(1) Generally-
(a) every room intended for human habitation shall abut an interior or exterior open space or an open verandah open to such interior or exterior open space. Open Page 65 spaces shall be areas forming integral parts of the plot at ground level and shall be open to sky without any projection or overhang excepting cornices, chajja or weather-shades of not more than 0.50 meter width;
(b) every building shall have exterior open sprees comprising front open space, and side open spaces. The minimum width prescribed for front open space, rear open space and side spaces shall be provided along the entire front, rear and side faces of the building respectively. For this purpose the front of the building shall be that face of the building which faces the means of access of the building and the rear of the building is that face of the building which is farthest from the means of access. These provisions shall also be applicable to each individual building separately when a plot contains more then one building. In the case of a corner plot located at the crossing of more than one street or passage, the rear of the building shall be deemed to be that face of the building, which is farthest from the widest of all such streets and/or passages;
(c) open spaces prescribing to one site cannot be taken for another site. No building shall at any time be erected on any open space prescribed in these rules for a building and from part of the site thereof, nor shall such open space be taken into account in determining the area of any open space required under these rules for any other building.
(d) If the front open space is 3.00 meters or more in width a Gate Gomti for security purpose may be allowed in the said open space. The covered area of such Gomti shall not in any case exceed 3.00 sq. m. and the height of such Gomti shall not exceed 3.00 meters. The covered area of the Gate Gomti shall not be included in calculation of ground coverage.
(2) The minimum front, rear and side open spaces shall be provided along the entire faces /sites of the building as given in the table below:
Minimum width of open space in meters Front Rear Side Residential and Educational uses 1.5 m. 1.5 m. 1.5 m.
Commercial, Public and other uses 2.5 m. 2.5 m. 2.5 m.
Provided that the minimum clearance, on all the sides between a building wall and the toe of a retaining or other protective wall shall be 1.50 meters, except on the side where the septic tank shall be installed, in which case, the minimum clear distance of 2.1 meters shall be provided:
provided further that for mixed use buildings, the minimum front open space shall be the one applicable for that particular occupancy which gives the provision of the minimum front open space in these rules, provided that for a building more than 11.00 meters in height the Minimum open spaces provided in sub-rule(2) above shall be increased by 0.3 meter in all cases.
(3) Notwithstanding anything contained elsewhere in this rule in the case of a building with a septic tank, a side open space of 2.1 meters shall be provided on any one side of the building for the provision of the said septic tank.
(4) In the case of a building more than 25.0 meters in depth, a passage of width not less than 3.5 meters shall be provided along the entire depth of the building.
(5) For plots of size not more than 65(sixty five) sq. meters minimum side space of
0.90 meter may be allowed on each side provided the building height does not exceed
6.5 meters -
(a) notwithstanding anything contained in this rule, the minimum distance across the side open space from every new building to an existing building with a door or window opening shall be 1.80 meters;
(b) notwithstanding anything contained in this rule the minimum width of side open space for an industrial or storage or mercantile (wholesale) building shall be Page 66
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3.50 meters;
(c) in the case of a building more than 24.00 meters in depth on a plot abutting any street a passage along the side depth of the building shall be provided and the minimum width of such passage shall be 4.0 meters.
The interior open space shall be as follows: -
(a) For inner courtyard - in case the whole of 1(one) side or part of at least 2(two) sides of every room excepting bath, water closets and store-room is not abutting either the front, rear or side open spaces, it shall abut an inner courtyard whose minimum width shall be 30% of the height of the building or 3.00 meters whichever is more.
(b) for ventilation shaft, that is to say - for ventilating water closet bath room and kitchen such water closet or bath room or kitchen if not opening to front side, rear or interior open space, shall open on to a ventilation shaft, the size of which shall not be less than the values given below :- Height of building Minimum Area of ventilation (meters) shaft Sq. Mts.
up to 11.00 1050 1.00 Above 11.00 but not more than 3.00
12.50 1'20 Note: No chajja shall be allowed in the ventilation shaft unless the width of shaft is 2.40 meters or more.
( c) the minimum width shall not be less than 20% of the height of the building or 2.50 meters, which ever is more.
(7) The service rooms shall have access by means of 2(two) passages of staircases, providing access and exit from higher and lower level floors, the width of which shall not be less than 1.2 meters and the slope shall not be steeper than one 1:1 and so located that the travel distance on any floor up to any such access or exit is not more than 15.0 meters.
(8) Mezzanines are to be used strictly for purposes other than habitation or kitchens and eating places and may be provided between any 2(two) floor shall be permitted with a minimum clear height at every part of at least 2.0 meters measured from the floor to the lower most point on the underside of the roof, slab, beam or false ceiling. The area of such mezzanines shall be included in floor area in all calculations.
Access, circulation and parking. -
(1) Every plot shall abut a means of access which may be a public street or private street or passage, the minimum width of which shall be as specified in this rule.
(2) Any building which in full or part is put to assembly occupancy for the purpose of theatre, motion picture house, city hall, skating-rink, auditorium, exhibition hall or for similar other purposes shall not be allowed on a plot located within 50 meters of the junction of 2(two) streets, the width of each of which shall be a minimum of 8.0 meters.
(3) Every building on a plot having more than one building shall abut an internal Page 67
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road connecting the means of access of the plot and such roads shall conform to the requirements of internal roads specified in rule 52(1).
Number of car parking Spaces as per Covered Area of plot and Use Group Residential and Educational uses 1 Car Space per 300 sq. meters.
Commercial, Public and other uses 1 Car Space per 200 sq. meters.
In case of a plot having more than one building or use, parking requirements shall be calculated according to the proportionate floor area of each building or use group, as the case may be.
(4) For plots abutting non-vehicular means of access less than 3.0 meters in width, car parking space need not be provided within the plot area but space with vehicular access has to be identified and owned by applicant for the required parking /garage space, as per this rule.
(5) The parking space for each vehicle shall be accessible from the means of access, either directly or through a driveway or internal circulation, aisle, the width of which shall not be less than 3.5 meters for cars and 5.0 meters for trucks and the gradient of which shall not be more than 1:6.
(6) The minimum size of a car parking space shall be 2.50 meters x 5.00 meters and that for a truck or bus parking space shall be 3.75 metre x 10.00 meters. These spaces do not include the area of circulation, internal roads, aisles and driveways, and standards for those shall be guided by provisions in the National Building Code.
(7) No garage for car shall be less than 2.5 meters x 5.00 meters (clear size) with a minimum head room of 2.0 meters and no garage for truck shall be less than 3.75 meters x 10.00 meters (clear size) with a minimum head room of 3.50 meters.
(8) (a) An internal road must be so constructed as to have a slope inwards/ towards the hillside. Such slope must be not less than the gradient of the road;
(b) where required, the inner and outer edges of an internal road must be protected by protective walls of such number and placed in such positions as the ULB may direct and constructed in accordance with the specifications in this rule.
Drainage measures. -
(1) (a) An open drain must be provided on the inner side of an internal road constructed in accordance with the specifications in rule 98.
(b) an effective slope and drainage system shall be maintained at all times on the developed ground after slope cutting or filling, during and after development as per this rules on any side;
(c) the drainage system shall efficiently collect and carry away from the site, the water collected within the premises or the building complex or from the hillside above, fix suitable disposal as quickly an possible to water courses such) as main drains or natural streams/jhoras without stagnation, avoiding any possibility or erosion, slope failure, damage to the building or other property in the vicinity.
(2) (a) proper slops not less than 1 : 60 shall be maintained all around a building for quick drainage of the entire plot as provided in Rules 90(1) (d) and 98.
The possibilities of erosion or ground failure through ingress and percolation of water into soft ground or through joints and fissures in the soil crust shall be prevented by suitable surface protection measures such as surface grouting, stone pitching, planting of small plant and grass, so as to protect and make the surface impervious in accordance with the provisions of the BIS Code, specially the minimum distance from provision required to be maintained for planting trees;
(b) the flow of water, particularly on the upper side of the building, shall be diverted away from the foundations through suitable lined or unlined drains;
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(c ) drains for sullage/rain water must be constructed with round or half-round tiles embedded in concrete, or with U-shaped stone masonry set in lime mortar and plastered over the inner surface with Portland cement or with U-shaped stone concrete and the sectional area of every drain shall be subject to the approval of the ULB.
(d) drains for surface water only may be constructed either of dry rubble masonry or of any other material approved by the ULB and may be either rectangular or U-shaped in section. Such drains shall not be connected with any drain carrying sullage water or sewage;
(e) except with the written permission of the ULB no covered drain shall be constructed and no existing open drain shall be covered in;
(f) no building shall be placed cover any drain;
(Q) where a small drain is crossed by a private road, a removable, R.C.C. slab cover or wooden or iron grating, if the ULB so direct, must be laid over the drain, instead of covered culvert;
(h) drains must discharge into the nearest water channel or public drain, unless in any case the ULB othenivise direct, The outfall of a drain into a water channel or public drain must be protected and guided in such manner as ULB may direct. Where the drain of a private road joins the drain of a public road, the former drain must be so directed or so protected by strike boards as to minimize the risk of damage to the public drain or road.
Filters may also be provided where necessary;
(i) every building must be constructed so as not to project over, or admit of water from the roof falling upon or damaging, any open space, road or passage it abuts, whether public or private;
(j) every building shall have rain water gutters and pipes connected to a drain, along the periphery of a building;
( k) a masonry drain must be placed round the periphery of every building or block of buildings, sufficient in section and slope to the satisfaction of the ULB for the effectual of the building and placed as to admit of the drainage being led into some drain at the time existing or projected;
(l) the surrounding round adjacent to the building must be sloped from all sides towards the perimeter drain and an impervious apron, not less than 0.75 m. wide shall be provided all around the building to prevent the entry of water into the foundations.
(3) (a) Septic tank and soak pits shall also be so located so as to be easily accessible from the means of access to the plot.
(b) Soak pits shall be constructed on the side of buildings as far as possible, at right angles to the slope of the land and as far as possible from the building foundations. There shall be a minimum clearance of 2.1 meters between the foundation and the soak pit to minimize the chances of dampness and slope failures due to seepage from the soak pit.
(4)(a) A private bridge must be constructed as and where necessary to the satisfaction of the ULB so as to leave sufficient watenNay to pass the maximum discharge of the channel spanned by the bridge.
(b) The invert of the channel under a private bridge must, as far as practicable, be laid to the same slope as that of the channel.
(c) When a pocket for the deposit of debris is cut in the hillside above a private bridge, it must be lined with masonry walls unless, if constructed on solid rock.
Protective work in hills. -
(1) The cutting of slopes in the creation of steps and terraces for development work shall be carried out while ensuring the stability of excavations to provide for the Page 69 safety of the buildings located and constructed thereon in accordance with the provisions in the BIS Codes.
(2) Local ground conditions shall be taken into account in the determination of the appropriate precautionary work and protection walls such as revetments, retaining walls, toe walls and breast walls as well as the specifications of the latest relevant codes of practice of the Bureau of Indian Standards including :- IS 14243 - part I & ll: Selection and development of site for building in hill areas guidelines.
(2) The maximum height of cutting for development work as per soil strata shall be as given below:
Lose soil or boulders with soil matrix 4.0 m Compact soil or boulders with soil matrix overlaying loose, soft, fractured of firm 6.0 m hard rock strata which remains vertical in 4 m high cutting when dry Hard stable rock with or without compact soil or boulder with soil matrix up to 2 m 8.0 m thick Cutting of slopes over a height of 6.0 meters shall not be ordinarily permitted, excepting with the special approval of the ULB.
(4)(i) The foundation of every protection wall must be taken down to original and firm soil or rock, have a bed line cut at right angles with the face of the wall and a slope of 3:
1 towards the hillside;
(ii)(a) where a protection wall does not exceed 6.0 meters in height and is not surcharged the mean of thickness of the revetment of wall above the footings shall not be less than one-third of the vertical height of the revetment of wall, measured from the top of the footings,
(b) where a protection wall does not exceed 6.0 meters in height and is surcharged, the height assumed, for the determination of mean thickness of the revetment or wall above the footings, shall be one and a half times the actual vertical height :
Provided that the width at the top shall in no case be less than 0.5 meters and shall not in any case exceed 1.0 meter,
(c) no structure shall be allowed to be raised from the top of the retaining / protective walls.
(iii)(a) a protective wall may be of dry rubble masonry, or cement masonry as per the directions of the ULB.
(b) dry stone masonry protection walls shall include cement masonry bands, in 1 : 4 cement sand mortar 0.4 to 0.6 meter thick, at top and bottom and vertically at 3.0 to 5.0 meters spacing,
(c) no stone used shall be of greater height than its length or breath, all stones used must be laid on their natural beds, and must be arranged so as to break joint as far as may be possible,
(d) every protection wall must be built up solid to full section and sprawls or chips shall not be used for filling the courses unless their use is unavoidable;
(iv) one though bonding stone or line of bonding stones must be inserted at intervals at 1.50 meters in each course, and at points intermediate between the corresponding bonding stones of the course show :
any of the bonding stones, which do not extend right through the wall, must overlap each other for one-third of their length.
(v)(a) special investigations and analysis shall be carried out to determine the details of protection works in the case of R.C.C. retaining walls or protection walls on steep cut slopes greater than 6.0 meters in height, or in case of fine soils like silt, clay or shales,
(b) in all such cases, detailed designs must be submitted to the Local Body and the Page 70
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sections must be such as the ULB may approve,
(c) protection walls of height more than 6.00 meters and successive retaining walls, shall only be permitted when there is hard stable rock behind and below the toe of the said wall, as permissible under relevant BIS codes of practice;
(vi) the height of cutting for any step of a stepped building shall not be more than 4 m and successive protection walls shall only be permitted when there is hard stable rock behind and below the toe of every such walls;
(vii)(a) weep-holes shall be provided in breast walls and retaining walls equipped with graded filter for proper drainage at intervals of 1.2 meters horizontally and 1.2 meters vertically, in staggered manner and beginning from 0.20 meter above ground level.
(b) water along the base of a breast wall and retaining wall shall be drained out by means of a suitable lined drain forming an integral part of the drainage system as specified in Rule
(viii) when, a slope is determined to be vulnerable to a debris slide in pursuance of any requisition or direction made or given by the ULB, the angle of a slope shall be reduced to an angle of not more then 30° to the horizontal plane through trimming or cutting to make the slopes stable along with minor protection both for soil and building work.
Any barren surfaces above a cut slope shall be planted with selected varieties of light but deep rooted bushes, shrubs and grass to cheek soil erosion and improve the stability of the slope, in pursuance of any requisition or direction made or given by the ULB.
Special Conditions.-
(1)(a). Additions to existing buildings shall only be permitted in the case of structurally sound structures with a record of the complete details pertaining to the soil stability materials and system of construction.
(b) the total floor area, height and ground coverage after addition to an existing building shall not exceed the provisions of maximum permissible floor area, height and open space as per the criteria specified in this rule and other relevant rules, while the additions to an existing building shall further conform to the provisions for front, rear and side setback as specified in these rules.
(2) In the case of multiple buildings in a plot, open space shall be set aside as specified in for the purpose of public and community activity, in addition to the provisions for open space and for providing the means of access as specified in this rule.
(3) Every building erected or re-erected, must have such structural and architectural features as to prevent the building being in the opinion of the ULB unsightly or unsuitable to its surroundings.
Furthermore, if the roof or walls of any building is, in the opinion of Local Body is in an unsightly condition they may, by written order direct the owner to repair, paint or colour-wash such part of the building as they may direct within the period specified in the order.
(4) The foundations of all buildings, parts must rest on solid ground or rock and have width and depth suitably designed, according to the distribution of the soil and hard rock strata in different parts of the foundation, and have dimensions worked out as per the permissible safe bearing capacity and other consideration in accordance with relevant Codes of practice of BIS. The depth below the ground level shall not be less than 2.00 meters in the case of R.C.C. column footings and 1:2 meters in the case of all foundations.
(5) Every building or part thereof shall have continuous foundation walls, extending below ground level as specified. All openings in such walls or in floors, walls, windows and drains and all junctions between building parts shall be tightly closed or effectively secured with pest proof screening materials as approved by the ULB.
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(6) The party-walls of a masonry or framed building or the end wall of a Ferroconcrete building must be built of stone or brick bedded in lime or cement mortar for their full height and if the ULB so direct, must be carried up of a thickness of not less than
0.25 meter, above the roof, flat or gutter to such a height as will give a distance of at least 0.5 meters measured at right angles to the slope of the roof above the highest part of the roof flat or gutter.
(7)(a)lndividual columns of all R.C.C. framed building, in the case of stepped foundations, shall be interconnected in 2(two) directions, generally at right angles, by R.C.C. beams at the footing level, designed in accordance with the latest edition of BIS Codes of practice;
(b) individual columns of all R.C.C. framed buildings as well as all external and internal walls of a load bearing structure, shall be interconnected in 2(two) directions generally at right angles, by R.C.C. beams at plinth level, adequately designed in accordance with BIS Codes of practice;
(c)there shall be adequately designed R.C.C. lintel bands in all external and internal brick and stone masonry walls at vertical intervals not more than 0.9 meter. These shall be continuous and connected to each other at the same level in the case of all load bearing walls and tied to the columns in case of R.C.C. framed structure.
(8) No building shall be altered so as to reduce the number, width or location of exist to less than what is required under the criteria specified in this rules.
(9) If any car parking space is required to be provided under the criteria specified in this rules and no such car parking space can be provided in such existing building, the floor area allowable under the provisions of these rules shall be reduced by the area required for such car parking spaces which cannot be provided for in the said building.
(10) No building shall be erected or re—erected in any locality if the ULB at a meeting, records in writing that the proposed construction, either by reason of the nature of its construction and location or by reason of the uses to which it is intended to be put, is likely to affect in any substantial degree prejudicially any existing building, in the locality by reducing its market value or by diminishing any advantage it enjoys on account of its situation or othenNise.
(11) The ULB may decide the widths of buffer zone upslope and down slope of National Highways and State Highways where no new construction or addition/alteration to any existing structures or change of use will be allowed.
(12) The minimum widths for corridors within the building shall be as follows:
Residential tenement (internal) 0.9 meter Mercantile, Business and Assembly buildings 2.0 meters Access to shop in mercantile buildings (shops on one side only) (shops on one side only) 2.0 meters
3.0 meters The width of all other corridors and those connecting vertical exist to individual units, shall not be less than the width of the corresponding staircases as specified in the rules.
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