CHAPTER – IV (G.O.119 Contd..)


Standard space requirements of various parts of a building of all types including high rise buildings:

Space requirement for different parts of building of different sizes:


Main Building: The plinth or any part of a building or outhouse shall be so located with respect to highest road level from site so that adequate drainage of the site is assured. The height of the plinth shall be not less than 450mm from surrounding ground level.

Interior Courtyards, Covered Parking Spaces and Garages: Every interior court yard shall be raised at least 150mm above the determining ground level and shall be satisfactorily drained either by gravity or by mechanical means.

Minimum Size, Width and Height of different components of residential premises shall be as given in the Table below.


Minimum Size, Width and Height of different components of residential premises

Sl.No Components of Building Minimum Requirement for a Dwelling Unit up to 50sq.m Minimum Requirement for a Dwelling Unit above 50sq.m
Area (sq.m) Width (m) Height (m) Area (sq.m) Width (m) Height (m)

Habitable Rooms

7.5 2.1 2.75 9.5 2.4 2.75
2 Kitchen 3.3 1.8 2.75 4.5 1.8 2.75
3 Pantry - - - 3.0 1.4 2.75
4 Kitchen with Dining area 7.5 2.1 2.75 7.5 2.1 2.75
5 Bathroom 1.2 1.0 2.2 1.8 1.2 2.2
6 WC 1.0 0.9 2.2 1.2 0.9 2.2
7 Combined Bath & WC 1.8 1.0


2.8 1.2 2.2
8 Door  ways (Habitable rooms) - 0.9 2.1 - 0.9 2.1
Kitchen, Bath, WC) - 0.75 2.0 - 1.0 2.0
9 Staircases - 1.0 - - 1.0 2.0
10 Garage Two-wheeler garage: 1 x 2 m 18.0 3.0 2.4
11 Store room Area and width of the store has no restriction, however Minimum Height has to be 2.20mt. If the area of the store is 9.5sqm and above, the light and ventilation clause shall also apply
12 Projections Permitted within the plot boundary, up to 0.75 m width. No portions of any projection whatsoever shall project outside the plot boundary


Provided that the minimum clear head way under any beam shall not be less than 2.4 m.

Maximum permissible height for building component mentioned above is 4.8m. However if the architect desires that more height of any building component is necessary for the functional design even to the extent of double height (to be counted twice in FAR) in the project, the same may be permitted subject to the overall permissible height of building/structure.

In case of group housing 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 0.75m wide) shall overhang or project over the said open space so as to reduce the width to less than minimum required. Such projections shall not be allowed at height less than 2.2m from the corresponding finished floor level.

Architectural features and landscape:

Architectural features like pergolas, free standing walls, trellis, on-permanent gazebos, fountains, statues, pedestal, louvers, fins, jalis, sunshade etc. in permissible building envelope area, which shall not be counted in FAR and Ground Coverage.

Minimum Size and Width of different components of Non-residential premises

The minimum area for office room/shop or any other space to be used as workspace shall not be less than 6.0sq.m and with a minimum width of 2.1m.

Splay at road junctions, including ‘Y’ junctions:

Splay required at road junctions is given in the Table below. The area of splay would be deemed to form part of the road junction.


Splay required at road junctions

Sl.No Road Width (in m) Splay / Offset (in m)
1 Less than 12 3 X 3
2 Above 12 up to 24 4.5 X 4.5
3 Above 24 6 X 6

Requirements of Parts of Buildings


No balcony or corridor shall be permitted projecting within the mandatory open spaces/setbacks in case of non-high rise buildings. These if provided shall be set back as per the minimum mandatory open spaces and the setbacks shall be clear from the edge of the balcony or corridor.

In case of high rise buildings, the balcony projection of up to 2m may be allowed projecting on to the open spaces for upper floors from 6m height from the corresponding finished floor level onwards.


The construction of the basement may be allowed in accordance with the land use and other provisions specified under the Master Plan/Zonal Plan/Zoning Regulations/Building Rules. The basement shall have the following requirement:

Basements are allowed for plots 750sq.m and above only.

Every basement shall be in every part at least 2.4m in height from the floor to underside of the roof slab or ceiling.

The minimum height of the ceiling of any basement shall be 0.9m and the maximum height shall be 1.2m above the highest adjacent road level.

Basement shall be with a setback of at least 1.5m in the sites of extent of up to 1000sq.m, 2m in the sites of extent of more than 1000sq.m and up to 2000sq.m, and 3m in the sites of extent of more than 2000sq.m from the property line. In case of more than one basement, 0.5m additional setback for every additional basement floor shall be insisted.

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 stall board lights or pavement lights or by way of shafts. Any deficiency may be met by providing adequate mechanical ventilation in the form of blowers, exhaust fans, air-conditioning systems, etc.

Alternatively, a system of air inlets shall be provided at basement floor level and smoke outlets at basement ceiling level.

Adequate arrangement shall be made such that surface drainage does not enter the basement.

The walls and floors of the basement 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 given.

The access to the basement shall be either from the main or alternate staircase providing access to the building. When the staircase is continuous in the case of buildings served by more than one staircase, the same shall be of enclosed type serving as a fire separation from the basement floor and higher floors and having fire resistance rating [of not less than two hours]/as given in Tables 1 to 18 of Part IV of the NBC 2005.

In case a lift is provided in a building (including residential buildings) the same may also serve the basement area.

The exit requirements shall conform to the provisions of ‘Fire and Life safety’.

Basement floor shall be used only for parking and not for any habitation purpose. Parking can be permitted in one or more levels (multi-levels). In case of basement being used as parking only, the travel distance shall be 45m.

Parking in basement can also be permitted by means of a car lift. Wherever Mechanical system and car lifts are proposed enabling two tier parking, the required parking is computed accordingly.

Common and Continuous basement parking floors between adjoining buildings would be allowed depending upon structural safety aspects, mutual agreement between owners, etc.

Only in case of High Rise Buildings, up to 10% of basement may be utilised for utilities and non-habitation purpose like A/C Plant room, Generator room, Sewerage Treatment Plant (STP), Electrical installations, Laundry, etc. This is allowed only after fulfilling the required parking spaces.

Building services such as electrical sub-stations, boiler rooms in basements shall comply with the provisions of the Indian Electricity Act/Rules. Boiler room shall be provided at the first basement along the periphery wall with fire resistance rating as given in Tables 1 to 18 of Part IV of the NBC 2005 or shall be separated with the blast wall.

Stall board and pavement lights should be in positions easily accessible to the fire brigade and clearly marked ‘SMOKE OUTLET’ or ‘AIR INLET’ with an indication of area served at or near the opening.

In multi-story basements, intake ducts may serve all basement levels, but each basement level and basement compartment shall have separate smoke outlet duct or ducts. Ducts so provided shall have the same fire resistance rating as the compartment itself. Fire rating may be taken as the required smoke extraction time for smoke extraction 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 heat/smoke sensitive detectors or 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.

Mechanical extractors shall have an internal locking arrangement, so that extractors shall continue to operate and supply fans for HVAC shall stop automatically with the actuation of fire detectors.

Mechanical extractors shall be designated to permit 30 air changes per hour in case of fire or distress call. However, for normal operation, air changes schedule shall be as given in Part 8, Building Services, Section 3, Air-conditioning, Heating and Mechanical Ventilation of National Building Code, 2005.

Mechanical extractors shall have an alternative source of supply.

Ventilating ducts shall be integrated with the structure and made out of brick masonry or reinforced cement concrete and when this duct crosses the transformer area or electrical switchboard, fire dampers shall be provided.

If cutouts are provided from basements to the upper floors or to the atmosphere, all sides cutout openings in the basements shall be protected by sprinkler head at close spacing so as to form a water curtain in the event of a fire.

The basement shall be partitioned and in no case compartment shall be more than 500sq.m and less than 50sq.m area except parking. Each compartment shall have ventilation standards as laid down in the rules separately and independently. The partition shall be made in consultation with APSDR&FSD.

It is essential to make provisions for drainage of any such water on all floors to prevent or minimize water damage of the contents. The drain pipes should be

provided on the external wall for drainage of water from all floors. On large area floors, several such pipes may be necessary which should be spaced 30m apart. Care shall be taken to ensure that the construction of the drain pipe does not allow spread fire / smoke from floor to floor.

The staircase shall be situated at the periphery of the basement to be entered at ground level only, from outside open air.

The staircase shall communicate with basement through a lobby with self-closing doors with fire resistance rating as per relevant NBC code mentioned above.

Bathroom and W.C:

Every bathroom or water closet shall be so situated that at least one of its walls shall open to external air unless mechanically ventilated, it shall have a minimum opening in the form of window or ventilation opening to a shaft or open space, of area not less than 0.3sq.m with side not less than 0.3m. have the platform or seat made of watertight non-absorbent material. no room containing water closets shall be used for any purpose except as a lavatory.

every water closet and/or a set of urinals shall have flushing cistern of adequate capacity attached to it.

toilets / W.C. / Urinals are permitted within the building envelop in stilts area and basement or at ground level with subject to appropriate natural / artificial ventilation, drainage and sanitation provided the maximum size doesn’t exceed 3sq.m.

shall not open directly into any kitchen or cooking space by a door, window or other opening.

every room containing WC shall have a door completely closing the entrance to it.

not be directly over or under any room other than another water-closet, washing place, bath or terrace, unless it has water-tight floor.

all the sewage outlets shall be connected to the municipal sewerage system. Where no such system exists, a septic tank shall be provided within the plot conforming to the requirements.

be provided with an impervious floor covering, sloping towards the drain with a suitable grade and not towards veranda or any other room.

Be enclosed by walls or partitions and the surface of every such wall or partition shall be finished with a smooth impervious material to a height of not less than 1m above the floor of such room.

Boundary wall height:

Wherever applicable, the following norms shall apply.

Front wall: 1.2m from highest adjacent road level to be solid (stone/brick/ masonry etc.).

And above 1.2m and up to 2.0m it should be perforated (stone jali/iron grills/vegetation) to maintain visual continuity.

Side walls and back wall: 2.4m from ground level to be solid (stone/brick/ masonry etc.).

In case of corner buildings the height of boundary wall shall be restricted to 0.75m for length of 10m on the front and side of the inter-sections and the balance height of 0.75m if required may be constructed with the perforated stone jali/iron grills/vegetation) to maintain visual continuity.

The above provisions are not applicable to the boundary walls of jails.

In Industrial buildings of workshops and factories, electric sub-stations, transformer stations, institutional buildings like sanitoria, hospitals and educational buildings like schools, colleges, including hostels, and other public utility undertakings and strategically sensitive buildings a height up to 2.4m may be permitted.


Canopy to be provided within the building envelope or in setback subject to setback conditions but inside plot line, however over the entrance in the front setback should not be more than 3m and inside setbacks may be up to the plot boundary or maximum 3m, whichever is less. Canopy can be at the structural floor level.


Every doorway shall open into an enclosed stairway, a horizontal exit, on a corridor or passageway providing continuous and protected means of egress.

No exit doorways shall be less than lm in width and in case of hospital and ward block it shall be 1.5m.

Doorways for bathrooms, water closet, stores etc. shall be not less than 0.75m wide.

Doorways shall not be less than 200cm in case of assembly buildings.

Doorways shall be not less than 2m in height.

Exit doorways shall open outwards, that is away from the room but shall not obstruct the travel along any exit. No door when opened shall reduce the required width of stairway or landing to less than 0.9m. Overhead or sliding door shall not be installed.

Exit door shall not open immediately upon a flight of stairs. A landing equal to at least, the width of the door shall be provided in the stairway at each doorway. Level of landings shall be the same as that of the floor, which it serves.

Exit doorways shall be openable from the side, which they serve without the use of a key.

Revolving doors shall not be provided as a means of fire exit..

Mirrors shall not be placed in exit ways or exit doors to avoid confusion regarding the direction of exit.

Exit requirements:

The following general requirement shall apply to exits:

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.

In every building exit shall comply with the minimum requirement of this part, except those not accessible for general public use.

All exists shall be free of obstructions.

No buildings shall be altered so as to reduce the number, width or portion of exits to less than required.

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.

All exit ways shall be properly illuminated.

Firefighting 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.

Alarm devices shall be installed to ensure prompt evacuation of the occupants concerned through the exits, wherever required.

All exits shall provide continuous means of egress to the exterior of a building or to an exterior open space leading to a street.

Exits shall be so arranged that they may be reached without passing through another occupied unit, except in the case of residential buildings.

Arrangement of Exits:

Exits in non-sprinkled buildings shall be so located so that the travel distance on the floor shall not exceed 22.50m for residential, educational, institutional and hazardous occupancies and 30.0m for assembly, business, mercantile, industrial and storage occupancies.

Whenever more than one exit is required for a floor of a building they shall be placed as remote from each other as possible.

All the exits shall be accessible from the entire floor area at all floor levels.

In case of sprinkled building the travel distance shall be increased by 1.5 times the mandatory distance.

The travel distance to an exit from the remote point shall not exceed half the distance as stated above except in the case of institutional occupancy in which case it shall not exceed 6.0m.

 Capacity of Exits:

The capacity of exits (staircase, ramps and doorways) indicating the number of which persons could be safely evacuated through a unit exit width of 50cm shall be as given in the Table below.


Number of Occupants per unit Exit width

S.No Occupancy Number of occupants
Stairways Ramps Doors
1 Residential/Educational/Institutional 25 50 75
2 Assembly 40 50 60
3 Business/Mercantile/Industrial/Storage 50 60 75
4 Hazardous 25 30 40

The requisite number and size of various exits shall be provided, based on the occupants in each room and floor based on the occupant load, capacity of exits, travel distance and height of buildings. Number and Size of Exits

 At least one primary entrance to each building shall be usable by individuals in wheelchairs and shall be indicated by a sign.

 At least one entrance usable by individuals in wheel chairs shall be on a level that would make the elevators accessible.

 Types of Exits

 Exits shall be either horizontal or vertical type.

 An exit may be doorway, corridor and passage to an internal staircase or external staircase, ramp or to a verandah and/or terraces that have access to the street or to roof of a building.

An exit may also include horizontal exit leading to an adjoining building at the same level.

Lifts/ escalators and revolving doors shall not be considered as exits.

Staircase Requirements

For buildings such as assembly, business, education, hazardous, industrial, institutional, Mercantile Building, High Rise Building, Multi-Level Car Parking Building, Office Building (premises), Special Building, Storage Buildings and Wholesale Establishment, there shall be minimum of two staircases and one of them may be enclosed stairway and the other shall be on the external walls of building and shall open directly to the exterior, interior open space or to any open place of safety.

Single staircase may be considered for Non-high-rise residential, educational, business or group housing society where floor area does not exceed 500 sq. m. and height of the building does not exceed 18m (including Stilt Floor) and other requirements of occupant load travel distance and width of staircase shall meet the requirement.


Interior stairs shall be constructed of non-combustible material throughout.

Interior stairs shall be constructed as a self-contained unit with at least one side adjacent to an external wall and shall be completely enclosed unless mechanically ventilated.

A staircase shall not be arranged round a lift shaft for buildings above 15.0m (18m with stilts) height. The staircase location shall be to the satisfaction of department of Fire Services.

Hollow combustible construction shall not be permitted.

The minimum width of internal staircase shall be as given in Minimum Width Provisions for Stairways [Sub-rule (14)].

The minimum width of treads without nosing shall be 25cm for an internal staircase for residential buildings. In the case of other buildings, the minimum tread shall be 30cm. The treads shall be constructed and maintained in a manner to prevent slipping. Winders shall be allowed in residential buildings provided they are not at the head of a downward flight.

The maximum height of riser shall be 19cm in the case of residential buildings and 15cm in the case of other buildings and these shall be limited to 12 per flight.

Handrails shall be provided with a minimum height of 90cm from the centre of the tread.

The minimum headroom in a passage under the landing of a staircase and under the staircase shall be 2.2 m.

For building more than 24m in height, access to main staircase shall be through a lobby created by double door of half an hour fire rating. One of the doors will be fixed in the wall of the staircase and other after the lobby.

No living space, store or other fire risk shall open directly into the staircase or staircases.

External exit door of staircase enclosure at ground level shall open directly to the open spaces or can be reached without passing through any door other than a door provided to form a draught lobby.

The main staircase and fire escape staircase shall be continuous from ground floor to the terrace level.

No electrical shafts/AC ducts or gas pipe etc. shall pass through the staircase.

Lift shall not open in staircase landing.

No combustible material shall be used for decoration/wall paneling in the staircase.

Beams/columns and other building features shall not reduce the head room/width of the staircase.

The exit sign with arrow indicating the way to the escape route shall be provided at a suitable height from the floor level on the wall and shall be illuminated by electric light or glow sign or florescent connected to corridor circuits. All exit way marking sign should be flush with the wall and so designed that no mechanical damage shall occur to them due to moving of furniture or other heavy equipment’s. Further all landings of floor shall have floor-indicating boards indicating the number of floor as per Building Rules. The floor indication board shall be placed on the wall immediately facing the flight of stairs and nearest to the landing. It shall be of size not less than 0.2m. x 0.5m.

Individual floors shall be prominently indicated on the wall facing the staircase.

In case of single staircase it shall terminate at the ground floor level and the access to the basement shall be by a separate staircase. However, the second staircase may lead to basement levels provided the same is separated at ground level either by ventilated lobby with discharge points at two different ends through enclosures.

Any staircase made for use of Fire escape which will be open to sky (can be covered from top but sides to be open) will not be considered under FAR calculation.

Fire Escape Staircases

Fire escape shall not be taken into account while calculating the number of staircases for a building.

All fire escapes shall be directly connected to the ground.

Entrance to the fire escape shall be separate and remote from internal staircase.

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.

Fire escape shall be constructed of non-combustible materials.

Fire escape stairs shall have straight flight not less than 125cm wide with 25cm treads and risers not more than 19cm and the number of risers shall be limited to 16 per flight.

Handrails shall be at a height not less than 100cm.

Fire escape staircase in the mercantile, business, assembly, hotel buildings above 24m 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.

Spiral Stairs (fire escape)

The use of spiral staircase shall be limited to low occupant load and to a building height of 9m.

A spiral stairs shall not be less than 150cm in diameter and shall be designed to give the adequate headroom.

Minimum Width Provisions for Stairways

The following minimum width provisions shall be made for each stairway:


Minimum Width Provisions for Stairways

S.No Type of Building Minimum width for each stairway (m)
1 Residential Non High Rise Buildings 1.00
2 Other Residential Buildings e.g. Apartments, Hostels, Group Housing, Guest Houses, etc. 1.25
3 Educational Buildings like Schools, Colleges 1.50
4 All other buildings including Hotels, Nursing Homes etc 1.50
5 Institutional Buildings like Hospitals etc 2.00
6 Assembly Buildings like Auditoria, Theatres and Cinemas 2.00

The following minimum width provisions shall be made for each passage way/corridor:Minimum Width Provisions for Passageway/Corridors


Minimum Width Provisions for Passageway/Corridors

S.No Type of Building Minimum width for each stairway (m)
1 Individual Residential buildings 1.00
2 Other Residential Buildings e.g. Hostels, Group Housing, etc. 1.25
3 All Other Buildings including Hotels 1.50
4 Assembly Buildings like Auditoria, Theatres and Cinemas 2.00
5 Hospital, Nursing Homes, etc 2.40

Ramps- for applicability in all other building types refer Chapter IX-2


Ramps & Gradients

 Ramps shall not be allowed in the mandatory setbacks including building line, however ramps may be permitted in the side and rear setbacks after leaving minimum 7m of setback for movement of the fire-fighting vehicles.Ramps

 The ramps to basement and parking floors shall be with at least two ramps each with a minimum of 3.6m wide or one ramp with a minimum of 5.4m wide, provided with gradient of 1:8 for cars and 1:15 for heavy vehicles. At curved portions of the ramp the slope should not be more than 1:12.

 The minimum width of the ramps in Nursing Homes, Hospitals shall be 2.4m for stretcher and not for vehicular movement and in the basement using car parking shall be 6.0m. At each floor one of the exit facilities shall be a ramp of not less than 2.4m in width. In this case the handrails shall be provided on both sides of the ramp.

The maximum gradient of a ramp approach intended for the Differently Abled persons shall not exceed 1 in 10 and shall be finished with approved non-slippery materials. The minimum width of the ramp shall be 1.2m and provided with handrails of height not less than 80cm.

Every part of a building within a floor shall be accessible by a wheel chair and in case of level difference between parts they shall be connected by ramp/slope ways with minimum specifications as above.

All structural design / safety aspects as per latest BIS Codes and NBC shall be complied along with consideration of weight of Fire Engine and its maneuverings.

Ramps shall lead directly to outside open space at ground level or courtyards or safe place.

For building above 24.0m in height, access to ramps from any floor of the building shall be through smoke fire check door.

For additional conditions, Sub-rule (16)-Ramps of Rule 6 - Requirement of Parts of Buildings of Chapter – IV-General Space Requirements & Services shall also be followed.

Ramps with Gradients: Where ramps with gradients are necessary or desired, they shall conform to the following requirements:

A ramp when provided should not have a slope greater than 1 in 20 or maximum of 1 in 12 for short distance up to 9000mm.

A ramp shall have handrails on at least one side, and preferably two sides, that are 900mm high, measured from the surface of the ramp, that are smooth, and that extend 300mm beyond the top and bottom of the ramp. Where major traffic is predominantly children, the handrails should be placed 760 mm high.


Where handrails are specified to be of heights other than 80 cm, it is recommended that two sets of handrails be installed to serve all people. Where major traffic is predominantly children, particularly physically disabled children, extra care should be exercised in the placement of handrails, in accordance with the nature of the facility and the age group or groups being serviced

Care should be taken that the extension of the handrails is not in itself a hazard. Extension up to 300mm may be made on the side of a continuing wall.

A ramp shall have a surface that is non-slip surface and if length is 3500mm, the minimum width shall be 1500mm greatly assists the challenged persons with semi-ambulatory and ambulatory disabilities.

Each ramp shall have at least 1800mm of straight clearance at the bottom.

Ramps shall have level platforms at 10m to 12m intervals for purposes of rest and safety, and shall have platforms minimum 1.5m length wherever they turn.

A ramp shall have a level platform at the top which is at least 1800 mm long, if a door swings out onto the platform or toward the ramp. This platform shall extend at least 300mm beyond each side of the doorway.

For visually impaired people, ramps may be colour contrasted with landing.

To minimize rise to wheelchair users, ramps should be equipped with herbs approximately 50mm high at exposed sides.

Lifts and Escalators

Provision of Lifts

It shall be made mandatorily for all buildings which are 15m and above (without stilts) /18m and above (with stilts) in height.

For buildings less than 15m (without stilts)/18m (with stilts) the provision of lift is on the discretion of the owners in order to facilitate movement of elderly people.

All the floors including basement and terrace shall be accessible for 24hours by the lifts.

The lifts provided in the buildings shall not be considered as a means of escape in case of emergency.

The lift machine room shall be separate and no other machinery shall be installed in it.

Grounding switch at ground floor level to enable the fire service to ground the lift car in case of emergency shall also be provided.       

Lifts in residential buildings

For all residential buildings with height 15m (without stilts) or 18m (with stilts), opening of lift may be allowed in the staircase landing, provided the landing is 1.5m wide and it does not obstruct movement in general and in emergency.

Note:  For  applicability  in  all  other  buildings,  refer  “Lifts”  in  CHAPTER-IX-2



Escalators may be permitted in addition to required lifts. Such escalators may be permitted in atrium area in shopping malls/public buildings.


Every room to be used as a kitchen shall have 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.

An impermeable floor;

At least a window not less than 1sq. m. or one tenth of the floor area whichever is more in area open directly to an interior or exterior open space, but not into a shaft (unless mechanically ventilated) and;

Refuse Chutes in residential building of above 15m (without stilts)/ above 18m (with stilts) in height.

Loft / Ledge or Tand

Lofts shall be permitted in residential buildings and shops only.

It shall not interfere with the ventilation of the room under any circumstances.

Area of such loft shall be restricted to 25% of the covered area of respective floor.

Maximum height between loft and ceiling shall be 1.5m.

The clear height below the loft shall be 2.2m.

Means of Access:

No building shall be constructed as to deprive any other building of its means of access.

Every person who erects a building shall not 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 access.

Means of access shall be as per the approved layout plan and simultaneously in accordance with the fire and life safety regulations.

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 6m. 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 less than 5m in height.

The Minimum Abutting Existing Road Width Required for various types of building activities shall be as given in these Rules. (Vide Chapter-VII-Requirement of Approach Road for Building Sites/Plots)

Mezzanine floor:

Mezzanine floor where provided is to be counted in FAR.

Minimum clear height shall not be less than 2.2m and not more than 2.7m.

If used as a living room shall not be less than 9.5sq. m.

Aggregate area of mezzanine floor in a building shall in no case exceed one-third the plinth area of the building.

Shall not be used as a kitchen.

Shall not be sub-divided into smaller compartments.

Shall not interfere with the ventilation of the space over and under it.

In no case shall a mezzanine floor be closed so as to make it liable to be converted into unventilated compartments.

Provision of exterior open spaces and height limitation around the building

The dimensions of exterior open spaces (setbacks) and heights for Non-High Rise and High Rise Buildings shall be provided as given separately in these Rules respectively for such buildings.

Exterior open spaces

For all buildings including High-rise buildings, the open spaces/setbacks, covered area, FAR if any shall be as per Master Plan/Zonal Plan requirements and as per these Rules.

Every room that is intended for human habitation shall abut on an interior or exterior open space or on to a verandah open to such interior or exterior open space.

In case of High-rise buildings, the exterior open spaces around a building shall be of green or hard surface capable to taking the load of fire engine weighing up to 45tonnes.

In case, kitchen and toilets do not abut either interior or exterior open spaces, mechanical ventilation would be provided.

Up to 25% of the total setback area can be sunk for light, ventilation and access to basement, provided fire tender movement is not hindered.

Height Limit

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/Zoning Development Plan/Zoning Regulations/these Rules.

For buildings in the vicinity of the aerodromes, the maximum height of such buildings shall be subject to clearance from the Airport Authority of India.

Height Exemptions

The following appurtenant structures shall not be included in the height of building covered under Building Rules.

  1. Roof tanks and their supports not exceeding 1.5m in height.
  2. Ventilating, air conditioning and lift rooms and similar service equipment.
  3. Stair covered with Mumty not exceeding 3.00m in height.
  4. Chimneys and parapet wall not exceeding 1.50m.

Interior Open Space for Light and Ventilation

The whole or part of one side of one or more rooms intended for human habitation and not abutting on either the front, rear or side open spaces shall abut on an interior open space or an internal courtyard or chowk, whose minimum dimensions shall not be less than 9sq.m with no side shall be less than 2m for buildings up to 15m in height (excluding Stilt Floor).

For buildings with above 15m in height (excluding Stilt Floor), the minimum dimensions of the internal courtyard shall be with an area of not less than 25sq. m and no side shall be less than 3m in width.

All such court yards / ducts may be allowed above stilt floor.

Sunken Courtyard: Sunken courtyard up to 3m in depth from the ground level as ‘light well’ within building envelop shall be permitted for light and ventilation for basement area.

Skylight: Skylight in interior open space (courtyard) may be permitted subject to it may not act as a coverage space on the ground floor and not violate the maximum/minimum ground coverage rules.

Lighting and ventilation of rooms

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 an open verandah not more than 2.4m in width.

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.

Notwithstanding the above, the minimum aggregate area of openings of habitable rooms and kitchens excluding doors shall not be less than 1/10 of the floor area.

No portion of a room shall be assumed to be lighted if it is more than 7.50m from the opening assumed for lighting that portion.

Ventilation Shaft for water closets and bathrooms

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. However, it is not mandatory in case of buildings where mechanical ventilation is available.

TABLE - 10

Size of Ventilation Shaft


Building Height (m) Size of ventilation shaft (sq. m) Minimum size of shaft(m)
1 Up to 10 1.0 1.0
2 Up to 12 3.0 1.2
3 Up to 18 4.0 1.5
4 Up to 24 6.0 1.8
5 Above 24 9.0 3.0

Every interior or exterior or air space, unless the latter is a street, shall be maintained for the benefit of such building exclusively and shall be entirely within the owner's own premises.Joint Open Air Space

If such interior or exterior open air space is intended to be used for the benefit of more than one building belonging to the same owner; then the width of such open air space shall be the one specified for the tallest building as specified in building rules, abutting on such open air space.

Restrictions on Projections in Mandatory Open Spaces

The following are the Restrictions on Projections in the mandatory open spaces / setbacks / interior open spaces:

Every interior or exterior open space shall be kept free from any erection thereon and shall be open to the sky. Nothing except Cornice, Chajjas/weather shades only of width not exceeding 75cm shall be allowed in the mandatory setbacks. Such projections shall not be allowed at a height less than 2.20m from the corresponding finished floor level.

No balcony projections or corridor shall be permitted projecting within the mandatory open spaces/setbacks in case of non-high rise buildings. These, if provided for, shall be set back as per the minimum mandatory open spaces and the setbacks shall be clear from the edge of the balcony or corridor. However, a Portico or Canopy without access to the top may be considered in the front open space.

Pergola shall be permitted in a residential building if constructed in the exterior open spaces within setback or terrace. Such pergola shall not exceed 10% of ground coverage. Such pergolas shall have a minimum clear height of 2.2 m.

In case of Individual Residential Building in plots more than 300sq.m:

In the front setback only a security guard booth of 2sq.m is allowed.

In the rear and side open spaces Septic tank, well, parking sheds, generator room may be allowed.

A setback of at least 1m from the property or boundary line of the plot shall be provided for these structures.

The height of these accessory buildings shall not be more than 2.5m and shall not occupy more than 1/4th of the plot width. These shall be so located that they do not hinder the fire safety measures and operations.

Not to include in FAR calculations

Machine room for lift on top floor as required for the lift machine installation. Note: The shaft provided for lift shall be taken for FAR calculations only on one floor.

Mumty over staircase on top floor.

Watch and ward cabins of area not more than 4.5sqm at the entry point.

Entrance porches/canopies in high rise buildings.

All pergolas at any level.

Architectural feature on ground or any other floor including rooftops.

Sky bridges or intermittent floors as relief in high rise buildings having landscape areas jogging tracks, swimming pools and other public spaces. Swimming pool and related amenities at roof tops and on sky bridges.

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, cooling towers as per fire norms. Fire tender movement shall be unhindered.


Parapet walls and handrails provided on the edges of roof terrace, balcony, verandah etc. should not be less than 1.0 m and more than 1.5 m in height.

The above condition shall not apply where roof terrace is not accessible by a staircase.

However on terrace floor in the portion where installations like DG Set, Water Tank and other, screening parapet of a suitable height may be constructed to hide such equipment etc. and there is no need to have uniformly increased height of the parapet.

Parking Spaces

The parking spaces should be efficiently designed and clearly marked and provided with adequate access, aisle, drives and ramps required for maneuvering of vehicles.

The parking spaces may be provided in

Basements or cellars (one or more) / multi-level (allowed for plots 750sq.m and above only) or

Stilt floor or in upper floors (at any level) or

The Open space over and above the setbacks i.e. after leaving the setbacks to be left around the building with adequate vehicular access, aisle, drives, ramps required for maneuvering of vehicles, or

Common pool parking area (in the case of Group Housing Scheme / Cluster Housing / Row Housing Schemes).

Any of the above or all the above or combination of the above.

Wherever Mechanical system and car lifts are proposed enabling two tier parking, the required parking is computed accordingly.

In respect of Apartment Complexes / Building / Block of residential nature, in sites up to 750sq.m the Parking requirement shall be deemed to be met if the entire stilt floor is left for parking.

Common and Continuous basement parking floors between adjoining buildings would be allowed depending upon structural safety aspects, mutual agreement between owners, etc.

In the Stilt floor a watchman room and 2 toilets (W.C), with maximum built up area of 25sq.m may be allowed. Such space shall not be disposed and shall be part of common facility of the complex. For the sites above 750sq.m area such use is permitted subject to fulfillment of parking requirement as per the above Table (Parking Area to be provided in all Buildings).

For parking spaces in basements and upper floors, at least two ramps of minimum 3.6m width or one ramp of minimum 5.4m width and adequate slope 1 in 8 shall be provided. Such ramps shall not be allowed in mandatory setbacks including building line, however they may be permitted in the side and rear setbacks after leaving minimum 7m of setback for movement of fire-fighting vehicles. Access to these may also be accomplished through provisions of mechanical lifts.

The minimum width of the drive way shall be 4.5m.

In case where the permissible set back is less than 4.6m the pillars position in stilt floor shall be so designed that there shall be clear space of 3.6m (excluding Greenery) is available for movement of vehicles.

Visitors’ parking shall be provided with minimum 10% of the parking area mentioned in the above Table (Parking Area to be provided in all Buildings) and may be accommodated in the mandatory setbacks other than front setback where ever such setbacks are more than 6m (excluding green strip). However this is not permissible in case of transfer of setback. The Visitors’ Parking facility shall be open to all visitors which shall be properly demarcated on ground.

Misuse of the area specified for parking of vehicles for any other use shall be summarily demolished / removed by the Enforcement Authority.

The Parking Area shall be provided as given in Table below.

TABLE - 11

Parking Area to be provided in All Buildings

Sl .No Category of building/activity Parking area to be provided as percentage of total built up area

Municipal Corporations 

& Selection Grade, Special Grade Municipalities

First Grade, Second Grade Municipalities, Nagar Panchayats and Gram Panchayats in Master Plan areas and in Development Authority Areas
1 Multiplexes 60 50
2 Information Technology Enabling Services Complexes, Shopping Malls (above 4000sq. m), 50 40
3 Business buildings, Cinema halls, Hotels, Kalyana Mandapams, Lodges, Offices, Other Commercial buildings, Restaurants & High-Rise Buildings /Complexes of Non Residential Category 30 25
4 Colleges, Godowns, Hospitals, Industrial Buildings, Institutional buildings, Residential Apartment Complexes, Schools, Educational Buildings & Other Buildings. 20 20