shall have a minimum opening in the form of window or ventilation to the extent of 0.37 sq. m. (b) Not be directly over any room other than another latrine, washing place, bath or terrace unless it has a watertight floor.
(c) Have the platform or seat made of watertight non-absorbent material. (d) Be enclosed by walls or partitions and the surface of every such wall partition shall be finished with a smooth impervious material to a height of not less than 1.0 m. above the floor of such a room. (e) Be provided with an impervious floor covering, sloping towards the drain with a suitable grade and not towards verandah or any other room.
(f) No room containing water closet compartments shall be used for any purpose except as a lavatory.
2.3 Habitable Rooms Size and Width:
(g) Every water closet compartment and/or a set of urinals shall have flushing cistern of adequate capacity attached to it. (h) A toilet on terrace having a maximum of 2.2 mt. height shall be permitted subject to condition that the area of toilet be counted in FAR. (i) All the sewage outlets shall be connected to the Municipal Sewerage system. Where no such system exists, a septic tank with soak pit shall be provided within the plot conforming to the requirements of the Health Department.
Lofts shall be permitted in residential building and shops only. Area of such loft shall be restricted to 25% of the covered area or respective floor. Minimum height between loft and ceiling shall be 1.75 m. and the clear height below the loft shall be as stipulated in these Regulations for the space below it.
5.4 Mezzanine Floor:
Mezzanine floor may be permitted with the minimum height of 2.75 m. between any two floors above ground in all types of building provided the same is counted as part of total permissible floor area ratio and height of the building.
(a) The plinth of garage located at ground level shall not be less than 15 cm. above the surrounding ground level.
b) The garages shall be setback behind the building line of the street/road on to which the plot abuts and shall not be located affecting the access ways to the building. If the garage is not setback as aforesaid, the Authority may require the owner or occupier of the garage to discontinue its use as such or to carry out such structural alterations to the premises or to take such other measures as the Authority may consider necessary in order to prevent danger or obstruction to traffic along the street. 6. Requirement in respect of building sites:
6.1 Damp Sites:
Wherever the dampness of a site or the nature of the soil renders such precautions necessary, the ground surface of the site between the walls of any building erected thereon shall be rendered damp--proof to the satisfaction of the Authority.
6.2 Distance from Electric Line:
The distance in accordance with the current electricity rules and its amendments from time to time is to be provided between the building and overhead electric supply lin
|a) Low and medium voltage lines and service lines
|b) High voltage lines up to and including 11,000 volts
|c) High voltage lines above 11,000 volts and up to and including 33,000 volts
|d) Extra high voltage lines additional 33,000 volts
||Plus 0.3 mt. for every additional 33,000 V or part thereof
||Plus 0.3 mt. for every additional 33,000 V or part thereof
6.3 Minimum size of site:
The minimum size of sites for the construction of different types of building or different use groups shall be in accordance with provisions of the Plan and any land development Rules and Regulations.
7. Means of Access:
7.1 No Building shall be erected as to deprive any other building of its means of access.
7.2 Every person who erects a building shall not at any time erect or cause or permit to erect or re-erect any building, which in any way encroaches upon or diminishes the area set apart as means of access.
7.3 For buildings identified in these Regulations-9, the following provisions of means of access shall be applicable.
(a) The width of the main street on which the building abuts shall not be less than 12.0 m.
(b) If there are any bends or curves in the approach road, sufficient width shall be permitted at the curve to enable the fire tenders to turn, the turning circle shall be at least of 9.0 m. radius.
(c) The approach to the building and open spaces on its all sides up to 6.0 m. width and the layout for the same shall be done in consultation with the Chief Fire Officer and the same shall be of hard surface capable of taking the weight of fire tender, weighing up to 22 tones for low rise building and 45 tones for building 15 m., and above in height. The said open space shall be kept free of obstructions and shall be motorable.
(d) Main entrance to the premises shall be of adequate width to allow easy access to the fire tender and in no case it shall measure less than 5 m. The entrance gate shall fold back against the compound wall of the premises, thus leaving the exterior access way within the plot free for movement of the fire service vehicles. If-archway is provided over the main entrance, the height of the archway shall not be of height less than 5.0 m.
(e) For multi-storeyed group housing schemes on one plot, the approach road shall be 20.0 m. or as per Master Plan/Development Plan provisions and between individual buildings, there shall be 6.0 m. space around.
(f) In case of basement extending beyond the building line, it shall be capable of taking load of 45 tones for a building of height 15.0 m. and above and 22 tones for building height less than 15.0 m.
(g) The external window shall not be blocked by louvers etc. In such case provisions shall be made so that one can enter the building to be rescued through the window by using hydraulic platform etc.
8. Exit Requirements.—
The following general requirement shall apply to exits:
(a) Every building meant for human occupancy shall be provided with exits sufficient to permit safe escape of occupants in case of fire or other emergency.
(b) In every building exit shall comply with the minimum requirement of this part, except those not accessible for general public use.
(c) All exists shall be free of obstructions.
(d) No buildings shall be altered so as to reduce the number, width or portion of exits to less than required
(e) Exits shall be clearly visible and the routes to reach exits shall be clearly marked and signs posted to guide the occupants of floor concerned.
(f) All exit ways shall be properly illuminated.
(g) Fire fighting equipment where provided along exits shall be suitably located and clearly marked but must not obstruct the exit way and there should be clear indication about its location from either side of the exit way.
(h) Alarm devices shall be installed to ensure prompt evacuation of the occupants concerned through the exits, wherever required.
(i) All exits shall provide continuous means of egress to the exterior of a building or to an exterior open space leading to a street. (j) Exits shall be so arranged that they may be reached without passing through another occupied unit, except in the case of residential buildings.
9. Projections into set-back areas.—
(a) Every interior or exterior open space shall be kept, free from any erection thereon and shall be open to the sky. Nothing except cornice, chajja or weather shade (not more than 0.75 m. wide) shall overhang or project over the said open spaces so as to reduce the width to less than the minimum required. Note: Such projections shall not be allowed at a height less than 2.20 m. from the corresponding finished floor level.
(b) A canopy or canopies each not exceeding 4.50 m. in length and 2.40 m. in width in the form of cantilever or cantilevers, over the main entrance/entrances, providing a minimum clear height of 2.50 m. below the canopy. In single storeyed residential building, only one such canopy shall be permitted for each individual detached block. In more than one storeyed residential building, two canopies shall be permitted over ground floor/higher floor entrances. In buildings of other occupancies, the permissibility of canopy, canopies shall be as decided by the Authority on its merits. (c) In case of residential building only, a balcony or balconies at roof level of a width of 1.50 meters overhanging in set backs within one’s own land and courtyards provided the minimum area required shall not be reduced by more than 30% of such set back areas.
(d) The projections (cantilever) of cupboards and shelves shall be permitted and are exempted from covered area and FAR calculations in case of residential buildings only. Such projection shall be up to 0.75 m. depth provided. (i) That no cupboard shall project in the side set back on the ground floor.
(ii) That outer length of cupboard overhanging in the set backs shall not exceed 2.0 m. per habitable room. In addition to this, cupboard under the above and windows can be provided. Note: Cupboard means a space used for storage of household goods/clothes, having shelves/partitions not more than 1.5 m. apart.
(iii) Only one pergola on each floor shall be permitted in a residential building if constructed in the exterior open spaces or terrace. Such pergola shall not exceed 3.50 sq. m. in area on which 40% shall be void and shall have a clear height 2.20 m.
10. In addition to above, the following shall not be included in covered area and FAR calculations.—
(a) Machine room for lift on top floor as required for the lift machine installation.
Note : The shaft provided for lift shall be taken for covered area calculations only on one floor.
(b) Rockery, well and well structures, plant nursery, water pool, swimming pool (if uncovered), platform round a tree, tank, fountain, bench, chabutara with open top and/or unenclosed sides by walls, open ramps, compound wall, gate, slide swing door, uncovered staircase (uncovered and unclosed on three sides except for a 0.90 m. high railing/wall, overhead water tank on top of building/open shafts.
(c) A mumty over staircase on top floor. (d) Culvert on Municipal drains.
11. Height Limit.—
The Height and number of storeys shall be related to provisions of Zoning given in Regulation 6A.4 and the provisions of set-back given in these Regulations, subject to the following: (a) The height of building shall depend upon the Zone and as given in Regulation 6A.4
(b) If a building abuts on two or more streets of different width, the building shall be deemed to face upon the street that has the greater width and the height of the building shall be regulated by the width of that street. Height shall however, not exceed the maximum height as provided in the Master Plan. (c) For buildings in the vicinity of the aerodromes the maximum height of such buildings shall be subject to clearance from the Civil Aviation Authorities from time to time and to this effect a no objection certificate issued by that Authority shall be submitted by the applicant along with plans to the sanctioning Authority. Note: The location of slaughter house/butcher house and other areas for activities like depositing of garbage dumps which would attract high flying birds like eagles/hawks etc. shall not be permitted within a radius of 10 km. from aerodrome reference point.
12. Height Exemptions.—
The following structures shall not be included in the height of building covered under these Regulations. Roof tanks and their supports not exceeding 1.0 m. in height, ventilating, air conditioning and lift rooms and similar service equipments, stair covered with Mumty not exceeding 3.00 m. in height. Chimneys and parapet wall and architectural features.
13. Lighting and Ventilation of Rooms.—
13.1 All habitable rooms shall have for the admission of light and air, one or more apertures, such as window, glazed door and fan lights, opening directly to the external air or into a open verandah not more than 2.40 meters in width. In case light and ventilation to habitable space area are through an internal courtyard, the minimum dimensions of such courtyard shall not be less than 3.00 mts. x 3.00 mts. for buildings up to 12.50 meters in height. For buildings with higher heights, the minimum dimensions of the internal courtyard shall be as per these Regulations.
13.2 Where the lighting and ventilation requirements are not met through day lighting and natural ventilation, the same shall be ensured through artificial lighting and mechanical ventilation as given in part-VII building services Section-1 lighting and Ventilation of National Building Code of India published by the Bureau of Indian Standards. The latest version of the National Building Code of India shall be taken into account at the time of enforcement of the Building Regulations. Notwithstanding the above, the minimum aggregate area of openings of habitable rooms and kitchens excluding doors shall be not less than 1/10 of the floor area. No portion of a room shall be assumed to be lighted if it is more than 7.50 m. from the opening assumed for lighting that portion.
13.3 Ventilation Shaft:
For ventilating the spaces for water closets and bathrooms, if not opening on the front side, rear and interior open spaces, shall open on the ventilation shaft, the size, of which shall not be less than the values given below:
|Height of Building in meters
||Size of ventilation shaft in sq. meters
||Minimum size of shaft in meters
|15 and above
*For commercial buildings, mechanical ventilation system shall be installed besides the provision of minimum ventilation shaft.
Parapet walls and handrails provided on the edges of roof terrace, balcony etc. should not be less than 1.0 m. and more than 1.5 m. in height. Note: The above shall not apply where roof terrace is not accessible by a staircase.
ADDITIONAL SPECIAL REQUIREMENTS FOR OCCUPANCY/LAND DEVELOPMENT (From the National Building Code of India, 2005 placed in these Regulations for reference and information only)
1. Industrial Buildings (Factories, Workshops etc.).—
(a) 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 4.5 m. measured from the floor level to the lowest point in the ceiling 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, employing less than 50 workers for purposes of manufacturing and carrying on a class of manufacturing covered under the flatted factories and service industries, as given in the Master Plan/Development Plan, the Authority may allow minimum height up to 3.66 m.
(b) Parking space provisions as provided in development code of Master Plan/Development Plan.
(c) Requirements of water supply, drainage and sanitary installation shall be as per the National Building Code of India Part-4 Fire & Life Safety, but in no case less than 1 W.C. and one urinal shall be permitted.
(d) (i) Notwithstanding the provision of exits requirements as per the National Building Code of India Part-4 Fire & Life Safety, each working room shall be provided with adequate number of exits not less than two in number. (ii) No exit shall be less than 1.2 m. in width and 2.1 m. 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 1.20 meters in width. In addition to the requirement in this part, provisions contained in National Building Code of India shall be followed.
(e) There shall be provided at all time for each person employed in any room of factory at least 3.50 square meters of floor space exclusive to that occupied by the machinery and a breathing space of at least 15 cum. (Further the provision of Part-8 Section-1 lighting and ventilation of National Building Code of India shall be followed).
(f) The effluent 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.
2. Educational Building (School/Colleges).—
(a) No basement or cellar room shall be designed, constructed, altered, converted or used for the purpose of study or instruction.
(b) Every such building, exceeding two storeys in height shall be constructed of fire resisting material throughout.
(c) The minimum size of a cellar room, study room or room used for purposes of instruction shall be 5.50 mts. x 4.50 mts. and no part of such room shall be distant more than 7.50 meters 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.
(d) A minimum of 1.0 sq. 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.
(e) Every assembly room, gymnasium shall have a clear height of 3.60 meters except under a girder which may project 0.60 meters below the required ceiling height.
A clear internal height under balcony or a girder shall not be less than 3.00 meters. A minimum room height for classroom in all schools and other institutions shall not be less than 3.00 meters. The minimum head room under beams shall be 2.75 meters.
(f) Exit requirements shall conform to these Regulations 15.5
(a) (vi). No door shall be less than 1.20 meters in width and 2.20 meters in height. (g) Requirement of water supply, drainage and sanitary installation shall conform to Building Services at 14.
(h) Playground shall be provided as per norms.
3. Assembly Building (Cinema, Theatres, etc.).—
(a) The relevant provisions of the Cinematographic Rules/Acts of the particular States and IS: 4878 code for construction of Cinema Building shall apply for planning, design and construction of Cinema Building. (b) Parking spaces wherever not specifically given shall conform to the Regulation 10. (c) Requirements of water supply, drainage and sanitation shall conform to Building Services at 14. (d) Buildings for religious worship shall not be erected on a site, which has not been previously approved by the Authority.
4. Burial and Cremation Grounds.—
The Authority shall under the provisions of their Regulations/Acts, regulate the location and area limits of the burial and cremation grounds, including cemetery. Further, the Authority shall prohibit certain burial and cremation grounds to be located in certain area, which in their opinion is dangerous or likely to be dangerous to the health and well being of the persons living in the neighborhood or to be offensive to such persons.
5. Building in mining area.—
Building in mining area shall not be constructed to a height more than one storey without the special prior approval of the Authority.
6. Poultry Farms (wherever allowed as per Plan).—
6.1. The coverage for poultry farms shall be as allowed in case of farmhouses.
6.2. Setback: The setback for farm building from the right of way shall be as under:
|National Highway (90 m.)
|State Highway (60 m.)
|Major District Road (30 m.)
|Village Road (18 m.)
6.3 Space Planning:
(a) There should be a minimum distance of 6.0 mt. between sheds in the farm.
(b) The minimum distance of any farm building from the property line should be 4.5 m.
(c) The minimum distance of any farm shed or farm building from the dwelling unit should be 7.5 m.
6.4 Farm Shed:
See REGULATIONS FOR FARM HOUSE AND OTHER AUXILIARY STRUCTURES FOR POULTRY OR ANIMAL SHEDS IN Agricultural lands at Annexure XI.
6.5. Farm House:
See REGULATIONS FOR FARM HOUSE AND OTHER AUXILIARY STRUCTURES FOR POULTRY OR ANIMAL SHEDS IN Agricultural lands at Annexure XI.
Regulation for Conservation
In this part, unless the context otherwise requires,
(a) “Conservation Zone” shall mean an area, precinct or group of buildings, site, artifact, boulevard, promenade, or any such super imposed area on any zone as earmarked in the statutory plans which has architectural, cultural, social, archaeological, historic, landscape, aesthetic value or has value as an open space, skyline, roofscape, point of view or vista for the community or is associated with a person prevent of local, regional, national importance as may be decided by the Government with the approval of the Conservation Committee.
(b) “Government” means Government of Goa.
(c) “Conservation Committee” means the Conservation Committee constituted by the Government.
(d) “Heritage building” means an individual or religious or institutional building, structure, artifact, site, promenade, boulevard, piece of street, furniture or specific ornamentation or portion thereof that is considered to be of architectural, cultural, social, archaeological, historic, landscape, aesthetic or has value as open space, skyline, roofscape point of view or vista, promenade, boulevard for the community or being associated with a person or event of local, regional, national importance as may be decided by the Government with the approval of the Conservation Committee constituted by the Government.
(e) “Heritage Precinct” means any group of buildings or an area or site/s, roofs capes, skylines, street line, point of view or vista for the community or portion thereof that is considered to be of architectural, cultural, social, archaeological, historic, aesthetic and landscape value or being associated with a person or event of local, regional, national importance as may be decided by the Government with the approval of the Conservation Committee.
(f) “Chairperson” means Chairperson appointed by the Government having prescribed qualifications and status as defined in the Rules.
(g) “Member” means Member appointed by the Government having prescribed qualifications and status as defined in the Rules.
(h) “Member Secretary” means Member Secretary appointed by the Government.
2. General Instructions.—
These instructions will apply to those buildings, artifacts, areas, precincts, zones, promenades, boulevards, etc. (herein and thereafter referred to as “listed buildings” or “listed precincts” or “conservation zones”) of architectural, cultural, social, archaeological, historic, aesthetic, natural value or of value as open spaces, skylines, roof scapes/precincts, view or vista for the community or being associated with a person or event of local, regional, national importance which will be listed in a notification to be issued by the Government. These regulations will also be applied to those buildings/precincts which are not listed/not falling within the Conservation areas but where the Conservation Committee feels that these buildings/precincts have intrinsic heritage value.
2) Restriction on Development/Redevelopment/Repairs:—
No development or redevelopment or engineering operation or additions, alterations renovations including the painting of buildings, replacement of special features or demolition of the whole or any part thereof or plastering of said listed buildings or listed precincts or conservation zone/zones shall be allowed except with the prior written permission of the Chairperson, Conservation Committee. This will also be applicable to those buildings/precincts which are not listed/not falling within the Conservation areas but where the Conservation Committee feels that these buildings/precincts have intrinsic heritage value. The Chairperson shall act on the advice of or in consultation with the Conservation Committee as appointed by the Government (herein and thereafter called the “Conservation Committee”).
2(a) Procedures for obtaining permission shall be as per 6B.1.7 of Goa Land Development and Building Construction Regulations, 2010. The guidelines for design to be followed are given at 6B 1.8 of the same regulations.
2(b) For Archaeological sites/monuments declared protected sites and monuments in GOA and within a minimum area up to 300 meters from the Protected monuments notified under the Ancient Monuments and Archaeological Sites and Remains Act, 1958 (Central Act 24 of 1958) -a NOC from the designated authority of the Director General, Archaeological Survey of India, New Delhi is required in addition to 2(a).
2(c) For Archaeological sites/monuments under the Goa, Daman and Diu Ancient Monuments and Archaeological Sites and Remains Act, 1978 a NOC from the Director of Archives/Archaeology, Panaji-Goa, are required in addition to 2(a).
3) In relation to religious buildings in the said list, the changes, repairs, additions, alterations and renovations required on religious grounds mentioned in the sacred texts, as part of holy practices laid down in specific religious codes shall be treated as permissible, subject to their being in accordance and in consonance with the original structure and architecture; designs, aesthetics and other special features thereof. This will also be applicable to religious buildings outside the said list/conservation areas where the Conservation Committee feels that these religious buildings/precincts have intrinsic heritage value.
4) Preparation of list of heritage buildings and heritage precincts/conservation areas/zones:— The said list of individual buildings, artifacts, areas, precincts, zones, promenades, boulevards, etc. (hereinafter referred to as “listed buildings” or “listed precincts” or “Conservation zones” of architectural, cultural, social, archaeological, historic, landscape, aesthetic value or of value as open spaces, skylines, roof scapes, view or vistas for the community or being associated with a person for the community or being associated with a person or event of local, regional, national importance to which this part apply shall form part of these Regulations read with the Goa Town and Country Planning Act, 1974.
This list may be supplemented, altered, deleted or modified from time to time by Government on receipt of proposals from the Chairperson or from the said Conservation Committee or by Government suo motto, provided that before the said list is supplemented, altered, deleted or modified, objections and suggestions are invited from the public and duly considered by the Chairperson, Conservation Committee and by Government.
5) Power to alter, modify or relax the Conservation Committee Regulations:— After consultation with the said Conservation Committee, the Government shall have the power to alter, modify or relax the provisions of other Regulations if that is required for the protection, preservation and/or conservation of the historic, cultural, landscape, aesthetic, recreational, architectural, archaeological, social quality of any listed building/buildings or listed precinct/ precincts or areas/areas or zone/zones.
6) Hearing to persons likely to be affected:— Provided that in case any alterations, modifications or relaxation of any of the provisions of the Goa Land Development and Building Construction Regulations, 2010 will cause undue losses to the owners/leases of heritage buildings/precincts/conservation’s zones, the Chairperson shall give an opportunity of hearing to the said owner/owners/leases and to the public.
7) Grant of Transferable Development Rights in cases of loss of Development Rights:-— If any application for development is refused under this part or conditions imposed while permitting such development, which deprive the owner/lessee of any unconsumed FAR (Floor Area Ratio), the said owner/lessee shall be compensated by a grant of a Development Rights Certificate (hereinafter referred to as “TDR”/“TRC”) of the nature set out in the Appendix and as may be prescribed by Government from time to time. The extent of “TDR”/“TRC” certificates to be granted may be determined in consultation with the Conservation Committee and will not be awarded unless sanctioned by the Government.
8) Maintaining Skyline/Roof scape:— Buildings included in listed Heritage Precincts or Conservation Zones shall maintain their skyline or roof scape in the precinct. No high rise development which in the opinion of the Conservation Committee will be detrimental to the skyline or roof scape or land scape in the heritage precinct or conservation zone shall be allowed as may be existing in the surrounding area, so as not to diminish or destroy the value and beauty of the said listed heritage building or precinct or conservation zone. Development within the precinct shall be in accordance with the guidelines framed by the Conservation Committee.
9) Provision of repeals of other Acts/Rules in force and Restrictive Covenants:— Restrictions existing as on the date of this notification imposed under covenants, terms and conditions on plots held either by the State Government or by the Mormugao Port Trust or by any of the Corporation of City of Panaji/Municipal Councils shall continue to be imposed in addition to the Goa Land Development and Building Construction Regulations, 2010. However, in case there is any conflict with the heritage protection, preservation or conservation interest, then the Conservation Committee Regulations will prevail.
10) Repair Fund:— All buildings, artifacts, structures and sites shall be repaired by the owners/lessees of these properties themselves. A fund may be created; however, to be kept at the Chairperson’s disposal who may make disbursements from these funds in consultation with the Conservation Committee to carry out the repairs if needed in public interest.
4. Grading of listed buildings, precincts or Conservation Zones in State of Goa by the Conservation Committee :
It would be considered mandatory to indicate a grade for every listed building or listed precinct or conservation zone. Grade I, Grade II A, Grade II B or Grade III would be the standard accepted norm for grading of all listed buildings and/or precincts and/or Conservation zones. The meanings of these Grades and basic guidelines for development permissions are as follows:
1. Definition: Grade I comprises of buildings and precincts of national or historic importance embodying excellence in architectural style, design, technology and material usage; they may be associated with a great historic event, personality movement or institution. They may have been or currently are Urban or Rural landmarks.
2. Objective: Grade I deserves careful preservation.
3. Scope for changes: No interventions would be permitted on the exterior or the interior unless it is necessary in the interest of strengthening and prolonging the life of a building or precinct or any parts or features thereof. For this purpose, absolutely essential and minimal changes would be allowed which must be in accordance with the originality of the structure.
4. Procedure: Development permissions for changes would be given by the Statutory Authority on the advice of the Conservation Committee to be appointed by the GOA Government.
5. Vistas and Surrounds: All development in areas surrounding Grade-I buildings and precincts shall be regulated and controlled, ensuring that this development does not mar the grandeur of or views from the Grade I building or precinct.
Grade II A & Grade II B:
Grade II A and II B comprise of buildings of regional or local importance, possessing special architectural or aesthetic merit, cultural or historic values although of a lower scale than Grade
I. These are local landmarks, contributing to the image and identity of the region. They may be the work of master craftsman or may be models of proportion and ornamentation or designed specially to suit a particular climate.
2. Objective: Grade II A & II B deserves intelligent conservation.
3. Scope for change:
Grade II A
Internal changes and adaptive re-use will be generally allowed but external changes will be subject to scrutiny. Care will be taken to ensure the conservation of all the aspects for which the building or precinct is on the list and graded as Grade II A.
Grade II B
In addition to the above extension of additional buildings in the same plot could, in certain circumstances, be allowed provided that the extension/additional building is in harmony with and does not detract from the existing building or buildings or precincts especially in terms of façade, scale and height
4. Procedure: Development permission for the changes would be given by the Statutory Authority in consultation with the Conservation Committee.
Grade III comprises of buildings and precinct of importance from the point of view of their being part of a townscape. They might evoke an architectural, aesthetic or sociological interest although not as much as Grade I and Grade II A or II B. These contribute to determine the character of the locality and can be representative of a lifestyle of a particular community or region. They may also be distinguished by a setting on a street line or special character of their façade and uniformity of height and scale.
2. Objective: Grade III deserves protection of unique features and attributes.
3. Scope for changes: External and internal changes and adaptive re-use would generally be allowed. Changes can include extensions additional buildings in the same plot or compound provided that these extensions or additional buildings are in harmony with and do not detract from the existing heritage building or precinct especially in terms of height and/or façade.
Reconstruction may be allowed when the building is structurally weak or unsafe or when it has been affected by accidental fire or any other natural calamity or if reconstruction is required in order to consume the permissible FAR and no option other than reconstruction is available. However, unless absolutely necessary, nothing should spoil or destroy any special features or attributes for which it has.
4. The composition of Conservation Committee:
There shall be a Conservation Committee under these Regulations, consisting of following 13 (Thirteen) members as follows:
1. Minister (Town and Country Planning) - Chairman ecretariat, Porvorim, Goa
2. Chief Secretary - Vice Secretariat, Porvorim, Goa Chairman
3. Secretary (Town and Country Planning) - Member Secretariat, Porvorim, Goa
4. Chief Architect, PWD, Altinho, Panaji, Goa - Member
5. Superintending Archaeologist, A.S.I, GOA Circle, Old Goa - Member
6. Director of Archives & Archaeology, Panaji, Goa - Member
7. Nominee of Indian Institute of Architects (Goa Chapter) - Member
8. Nominee of Institute of Engineers - India (Goa Local Center) - Member
9. Nominee of Institute of Town Planners - India (Goa Regional Chapter)- Member
10. Nominee of CREDAI Goa - Member
11. Architect nominated by Government - Member
12. Civil Engineer nominated by Government - Member
13. The Chief Town Planner T&CPD, Panaji, Goa - Member Secretary
5. Conduct of the Conservation Committee:
a) Special powers:— i) The Committee shall have the powers to co-opt up to 2 (two) additional members who may have special knowledge of the subject, and who may be Experts of repute on Heritage/Conservation/History/Landscape/Natural History and other related fields to seek expertise on a specific proposal before the Commission if required.
ii) The Committee shall have office in GOA with necessary administrative/technical staff as per staff pattern recruitment rules and account code as may be defined by the Government.
iii) The Committee shall have powers to invite special invitees based on location of the proposals under its consideration from the concerned Local self Governments/ /Authorities viz; City Corporation/Municipal Council/Village Panchayats, Planning and Development Authority, Taluka/District level Town and Country Planning Department Offices and/or MLA of the area where the project is proposed in their constituency.
iv) The Committee shall have powers to notify/publish and direct Executive Officer of the local authority/body/local self Government not below the rank of Collector to execute orders on behalf of the Committee to remove/demolish unauthorized constructions in the Conservation zone in public interest.
v) The Committee shall have powers to make and seek financial provisions for funds in form of grant in aid/soft loan from the Government of Goa or other National or International Agency to manage the finances, audit and accounts of the Committee.
b) Term of office and Tenure of Members:—
i) Save as otherwise provided in these rules the Chairperson and the Members of the Committee shall hold office for a period of three years from the date of their appointment by notification unless the term of office is terminated earlier by the Government. The State Government has powers to supersede and reconstitute the Committee by a general or special order and any such direction shall be complied with by any or all.
ii) The tenure of the members in the category, 4, 5, 6, 7, 11 and 12, above shall change after three years provided however that the same person is eligible for reappointment as member. In case of Chairperson who is nominated by the Government the tenure of the membership is three years and that the same person is eligible for reappointment for another term of three years period with maximum tenure of six years only.
c) Membership roll:— The Chairperson or Committee or Member Secretary of the Committee shall keep a record of the names of the members and their addresses.
d) Change of address:— If a member changes his address, he shall notify his new address to the Member Secretary, who shall thereupon enter his new address in the official records (but if he fails to notify his new address the address in the official records shall for all purposes be treated as his correct address).
e) Honorarium, allowance payable to members of the Committee:—
i) The Chairperson in case of non-official as per definition shall be paid a fixed monthly honorarium of Rupees one thousand only. The other terms and conditions of service of the Chairperson, including allowances payable shall be as may be specified in the order of appointment and in absence of being so specified, such terms and conditions shall be as far as may be, the same as are applicable to Senior Class I Officer of the GOA Government.
ii) Non-official member of the Conservation Committee who attend the meeting/ /inspection shall be paid a sitting allowance of Rupees 500/- per sitting for each day of the actual meeting/site inspection carried out by them. No other TA/DA will be payable.
iii) An official member of the Conservation Committee shall be paid daily and travelling allowance as permissible under the relevant rules of their respective Government under whom he is serving according to his grade under the Supplementary and Fundamental Rules.
f) Notice of Meetings:—
i) The meeting of the Committee shall ordinarily be held in GOA on such dates as may be fixed by the Chairperson; provided that it shall meet at least once in every three months.
ii) The Chairperson shall, upon the written notice of not less than 7 (seven) members of the Committee shall call a special meeting. iii) 15 (fifteen) clear day’s notice of an ordinary meeting and 5 (five) clear day’s notice of an special meeting specifying the time and the place at which such meeting is to be held and the business to be transacted thereof shall be given by the Member Secretary to the Members.
iv) Notice of the meeting shall be given to the members by delivering the same by a messenger/or by courier or by sending it by post/Fax/E-mail or telephonic message to his last known place of residence or business in any such manners the Chairperson may in the circumstances think fit. g) Conduct of meeting:—
i) No member shall be entitled to bring forward for the consideration of the meeting any matter of which he has not given 10 (ten) clear day’s notice to the Member Secretary, unless the Chairperson, in his discretion permits him to do so.
ii) The Committee may adjourn its meeting from day to day or any particular day; where the meeting of Committee is adjourned from day to day, notice of such adjourned meeting shall be given to the members available at the place where the meeting is adjourned, if held and it shall not be necessary to give notice of the adjourned meeting to the other members.
iii) Where the meeting of the Committee is adjourned not from day to day but from the date on which the meeting is to be held to another day, notice of such meeting shall be given to the members as provided in the sub-rule (f) of the rule.
h) Presiding officer:— The Chairperson shall preside at every meeting and in his absence the Member Secretary shall hold the meeting or in absence of both the members present shall elect any one of the members to preside at the meeting.
i) Quorum:— i) One-half of the total members as per the notification of the Committee shall form the quorum for any meeting.
ii) If at any time fixed for the meeting or during the course of any meeting less than one half of the total number of members are present, the Chairperson may adjourn the meeting to such date and time on the following or on some other future date and time as he may fix.
iii) No quorum shall be necessary for the adjourned meeting.
iv) No matter which has not been on the agenda of the ordinary or the special meeting, as the case may be, shall be discussed at the adjourned meeting.
v) where the meeting of the Conservation Committee is adjourned under sub-rule (ii) above for want of quorum to the following day, notice of such adjourned meeting shall be given to the members available at the place where the meeting which is adjourned is held by messenger and it shall not be necessary to give the notice of the adjourned meeting to other members.
vi) Where the meeting of the Conservation Committee is adjourned under sub-rule (ii) above for want of quorum not to the following day and time but to with sufficient gap, notice of such adjourned meeting shall be given to all members as provided in the subrule (iv) of (f) above.
j) Minutes:— i) Record shall be kept of the names of the members who attended the meeting and the proceedings of the meeting in a book to be maintained for the purpose by the Member Secretary.
ii) The Minutes of the previous meeting shall be read at the beginning of every succeeding meeting and shall be confirmed and signed by the Chairperson/Presiding Officer at such meeting.
iii) The proceedings shall be open to inspection by any member at the office of the Member Secretary during office hours.
k) Maintaining order at the meeting:—The Presiding Officer shall maintain order at the meeting.
l) Business to be transacted at the meeting:—
i) Except with the permission the Presiding Officer, no business which is not entered in the agenda or for which notice has not been given under rule (v) of (f) shall be transacted at any meeting.
ii) At any meeting, business shall be transacted an order in which it is entered in the agenda unless otherwise resolved in the meeting with the permission of the Presiding Officer.
iii) Either at the beginning the meeting or after the conclusion of the debate on a motion during the meeting, the Presiding Officer or a member may suggest a change in the order of the business as entered in the agenda and if the Chairperson agrees, such a change shall take place.
m) Decision by Majority:— All questions other than those not covered in the set of Regulations/or not in tune with the rules framed under the regulations or have peculiar situation or speak for interpretations when considered at a meeting of the Conservation Committee shall be decided by a majority of votes of the members present and voting and in event of equality of votes, the Chairperson or in absence of the Chairperson, the member presiding at the meeting as the case may be, shall have a second or a casting vote as per (h) above.
n) Disqualification of Member/Barring of member from proceedings:— A member shall cease to be member of the Committee if he—
i) is declared to be of unsound mind by a competent Court; or
ii) is adjudged insolvent; or
iii) has been convicted by any Court in India of any offence, and sentenced to imprisonment for not less than two years; or
iv) is absent without the permission of the Committee in writing from three consecutive meetings thereof or from all the meetings of the Committee for six consecutive meetings;
v) A member, who is directly or indirectly concerned or interested in any proposal before the Committee, or is professionally interested on behalf of a principal or other person in any manner concerning the Committee, or is engaged at the time in any proceedings against the Committee, shall at the earliest possible opportunity, disclose the nature of his interest to the Committee and the disclosure shall be recorded in the minutes of the Committee. The said member shall not be present at any meeting of the Committee when such a proposal is discussed, unless his presence is required by the other members for purpose of eliciting information, but no member so required to be present shall vote on such proposal.
o) Filling of vacancies:— In event of a vacancy in the office of any member of the Committee, the vacancy shall be filled by the Government and the person so appointed shall hold office so long as the member in whose place he is appointed would have held office, if the vacancy had not occurred.
p) No proceeding to be invalid due to vacancy or any defect:— No proceeding of the Committee shall be invalid by reasons of existence of any vacancy in or any defect in the constitution of the Committee.
q) Staff and office setup of the Conservation Committee:— i) The number of officers and staff to be appointed by the Committee shall be as such as may be approved by the Government in this behalf. ii) The designation, qualifications, pay, allowances and the methods of recruitment of the officers and staff of the Committee shall be such as may be approved by the Government in this behalf and the terms and conditions of service shall be such as applicable to a GOA Government servant. The Committee shall draw budgetary provision under the Town and Country Planning Budget head with account code, pattern of assistance defined staff pattern with recruitment rules thereof as may be defined by the Government.
r) Power and duties of the Chairperson of the Committee:— i) The Chairperson shall have overall control over day to day activities of the Commission. ii) The Chairperson may undertake tours within Goa and outside Goa after obtaining permission of the Committee, provided that the Chairperson may order delegate any of his powers or functions under these rules to the Member Secretary subject to such restrictions and conditions as may be specified in the order, provided further that whenever the chairperson is unable to discharge his function owing to absence, illness or any other cause or in event of any vacancy in his office by reason of death, resignation, disqualification or otherwise, the Member Secretary shall exercise the powers and perform the functions of the Chairperson under these rules until the date on which the Chairperson resumes his duties or a new Chairperson assumes office.
s) Power and duties of the Member Secretary:— The Member Secretary shall be subordinate to the Chairperson and shall, subject to the control of the Chairperson, exercise the following powers.
i) The Member Secretary shall be in charge of all confidential papers of the Committee and shall be responsible for preserving them,
ii) The Member Secretary shall produce such papers whenever so directed by the Chairperson and shall make available such papers to any member of the Committee,
iii) The Member Secretary shall be entitled to call for the services of any officer or employee of the Committee and files, papers and documents for study as also to carryout inspections with other Members of the Commission at anytime including checking of accounts, vouchers, bills and other records and stores pertaining to the Committee,
iv) The Member Secretary shall make all arrangements for holding the meetings, inspections of the Committee and meetings of sub-committees constituted by the Committee,
v) All orders or instructions to be issued by the Committee shall be over the signature of the Member Secretary who shall authorize, sanction pass all payments against all allotments made or estimates sanctioned by the Committee,
vi) The Member Secretary shall exercise such other powers and perform such other functions as may be delegated to him from time to time by the Commission or by the Chairperson, Conservation Committee.
6. The terms of reference of the Conservation Committee (CC) shall be, inter alia.— 1) To recommend to the Local Authority whether development/building/demolition permission/ /sanction should be granted under the Heritage Regulations and conditions thereof in Heritage Precincts/Buildings/Conservation areas as shown in the Statutory plans or for buildings/group of buildings outside the Conservation areas but having explicit heritage value as deemed by the Committee. The permission/sanction shall be valid for a period of three years and renewals shall be issued on one year basis. To direct to remove/demolish unauthorized construction in Conservation Zone.
2) To prepare or oversee the preparation of a list (therein and thereafter referred to as “the list”) of individual buildings, areas, precincts or groups of buildings, sites, artifacts, boulevards, promenades, or any such area earmarked in the Statutory Plans (herein and thereafter referred to as “listed buildings/precincts/conservation zones”) which has architectural, cultural, social, archaeological, historic, landscape, aesthetic value or as an open space, skyline, roof scape, view or vista for the community or is associated with a person or event of local, regional, national importance to which the Heritage Regulations could apply. In this regard the Committee shall have powers to appoint Consultants/Sub-committee of Members of the Committee to oversee and prepare the list within a specified time frame.
3) To advise on the delisting/redefinition and reuse of listed structures in Conservation Zone in event of fire/collapse with approval of the Government. To take over individual buildings, areas, precincts or groups of buildings, sites, artifacts, boulevards, promenades, or any such area earmarked in the Statutory Plans (herein and thereafter referred to as “listed buildings/ /precincts/conservation zones”) which has architectural, cultural, social, archaeological, historic, landscape, aesthetic value or as an open space, skyline, roof scape, view or vista for the community or is associated with a person or event of local, regional, national importance in event of inability of the owner to maintain the building with the approval of the Government.
4) To advise whether any relaxation, modification, alteration or variance of any of the Goa Land Development and Building Construction Regulations, 2010 is called for under the Conservation Committee Regulations, case by case or general as a whole.
5) To advise in the operation of the above mentioned Heritage Conservation Regulations to regulate, eliminate/remove and demolish outdoor advertisements/hoarding/signage on the Façade of a listed building individual buildings, areas, precincts or groups of buildings, sites, artifacts, boulevards, promenades, or any such area earmarked in the Statutory Plans (herein and thereafter referred to as “listed buildings/precincts/conservation zones”) which has architectural, cultural, social, archaeological, historic, landscape, aesthetic value or as an open space, skyline, roof scape, view or vista for the community or is associated with a person or event of local, regional, national importance and to recommend guidelines to be adopted by private parties who sponsor beautification programs under Sponsorship Scheme in Conservation Zone and give approval for such proposals.
6) To advise whether to allow the consumption of the Transfer of Development Rights Certificate in a Heritage precinct/area/Conservation zone to designated receiving areas in the statutory plans as per the laws to be framed by the Government and identify such receivable areas for TDR, from time to time.
7) To advise in cost of repairs to be given to owners of existing building should need to arise to help a listed building owner to bring his listed building back to its original shape. For this purpose the Conservation Committee may also try to keep raise funds through private sources/by way of soft loans for completion of works with terms and conditions as specified in Special Vehicle Schemes of the Government.
8) To prepare or oversee the preparation of design guidelines for listed buildings/precincts/ /conservation zones from the point of view of height control, maintenance of essential façade characteristics and other design elements, of style and to suggest suitable designs adopting new materials for replacements keeping the old form intact as far as possible and with universally accepted conservation principles in special sensitive areas identified by the Committee.
9) To advise on any other issue as may be required from time during the course of scrutiny of proposals that may come before the Conservation Committee and in the overall interest of protection, preservation and conservation of the state heritage.
10) To appear before Government either independently or collectively or through or on behalf of the Chairperson in cases of proposals for listed buildings/precincts/conservation areas or zones been placed on the heritage list.
7. Procedure for obtaining Development permission.—
Development permission would be given by the Statutory Authority itself but in consonance with guidelines that are laid down by Government in consultation with the Conservation Committee. The guiding factors for Drawing/Designing of any structure in Conservation areas shall be:
a) Overall Architectural features in the area.
b) Architectural elements used in the Buildings in that street.
c) Overall façade pattern of the generally/universally appreciated buildings in that area.
d) Socio cultural profile of the area; and
e) The on-going commercial activities with special reference of traditionally followed trade in terms of mixed land-use or single land-use. It is expected that the Designer will attempt to enhance the aesthetical beauty of the area or at least attempt to retain the same in terms of architectural, socio-cultural and historic forms and values. It is also expected that when a design is conceived the same is not inconsistent in character with the rest of the area. It is also expected that the sky line and the important elements of design used in the façade of the buildings are picked up from the generally adopted elements in the said areas especially when designing the masonry work as well as the wood work (thresholds, window frames, etc.). It is also highly desirable to consider the landform for achieving better results in site planning of the structures and cutting and filling of land is avoided. The vegetation in the backdrop of the proposed buildings with special reference to the trees is also to be taken into consideration while designing the roofscape of the building. It is also worthwhile to consider the color scheme for the building in advance to blend with the ambience of the said area and street.
Rules for Notary Architect or Engineer in the State of Goa to issue Technical clearance for single Family dwelling unit in approved sub-divided Plot or a natural Plot in Settlement Zone of up to 2,000 m2 in area with total contagious coverage on ground not exceeding an area of 250 m2, in non-PDA areas in the State of Goa
Under these regulations the Town and Country Planning Department provides for a G2C service to Applicants and issues technical clearance under these regulations over proposal for construction which is submitted by the applicant to the Licensing Authority for the issue of Building license under the provisions of these regulations. This G2C service of the Town and Country Planning Department is to be delegated to NOTARY ARCHITECT OR ENGINEER in Goa, who may be empanelled, registered with and notified by the Chief Town Planner for Municipal areas and Village Panchayat areas to function in place of the Town and Country Planning Department for SINGLE FAMILY DWELLING UNIT IN approved sub- -divided Plot or a natural Plot in Settlement Zone of up to 2,000 m2 in area; with total contagious coverage on ground not exceeding an area of 250 m2, in Non-PDA areas in the State of Goa.
“Notary Architect or Engineer”- means Architect or Engineer empanelled, registered and empowered by the Chief Town Planner, T&CP deptt., Panaji-Goa to issue technical clearance on behalf of Town and Country Planning Department in approved sub-divided Plot or a natural
Plot in Settlement Zone of up to 2,000 m2 in area; with total contagious coverage on ground not exceeding an area of 250 m2, in Non-PDA Areas in State of Goa and endorse the plans to the Local Bodies (Municipal Councils or Village Panchayats, as the case may be) for issue of Building license.
The said NOTARY Architects or Engineers in State of Goa FOR SINGLE FAMILY DWELLING UNIT IN approved sub-divided plot or a natural Plot in Settlement Zone of up to 2,000 m2 in area; with total contagious coverage on ground not exceeding an area of 250 m2, will while ensuring that the construction proposal submitted to them are as per the regulations in force, shall issue the technical clearance, stamp and endorse the plans and keep record of such technical clearances issued, assess and collect the Infrastructure Tax on the floor area of such building and will be designated as Public Information Officer under Right to Information Act, 2005 by the Chief Town Planner, for giving information to information seekers on the technical clearance issued by them in respective areas with the Senior Town Planners, North Goa District Mapusa-Goa and Senior Town Planner, South Goa District, Margao, Goa respectively designated as the First Appellate Authority to deal with appeals u/s 19(1).
The Licensing Authority i.e. Municipal Council in Municipal areas and Village Panchayat in respective Panchayat areas shall take note of the technical clearance issued for single family dwelling unit in approved sub-divided Plot or a natural Plot in Settlement Zone of up to 2,000 m2 in area; with total contagious coverage on ground not exceeding an area of 250 m2, by the Notary Architect or Engineer and grant building license and forward a copy of the license issued with the plans for records and information of the Chief Town Planner.
This would ensure SIMPLIFICATION OF PROCEDURE FOR APPROVAL OF SINGLE FAMILY DWELLING UNIT IN approved sub-divided Plot or a natural Plot in Settlement Zone of up to 2,000 m2 in area; with total contagious coverage on ground not exceeding an area of 250 m2, in State of Goa.
PROCEDURES TO BE UNDERTAKEN 1. EMPANELLMENT AND REGISTRATION OF ARCHITECT OR ENGINEER IN GOA TO BE NOTIFIED AS NOTARY ARCHITECT OR ENGINEER TO ISSUE DEEMED NOC/TECHNICAL CLEARANCE FOR SINGLE FAMILY DWELLING UNIT IN APPROVED SUB-DIVIDED PLOT OR A NATURAL PLOT IN SETTLEMENT ZONE OF UP TO 2,000 M2 IN AREA; WITH TOTAL CONTAGIOUS COVERAGE ON GROUND NOT EXCEEDING AN AREA OF 250 M2, IN NON-PDA AREAS IN THE STATE OF GOA.
I. Architect or Engineer in Goa District wise or Taluka wise are to be empanelled registered and notified as NOTARY ARCHITECT OR ENGINEER by the Chief Town Planner for Municipal areas and Village Panchayat in respective Panchayat areas. The Chief Town Planner, either on his own or through such agency as he may appoint on such terms and condition as it may determine to empanel/register/notify the Architect or Engineer in Goa, upon submission of such application, on payment of fees and security deposit, and subject to fulfilling such qualifications and conditions as it may prescribed; the Registered NOTARY Architect or Engineer shall be designated as Public Information Officer under Right to Information Act, 2005, by respective Public Authority for giving information to information seekers on the technical clearance issued by them in respective areas with the Senior Town Planners, North Goa District, Mapusa, Goa and Senior Town Planner, South Goa District, Margao, Goa respectively designated as the First Appellate Authority to deal with appeals u/s 19(1) of RTI Act, 2005.
II. The Licensing Authority i e.; Municipal Council in Municipal areas and Village Panchayat in respective Panchayat areas shall take note of the technical clearance issued for single family dwelling unit in approved sub-divided Plot or a natural Plot in Settlement Zone of up to 2,000 m2 in area; with total contagious coverage on ground not exceeding an area of 250 m2, by the said NOTARY Architect/Engineer and issue Building license and forward a copy of the license issued with the stamped plans for records and information of the Chief Town Planner.
2. DUTIES AND RESPONSIBILITES OF ARCHITECT/ENGINEER EMPANELLED AND NOTIFIED TO ISSUE DEEMED NOC FROM PLANNING POINT OF VIEW/TECHNICAL CLEARANCE FOR SINGLE FAMILY DWELLING UNIT IN APPROVED SUB-DIVIDED PLOT OR A NATURAL PLOT IN SETTLEMENT ZONE OF UP TO 2,000 M2 IN AREA; WITH TOTAL CONTAGIOUS COVERAGE ON GROUND NOT EXCEEDING AN AREA OF 250 M2, IN NON PDA AREAS IN THE STATE OF GOA.
The NOTARY Architect or Engineers in State of Goa as per 1 above, will accept the responsibilities in writing to the Chief Town Planner, who then shall notify the empanelled Architect/Engineer by an order, to issue the Deemed NOC from planning point of view on behalf of the department on the following terms/conditions;
. Scrutinize the proposal received from Architect/Engineer on behalf of the Owner and ensure that the construction proposal is in a plot from an approved sub-division of land or the plot of natural inheritance as per survey record prior to the commencement of this system (Old Survey), the plot is in settlement zone as per any plan in force in the respective areas. The Notary Architect or Engineer shall ensure that the applicant possess valid Conversion Sanad issued by the Competent Authority under the Land Revenue Code, 1969.
II. Issue the technical clearance on the proposal received, on satisfying himself/herself that the proposal complies with the regulations framed, the plans shall be certified in the prescribed format that they are drawn as per the regulations in force and are stamped and issued to the Local Body (Municipal Council or Village Panchayat concerned) and maintain the record of such technical clearance’s issued by him/her;
III. Advise the Architect/Engineer/Owner to obtain building license prior to the commencement of building activity on the plot and display the building license issued in the prominent position in the plot till the building activity is over and ensure that no building activity is undertaken after the building license had lapsed or has been revoked;
IV. Assess and issue the Challan of the Infrastructure Tax on the FLOOR AREA of such building as per the notified Schedule as the case may be, which was issued the technical clearance as the case may be;
V. Issue information to information seekers u/s 6(1) of the RTI Act, 2005 on the technical clearance issued by him/her in respective areas as Public Information Officer and appear before the designated FAA/SAA u/s 19(1) of the RTI Act, 2005.
3. DE EMPANELMENT OF EMPANELLED ARCHITECT/ENGINEER TO ISSUE TECHNICAL CLEARANCE FOR SINGLE FAMILY DWELLING UNIT IN APPROVED SUB-DIVIDED PLOT OR A NATURAL PLOT IN SETTLEMENT ZONE OF UP TO 2,000 M2 IN AREA; WITH TOTAL CONTAGIOUS COVERAGE ON GROUND NOT EXCEEDING AN AREA OF 250 M2, IN NON-PDA AREAS IN THE STATE OF GOA.
If any NOTARY Architect or Engineer as the case may be, fails to discharge his/her duties and responsibilities, the Chief Town Planner, may after giving him/her a reasonable opportunity of being heard in the manner such prescribed, and by an order and notification remove his/her name from the Records of NOTARY Architect or Engineer delegated the power to issue Technical clearance and thereupon he/she shall cease to be NOTARY Architect or Engineer as the case may be and shall be discharged of his/her duties as per 2 above;
1. The discharged NOTARY Architect or Engineer as the case may be, shall return all the records of the Technical clearance’s issued by him/her in respective areas to the Chief Town Planner, upon discharge of the duties as empanelled, registered and notified NOTARY Architect or Engineer by an order and notification;
2. The discharged NOTARY Architect or Engineer as the case may be, shall cease to the Public Information Officer under Right to Information Act, 2005 by an order and notification;
3. The Licensing Authority i.e. Municipal Council in Municipal areas and Village Panchayat in respective Panchayat areas shall take note of the discharged NOTARY Architect or Engineer and shall not honor any technical clearance issued for single family dwelling
Regulations for Farm House and other Auxiliary Structures for Residence of Farmer, Poultry or Animal Sheds in Agricultural lands
||Minimum area of plot
|| Maximum permissible Coverage
||5% subject to a maximum of 500 m2 per holding. The maximum area permissible for a farm house irrespective of the area of plot will be 500 m2.
||Maximum permissible FAR.
||Maximum permissible height
||7.60 meters from the ground level to the eaves of the roof, including stilts if any. * Relaxation in height can be considered for specific requirements in case of smoke houses and the like.
|| Farm house shall be accessible by a road of width not less than 6.0 meters (R/W) or a katcha carriageway of not less than 3.0 meters width. The access to the farm house shall not have the gradient of above 1:6.
||The compound wall for Farm House to be limited to the height of 1.50 meters (0.90 meter (solid type) and 0.60 meter above to be of wire mesh type) on the side abutting the road and may be solid for other sides.
||Front 10 meters or 3/4th depth of the plot whichever is less from the right of way line, if abutting on a main road i.e. MDR/SH/NH and main village roads. All other setbacks should be minimum 10.00 meters with no projections in setback areas. For plots abutting SH/NH prescribed setbacks as applicable shall have to be maintained. * The front setback can however be relaxed in case depth of the plot is not sufficient enough to maintain the 30 meters or ¾ depth of the plot guideline
- Farm house shall be used as residence of the owner and farm workers, for storage of agricultural produce, storage of agricultural equipments, manure, pesticides for the use of farming, smoke houses, parking of owners tractors and vehicles and other uses allied to agriculture. In case of single Farm House proposal in a property, the minimum access (R/W) required may be 6.0 meters (R/W) only. It shall not be used as a godown or for other any commercial purpose like club/hotel/casinos etc.
- Farm houses are not permitted in low lying agricultural lands recorded as rice in the survey records or Forest lands as per Forest Act. However, pump houses of maximum area of 6 sq. meters and of height 1.8 meters may be permitted in such areas.
- No hill cutting shall be allowed for construction of Farm house. Farm houses are not permitted in sloping land having slope above 25 %. Farm houses shall be located and constructed in the flatter portion of the land not having slope of more than 25% slope and cutting shall be restricted to only for the plinth, foundation and for footing only.
- Only one farm house per holding will be permitted. However for holdings above 20,000 m2 of area, additional auxiliary structures of non-habitable nature will be permitted not exceeding the maximum permissible coverage of 5 %.
- The design of the farm house should be in harmony with the surroundings and compulsorily have sloping roof with Mangalore tile cladding. However for farm sheds, poultry sheds /animal sheds etc., asbestos sheet and other kind of roofing materials would be permitted. As far as possible local materials should be made use for the construction.
- The development in form of access, structures, retaining walls and compound wall should not cause blockage of the natural drainage system