NOTIFICATION

The 31st December, 2019

No. LG/CTP(LG)/2019/3977 In exercise of the powers conferred
by sub-section (1) of section 201 of the Punjab Municipal Act,
1911 (Punjab Act No. 3 of 1911) and sub-section (2) of section
399 of the Punjab Municipal Corporation Act,1976(Act No. 42 of
Amendments 2020 Please Click Here or go to page 151 1976), and all other powers enabling him in this behalf, the
Governor of Punjab is pleased to make following amendments/
additions/modifications in the clauses/schedules/Tables of the
GOVERNMENT OF PUNJAB Bye-Laws called “Punjab Municipal Building Bye-Laws 2018”
notified vide No. CTP(LG)/2018/3548 on 22.11.2018. These
DEPARTMENT OF LOCAL GOVERNMENT shall come into effect from the date of notification.

(Town Planning Wing)

Notification

The 22 November, 2018

No. CTP(LG)/2018/3548 The following Bye-Laws “Punjab Municipal Building

Bye-Laws 2018”, which the Governor of Punjab proposes to make in exercise of the powers
conferred by sub-section (1) of section 201 of the Punjab Municipal Act, 1911 (Punjab Act No. 3
of 1911) & sub-section (2) of section 399 of the Punjab Municipal Corporation Act,1976(Act
No. 42 of 1976), and all other powers enabling him in this behalf, are notified.
CHAPTER – I
TITLE AND COMMENCEMENT
1.1 These Bye-Laws may be called the Punjab Municipal Building Bye-Laws, 2018.
1.2 These shall come into force on date of it's notification. However, in case of the building
applications pending for approval on date of it's notification, shall have an option for
consideration under the provisions of existing building byelaws.
1.3 These Bye-Laws shall apply to the building activity in Municipal areas of all Municipal
Corporations/Councils /Nagar Panchayats or to such other areas, as the State Government
may extend by notification in the official gazette.
CHAPTER – II
DEFINITIONS
2.1 Abut: A building is said to abut on a street when the outer face of any of its
external walls is on the street, road boundary.
2.2 Access: A clear approach to a plot or a building.
2.3 Act: Means the Punjab Municipal Corporation Act, 1976/Punjab Municipal Act,
1911.
2.4 Addition and A change from one occupancy to another, or a structural change including
Alteration/or an addition to the area or change in height or the removal of part of
Re-erection: building, or any change to the structure, such as the construction or removal
or cutting into of any wall or part of a wall, partition, column, beam, joist,
floor including a mezzanine floor or other support, or a change to or closing
of any required means of access ingress or egress or a change to fixtures or
equipment” as provided in these Bye-laws.
2.5 Advertising Any surface or structure or structure with characters, letters or illustrations
Sign: applied thereto and displayed in any manner whatsoever outdoors for the
purpose of advertising or giving information or to attract the public to any
place, person, public performance, article, or merchandise, and which
surface or structure is attached to, forms part of , or is connected with any
building, or is fixed to a tree or to the ground or to any pole, screen, fence
or hoarding or displayed in space, or in or over any water body included in
the jurisdiction of the Authority.
2.6 Air- The process of treating air so as to control simultaneously its temperature,
conditioning: humidity, purity, distribution and air movement and pressure to meet the
requirements of the conditioned space.
2.7 Amenity: Includes roads, street, open spaces, parks, recreational grounds, play
grounds, gardens, water supply, electric supply, street lighting, sewerage,
drainage, public works and other utilities, services and conveniences.
2.8 Apartment: Apartment shall have the same meaning as defined in the Punjab Apartment
and Property Regulation Act, 1995.

1
2.9 Applicant: Applicant shall mean the person who gives an application to the Competent
Authority of his/her intention to erect or re-erect a building and shall
include his/her legal representatives.
2.10 Application: An application made in such form as may be prescribed by the
Authority from time to time.
2.11 Approved: As approved/sanctioned by the Authority under applicable Bye-Laws

2.12 Architect: A person holding a graduate degree in Bachelor of Architecture from any
institute recognized by the Council of Architecture (COA) and has his/her
name entered in the register of COA for the time being, with a valid
COA Registration number.
2.13 Architect/ An architect/Competent professional who is brought on record to represent
Professional his/her client for a construction project, to act on their behalf regarding
on record: building permits and process of construction. He/She may be registered
with the Authority for the cause.
2.14 Architectural Means control of horizontal/vertical projections from the walls of the
Control: building and to restrict the height on any site exposed to the view from the
street/road. Similarly architectural control sheets shall mean
sheets/drawings with directions as mentioned above and signed and
retained by competent authority
2.15 Area: In relation to a building means the superficies of a horizontal section thereof
made at the plinth level inclusive of the external walls and of such portions of
the party walls as belong to the building.
2.16 Authority: The Authority which has been created by a statute and which, for the
purpose of administering the Bye-laws/Part, may authorize a committee or an
official or an agency to act on its behalf; hereinafter called the ‘Authority’.
Authority can be any Urban Local Body or any other authority as notified
by the State Government as the case may be.
2.17 Balcony: A horizontal projection, cantilevered or otherwise including a parapet,
handrail, balustrade, to serve as a passage or sit out place.
2.18 Barsati: A habitable room/rooms on the roof of the building with or without
toilet/kitchen.
2.19 Basement or The lower storey of a building, below or partly below the ground level,
Cellar: with one or more than one levels.
2.20 Bressummer: Shall mean the beam of a girder that carries load of wall or slab.
2.21 Building: A structure constructed with any materials whatsoever for any purpose,
whether used for human habitation or not, and includes:-
i) Foundation, plinth, walls, floors, roofs, chimneys, plumbing and
building services, fixed platforms etc.
ii) Verandahs, balconies, cornices, projections etc.
iii) Parts of a building or anything affixed thereto;
iv) Any wall enclosing or intended to enclose any land or space, sign and
outdoor display structures; etc.,
v) Tanks constructed or fixed for storage of chemicals or chemicals in
liquid form and for storage of water, effluent, swimming pool, ponds
etc.
vi) All types of buildings as defined in (a) to (q) below, except tents,
shamianas and tarpaulin shelters erected temporarily for temporary
purposes and ceremonial occasions, shall be considered to be
"buildings".
2.22 Addition to the Means the addition to the cubic contents or to the floor area of the building.
building:

2
2.23 Categories Shall mean a building in one of the following categories:
of building: i) Residential building (plotted and group housing)
ii) Commercial building
iii) Industrial or warehouse building
iv) Public building / Institutional building
v) Mixed land use building
vi) Nursing home / Hospital building
vii) Marriage palace building
viii) Multiplex building

Types of Buildings based on use of premises or activity :

a) “Commercial Building” a. “Commercial
- Shall meanBuilding”
a building- used
Shall or
mean a buildingorother
constructed thantoindustrial
adopted be used
building used or constructed or adopted to be used wholly or
wholly or partially for shops, private offices, banks, hotels, restaurants/banquet halls, beautypartially for
parlours, boutiques, video
shops,parlours,
private auditoriums,
offices, banks, mixed use restaurants/banquet
hotels, buildings with predominant use as
halls, beauty
commercial building orparlors,
any other buildingvideo
boutiques, usedparlors,
for similar purpose
cinemas and engaged in trade
auditoriums or anyandother
commerce, but shall not include nursing home, hospital, marriage palace, multiplex,
such building used for similar purpose engaged in trade and commerce, but Miniplex/
Cinema.
shall not include nursing homes, hospitals, marriage palaces and
However, Hotel, Motel, Lodge, guest house, service apartments
multiplexes. of Commercial building.
shall be treated as sub-categories
b. “Educational Building” - Includes a building exclusively used for a
school or college, recognized by the appropriate Board or University, or
any other Competent Authority involving assembly for instruction,
education or recreation incidental to educational use, and including a
building for such other uses as research institution. It shall also include
quarters for essential staff required to reside in the premises, and building
used as a hostel captive to an educational institution whether situated in its
campus or outside.
c. “Hazardous Building”- Includes a building or part thereof used for-
i. Storage, handling, manufacture of processing of radioactive
substances or highly combustible or explosive materials or of
products which are liable to burn with extreme rapidity and/or
producing poisonous fumes or explosive emanations.
ii. Storage, handling, manufacture or processing of which involves
highly corrosive, toxic or noxious alkalis, acids, or other liquids,
gases or chemicals producing flame, fumes and explosive
mixtures etc. or which result in division of matter into fine
particles capable of spontaneous ignition.
d. “Industrial
d) "Industrial Building”
Building"- Includes-a Includes
building or
a part thereof
building orwherein products
part thereof or
wherein
material are fabricated, assembled or processed, such as assembly
products or material are fabricated, assembled or processed, such plants, labo-
as
ratories, power plants, refineries, gas plants, mills, dairies, factories including re-
assemblyfacilities
lated storage plants,inlaboratories,
godowns. power plants, refineries, gas plants, mills,
diaries and factories etc.
e. “Mixed Land Use Building” - A building partly used for non-residential
activities and partly for residential purpose.
f. “Residential Building” - Includes a building in which sleeping and living
accommodation is provided for normal residential purposes, with cooking
facilities and includes one or more family dwellings, apartment houses,
flats, and private garages of such buildings.
g. “Storage Building”- A building or part thereof used primarily for
storage or shelter of goods, wares, merchandise and includes a building
used as a warehouse, cold storage, freight depot, transit shed, store
house, public garage, hanger, truck terminal, grain elevator, barn and
stables
h. “Wholesale Establishment”- An establishment wholly or partly
engaged in wholesale trade and manufacture, wholesale outlets,
including related storage facilities, warehouses and establishments engaged
in truck transport, including truck transport booking agencies.

3
 Types of buildings based on design and height:
a. “Detached Building”- Includes a building with walls and roofs
independent of any other building and with open spaces on all sides
within the same plot.
b. “Multi-Storeyed Building or High Rise Building”- A building above 4
stories, and/or a building exceeding 15 meters or more in height
(without stilt) and 17.5M (including stilt).
c. “Semi-detached Building”- A building detached on three sides with open
space as specified within the same plot.

Types of buildings based on other features:

a. “Special Building”- Includes all buildings like assembly, industrial,
buildings used for wholesale establishments, hotels, hostels,
hazardous, mixed occupancies with any of the aforesaid occupancies
and centrally air conditioned buildings having total built up area
exceeding 500 sq m.
b. “Multi Level Car parking”- A building partly below ground level having
two or more basements or above ground level, primarily to be used for
parking of cars, scooters or any other type of light motorized vehicle.

Types of buildings based on safety due to use/ maintenance level:

a. “Slum” – A compact area of at least 300 population or about 60-70
households of poorly built congested tenements, in unhygienic
environment usually with inadequate infrastructure and lacking in
proper sanitary and drinking water facilities. These are generally
declared or notified as slums under relevant legislation by competent
authority.
b. “Unsafe Building”- Includes a building which:
i. Is structurally unsafe, Is dangerous to human life or
ii. Is insanitary, or
iii. Is not provided with adequate means of ingress or egress or
iv. Constitutes a fire hazard or
v. In relation to its existing use, constitutes a hazard to safety or health
or public welfare by maintenance, dilapidation or abandonment.
Note: All unsafe buildings/structure will require to be restored by repairs,
demolition or dealt with as directed by the Authority. The relevant
provisions of the Municipal Acts shall apply for procedure to be followed
by the Authority in taking action against such buildings.
2.24 Building The vertical distance measured
Height: i) In the case of flat roofs from the average level of the front road and
continuance to the highest point of the building.
ii) In case of pitched roofs upto the point where the external surface of
the outer wall intersects the finished surface of the sloping roof and
iii) In the case of gables roof facing the road midpoint between the
eaves level and the ridge.
Architectural features serving no other function except that of
decoration shall be excluded for the purpose of measuring heights. The
height of the building shall be taken upto the terrace level for the
purpose of fire safety requirement.
2.25 Minimum Means every habitable room in any building shall be at least 9’-0” in
Ceiling Height height in every part, from the floor to the underside of the roof slab or
of Rooms: ceiling. Where the building is to be air – conditioned, the minimum
ceiling height shall be 8’-0” in every part.

4
2.26 Height of A mezzanine or internal balcony shall not be permitted unless the height of
Mezzanine: the room is at least 5.2 meters or 17 feet (total clear height of the room) and
such mezzanine floor or balconies do not cover more than 1/3rd of the room
area and accessible only from lower floor.
The height of such mezzanine floor or internal balcony shall not be less
than 2.30 meters/7 feet and it shall not be lower than 2.30 meters/7 feet
above the floor area level.
2.27 Building The horizontal spatial limits up to which a building may be permitted to
Envelope: be/is constructed on a plot.
2.28 Building line: The line upto which the plinth of building other than compound wall on or
adjoining a street or an extension of a street or on a future street may
lawfully extend and includes the lines prescribed, if any, in any scheme
and/or development plan or these building byelaws. The building line may
change from time to time as decided by the Authority.
2.29 Cabin: A non-residential enclosure constructed of non-load bearing partitions.
2.30 Canopy: Shall mean a cantilevered projection from the face of the wall over an entry
to the building at the lintel or slab level provided that :
a. It shall not project beyond the plot line.
b. It shall not exceed 7.00 square meters or 75 square foot in area.
c. It shall not be lower than 2.30 meters/7feet 6inches when measured
from the ground.
d. It shall not extend more than 1.8 meters or 6 feet beyond the building
line.
e. There shall be no structure on it and the top shall remain open to sky.
2.31 Carpet Area The covered area of the usable rooms of a dwelling unit/at any floor
(excluding the area of the walls).
2.32 Chhaja or Shall mean a slopping or horizontal structural overhang, usually provided
Sun Shade: over openings of external walls to provide protection from sun / rain only
up to 18” in width.
2.33 Chimney: A construction by means of which a flue is formed for the purpose of
carrying products of combustion to the open air and includes a
chimneystack and flue pipe.
2.34 Construction: Any erection of a structure or a building, including any addition or
extension thereto either vertically or horizontally, but does not include, any
reconstruction , repair and renovation of an existing structure or building,
or, construction, maintenance and cleansing of drains and drainage works
and of public latrines, urinals and similar conveniences, or, the construction
and maintenance of works meant for providing supply of water for public,
or, the construction or maintenance, extension, management for supply and
distribution of electricity to the public; or provision for similar facilities for
publicity.
2.35 Compound/ Means an act to settle amicably or adjust by agreement or to agree for
Compromise: consideration, but not to prosecute for an offence of violations of building
construction or building bye – laws or to construct without permission of
the competent authority or changing the prescribed use of land.
2.36 Conversion: Means the change from one occupancy to other occupancy, change of
occupancy of premises, in character, form or function to a use, requiring
additional permission from the competent authority.
2.37 Conversion The change or conversion from the existing land use of any specific
of land use: property or part of property to any other conforming/permissible land use,
if allowed by the competent authority, on the request of a bona fide
landowner who submits his/her request for the change of existing land use,
immediately before the submission of building application.

5
 2.38 Cornice: Means a sloping or horizontal structural overhang usually provided over
openings or external walls to provide protection from sun and rain.
2.39 Courtyard: A space permanently open to sky, enclosed fully or partially by buildings
and may be at ground level or any other level within or adjacent to a
building.
2.40 Covered area: The ground area covered by the building immediately above the plinth level
2.41 but does not include the space/area covered by :
a. Compound wall, gate, canopy, uncovered or cantilevered staircase
which is open at least on three sides and also open to sky, area covered
by chhaja up to 18” for all kinds of buildings except commercial
buildings, cantilevered porch portico, slide – swing and the extensions
alike.
b. Garden, rockery, well and well structures, plant, nursery, water pool,
swimming pool (if uncovered), platform around a tree, tank, fountain,
bench, chabutra with open top and unenclosed on sides by walls.
c. Drainage, culvert, conduit, catch – pit, gully pit, chamber, gutter and
the like.
d. Cantilevered roof projection up to 3’ – 0” projected from the finished
level of the wall to the extent of maximum 50 % of the circumference
of the covered area at each floor.
e. Cantilevered projection is allowed in commercial buildings up to 3’ –
0” and does not form part of covered area.
f. The porch / portico of garage shall be allowed in the side set – back
area provided the width of the side set – back area is not less than 9 ft.
& shall cover only 1/3rd of the total depth of the plot, and shall have
the clear height of 8’ – 3”. However, it shall be counted as covered
area.
g. The ramp provided for Persons with Disabilities may not be counted
towards FAR and ground coverage.
2.41 Damp Proof A course consisting of some appropriate water proofing material provided
Course: to prevent penetration of dampness or moisture to any part of the structure
from within or outside including tar felting, bitumen or any other aqua
proof material.
2.42 Density: The density expressed in terms of the number of persons/dwelling units per
acre.
Note:- Where such densities are expressed exclusive of community
facilities and provision of open spaces and major roads (excluding
incidental open spaces), these will be net residential densities. Where
these densities are expressed taking into consideration the required open
space provision and community facilities and major roads, these would
be gross residential densities at neighbourhood level, sector level or
town level, as the case may be. The provision of open spaces and
community facilities will depend on the size of the residential
community. Incidental open spaces are mainly open spaces required to
be left around and in between two buildings to provide lighting and
ventilation.
2.43 Development: ‘Development’ with grammatical variations means the carrying out of
building, engineering, mining or other operations, in, or over, or under land
or water, on the making of any material change, in any building or land, or
in the use of any building, land, and includes re-development and layout
and subdivision of any land and ‘to develop’ shall be constructed
accordingly.
2.44 Drain: A conduit or channel for the carriage of storm water, sewage, waste water
or other waterborne wastes in a building drainage system.

6
2.45 Drainage A system or a line of pipes, with their fittings and accessories, such as
system: manholes, inspection chambers, traps, gullies, floor traps, used for drainage
of building or yards appurtenant to the buildings within the same cartilage;
and includes an open channel for conveying surface water or a system for
the removal of any waste water.
2.46 Dwelling: Means a building or a portion thereof which is designed or used wholly or
principally for residential purpose for one family.
2.47 Empanelled A person empanelled by the Authority(if required), as per rules under the
Architect: bye-laws as an authorized person to sanction building plans of residential
buildings upto 15 m. in height and for plot sizes upto 500 sqm, forming
part of any approved lay-out plan.
2.48 Encroachment: Means an act to enter into the possession or rights either of permanent or
temporary nature on a land or built up property of local body or state /
central government.
2.49 Enclosed Means a staircase separated by fire resistant walls and doors from the rest
Staircase: of the building.
2.50 Engineer: An engineer shall be a graduate in civil engineering from a recognized
Indian university, or the valid member of Civil Engineering Division of the
Institution of Engineers(India) or the statutory body governing such
profession, as and when established.
2.51 Existing A building or structure existing authorisedly with the approval of the
Building: Authority before the commencement of these Bye-Laws.
2.52 Existing Use: Use of a building or structure existing authorisedly with the approval of
the Authority before the commencement of these Bye-Laws.
2.53 Exit: A passage channel or means of egress from the building, its storey or floor
to a street or, other open space of safety; whether horizontal, outside, and
vertical exits.
2.54 External air or Means space open to sky.
Open air space:
2.55 External wall: Shall mean an outer wall or vertical enclosure of any building not being a
party wall even though adjoining to wall of another building, and also
means a wall abutting on an interior open space of any building but shall
not include outer verandah wall.
2.56 Fire Resisting Means a building in which material, which has, appropriate degree of fire
Building: resistance is used.
2.57 Fire Safety As per the provisions for fire and life safety, explained/made in the
Measures: National Building Code of India.
2.58 Fire and/or Fire alarm system comprises of components for manually or
Emergency automatically detecting a fire, initiating an alarm of fire and initiating
Alarm other actions as appropriate.
System:
2.59 Fire Hazard i) "Low Fire Hazard Industries" includes engineering industries
Industries: using/processing or assembling non-combustible materials i.e. lathe
machines, steel works, steel components etc.
ii) "Moderate Fire Hazard Industries" includes industries using /
processing combustible materials but not flammable liquid etc., plastic
industries, rubber, and PVC industries, textile, paper, furniture, flour
mills etc.
iii) "High Fire Hazard Industries" includes industries using/processing
flammable liquids, gases, chemicals petroleum products, plastic or
thermo setting group etc.
2.60 Fire Lift: Means a special lift designed for the use of fire service personnel in the
event of fire or other emergency.

7
2.61 Fire Proof Means a door or shutter fitted to a wall opening, and constructed and
Door: erected with the requirement to check the transmission of heat and fire
for a period.
2.62 Fire Pump: Means a machine, driven by external power for transmitting energy to
fluids by coupling the pump to a suitable engine or motor, which may have
varying outputs/capacity but shall be capable of having a pressure of 3.2
kg/cm2 at the topmost level of multi-storey or high rise building.
2.63 Fire Pump- Means a mechanical/electrical device that boots up the water pressure at
Booster the top level of a multi-storeyed / high-rise building and which is capable
Fire Pump: of a pressure of 3.2 kg/cm2 at the nearest point.
2.64 Fire Resistance: Fire resistance is a property of an element of building construction and is
the measure of its ability to satisfy for a stated period some or all of
the following criteria:
a. resistance to collapse,
b. resistance to penetration of flame and hot gases, and
c. resistance to temperature rise on the unexposed face up to a maximum
of 180°C and/or average temperature of 150°C.
Fire Resistance Rating - The time that a material or construction will
withstand the standard fire exposure as determined by fire test done in
accordance with the standard methods of fire tests of materials/structures.
2.65 Fire Separation: Means the distance in meters measured from any other building on the
site or from another site, or from the opposite side of a street or other
public space to the building.
2.66 Fire Service Means a connection provided at the base of a building for pumping up
Inlet: water through in built fire-fighting arrangements by fire service pumps in
accordance; with the recommendation of the Chief Fire Officer.
2.67 Fire Tower: Means an enclosed staircase that can only be approached from the
various floors through landings or lobbies separated from both the floor
area and the staircase by fire resistant doors and open to the outer air.
2.68 Floor: The lower surface in a storey on which one normally walks in a building ,
and does not include a mezzanine floor. The floor at ground floor with
direct access to a street or open space shall be called the ground floor; the
floor above it shall be termed as floor-1, with next higher floor being
termed as floor-2, and so on upwards.
2.69 Floor Area The quotient obtained by dividing the combined covered area(plinth area)
Ratio of all floors(excepting areas specifically exempted under these bye-laws)
(FAR): by the total area of the plot:
Floor Area Ratio (FAR) Total Covered Area on All Floors
Plot Area
2.70 Footing : A foundation unit constructed in brickwork, stone masonary or concrete
under the base of a wall or column for the purpose of distributing the load
over a larger area.
2.71 Foundation: A substructure supporting an arrangement of columns or walls in a row or
rows transmitting the loads to the soil.
2.72 Front Setback: Area parallel to the street and directly abutting the street.
Structures to Gate post / security guard room adjoining the main gate in the front setback
be permitted area, which may be of maximum 50 square feet area & 8’ – 6” in height,
in front free from ground coverage and FAR.
setback area.

8
2.73 Front Air Plane: The plane contained between the ground in front of the building and the
straight lines drawn downwards and outwards from the line of intersection
of the outer surface of any front wall of the building with the roof
perpendicular to that line, and at an angle of 63-1/2 degrees to the
horizontal;
Note: The 63-1/2 degrees angle has a tangent of 2:1 so that if the
ground is the level, the air plane reaches the ground at a
distance from the exterior wall equal to half the height of the
above level of that ground.
2.74 Gallery: Means an intermediate floor or platform projecting from a wall of an
auditorium or a hall providing extra floor area, additional seating
accommodation, etc. It shall also include the structure provided for seating
in stadium.
2.75 Garage Private: Means a building or a portion thereof, designed and used for the parking of
private vehicles.
2.76 Garage Public: Means a building or portion thereof, designed other than as a private
garage, operated for gain, designed and/or used for repairing, servicing,
using, selling or storing or parking motor driven or other vehicles.
2.78 Ground Floor: Shall mean storey, which has its floor surface nearest to the ground around
the building.
2.79 Group Housing: Means a building unit constructed or to be constructed with one or more
floors having more than two dwelling units having common service
facilities.
2.80 Habitable Means a room occupied or designed for occupancy by one or more persons
Room: for study, living, sleeping, eating, kitchen if it is used as a living room, but
not including bathrooms, water-closet compartments, laundries, serving and
storage pantries, corridors, cellars, attics and spaces that are not used
frequently or during extended longer periods.
2.81 Illuminated A device for indicating the means of escape during normal circumstances
Exit Signs: and power failure.
2.82 Jhamp: A downward, vertical or sloping projection hanging below any horizontal
projection like balcony, canopy, verandah, passage etc, to provide
protection from direct sun and rain.
2.83 Jhot: A strip of land permanently left open for drainage purposes. It is not to be
used as an access way or a street and is not to be included as a part of
setbacks.
2.84 Katra or A building so constructed as to be suitable for living in separate tenements
Chawl: each consisting a single room, or of two, but not of more than two rooms
and with common sanitary arrangements.
2.85 Layout Plan: Means a Plan indicating configuration and sizes of all Use Premises. Each
Use Zone may have one or more than one Layout Plan depending upon the
extensiveness of the area under the specific Use Zones and vice versa.
2.86 Ledge or Tand: A shelf-like projection, supported in any manner whatsoever, except by
means of vertical supports within a room itself but not having projection
wider than 1 m.
2.87 Licensed Qualified professionals who have been registered with the Authority as per
Architect / the Qualification and competence by the body governing such profession
Town Planner / and therefore possess the license to provide professional services in
Engineer / Building construction.
Supervisor /
Plumber:

9
 2.88 Lift: An appliance designed to transport persons or materials between two or
more levels in a vertical or substantially vertical direction by means of a
guided car or platform. The word ‘elevator’ is also synonymously used for
‘lift’.
2.89 Light Plane: The plane lying between the line of intersection of the floor of any room
in a building with the outer surface or an exterior wall of the building and
the straight lines drawn upwards and outwards from those lines drawn
upward and outwards from lines perpendicular thereto an at an angle of 63
1/2 º to the horizontal.
Note: For the purpose of the definition of light plane, the outer
surface of any verandah abutting on an interior or side open space
shall be considered to be the exterior wall of the building.
2.90 Lobby: Means a covered space in which all the adjoining rooms open.
2.91 Loft: Means an intermediate floor in between two main floors, constructed for
storage purposes and at a height of not less than 6’-9” at door level from the
ground floor.
2.92 Master Plan: A Master Plan formulated under any relevant Act for any town, approved
and notified by the State Government.
2.93 MCB/ELCB: Devices for tripping of electrical circuits in event of any fault in the
circuit/installation.
2.94 Means of An escape route provided in a building for safe evacuation of occupants.
Escape:
2.95 Mezzanine Means a gallery, balcony, loft or an interior floor not so constructed as to
floor: be capable of habitation, use of living, sleeping, erected between the floor.
An intermediate floor between two floors of any storey forming an integral
part of floor below.
2.96 Mumty or A structure with a covering roof over a staircase and its landing built to
Stair Cover: enclose only the stairs for the purpose of providing protection from weather
and not used for human habitation.
2.97 Marriage A building exclusively used for holding social functions such as marriage
Palace: and other such related get-togethers/activities.
2.98 Mechanical Multilevel Mechanical Parking System will be permissible in all uses,
Multilevel except residential (Plots having area less than 1000 sq. yds), subject to the
Parking System provision of required clear floor to ceiling height and spaces to be used for
(MMPS) installation of MMPS, proper circulation to the satisfaction of the Fire
Authorities and in accordance with the requirements/conditions of NBC
concerning Fire Safety.
In case the MMPS is to be installed separately from the main building as
per regulations, the same will be counted towards ground coverage but will
be free of FAR.
2.99
2.99 Miniplex:
Following Amendments are Shall
mademean a building
in Clause 2.99 having maximum two cinema halls each having
Miniplex: shall mean an integrated entertainment
minimum occupancy andof shopping
250 seats.centre having maximum of four cinema halls
with maximum seating capacity not exceeding 999 seats in all cinema halls.
2.100 Multiplex: Shall mean an integrated entertainment and shopping complex/center. It
2.100 Following Amendments are made in Clause 2.100:
Multiplex: Shall mean an integrated shall entertainment
necessarily haveandcinema halls
shopping and may have
complex/centre Theatres,
having Auditorium,
at least two cinema
Retail Shops,
halls and may have theatres, auditorium, Commercial
Retail show rooms,
Shops, Commercial Restaurants
Showroom, and Food
Restaurants, Foodplazas,
Plazas,
Health Club, Fitness Centre, Club, Call Centre, Private Offices, Hotel, Service Apartments, Convention
Health club and Fitness center, Clubs, Call centers, Corporate Offices, Hall,
Bank, Cyber Café, Video Games Parlours, Pub, Bar, Bowling Allies and other Commercial and Recreational
Convention Hall, Bank, Cyber café, Video Games, Parlors, Pubs, Bowling
facilities. It is clarified that entire area/Building of Multiplex except Cinema Halls, shall fall in the commercial
category. Allies and Recreational activities and all the areas/building except cinema
halls shall fall in the commercial category.
2.101 Non A material which is not liable to burn or add heat to a fire when tested for
Combustible combustibility in accordance with the latest code of Bureau of Indian
Material: Standards Method of Test for combustibility of Building Materials.

10
2.102 Nursing (i) Nursing home: Means an establishment where persons suffering from
Home/ illness, injury or infirmity are usually received or accommodated or both
Hospital: the purposes of observation, Nursing and treatment with no. of beds
upto 10, it may include a maternity home.
(ii) Hospital: Means an establishment where indoor patients are admitted
and various types of clinical or surgical procedures are carried out.
2.103 Occupancy The principal occupancy/use for which a building or a part of a building is
or Use: intended to be used. For the purposes of classification of a building
according to occupancy, an occupancy shall be deemed to include the
subsidiary occupancies which are contingent upon it.
2.104 Occupancy or Buildings being those in which more than one occupancy/use is present in
Use-Mixed: different portions of the buildings.
2.105 Open Space: An area forming an integral part of a site left open to the sky.
2.106 Owner: Is a person/ persons, a company, trust, institute, registered body, state or
central government’s and it’s subordinate departments/undertakings etc.
having interest in land and building thereon & in whose name the
property(land/building) stands registered in the revenue records.
This includes free holders, leaseholders or those holding a sub-lease which
both bestows a legal right to occupation and gives rise to liabilities in
respect of safety or building condition.
In case of lease or sub-lease holders, as far as ownership with respect to the
structure is concerned, the structure of a flat or structure on a plot belongs
to the allottee/lessee till the allotment/lease subsists.
2.107 Parapet: A low wall or railing built along the edge of a roof or a floor, not more than
3 ft. in height.
2.108 Parking: An enclosed or unenclosed covered or open area sufficient in size to park
vehicles.
Private parking: if such parking is used / provided exclusively for private
parking of vehicles.
Public parking: if such space is used exclusively for public parking of
vehicles, parking spaces shall be served by a driveway connecting them
with a street or alley permitting safe and convenient ingress and egress of
vehicles.
The level of open areas for parking within the site shall be kept at ± 0 level
in relation to crown level of the road except for the slopes required for
natural drainage of the area subject to the condition that approach ramp
would not be permitted in the road portion.
2.109 Partition : An interior non-load bearing barrier/wall, one storey or part-storey in
height.
2.110 Partition Wall  A wall forming part of a building and being used or constructed to be
Includes : used in any part of the height or length of such wall for separation of
adjoining buildings belonging to different owners or constructed or
adopted to be occupied by different persons, or
 A wall forming part of a building and standing in any part of the length
of such wall, to a greater extent than the projection of the footing on
one side or grounds of different owners.
2.111 Permanent Air space permanently open:
Open Air i. If it is a street.
Space: ii. If its freedom from encroachment is protected by any law or contract
ensuring that the ground below it is either a street or is permanently
and irrevocably appropriated as an open space.
2.112 Permission A valid permission or authorization in writing by the competent authority to
or Permit: carryout development or a work regulated by the Bye-Laws.

11
 2.113 Plinth: The portion of a structure between the surface of the surrounding ground
and surface of the floor, immediately above the ground.
2.114 Plinth Area: The built up covered area measured at the floor level of the basement or of
any storey.
2.115 Plinth Level: Means the level of the ground floor of a building with respect to the
adjoining ground.
2.116 Plinth Height: Means the height of the ground floor level above the street/road level
measured from the level of the centre of the abutting/adjoining street/road.
2.117 Plot/Site: A parcel or piece of land occupied or intended for occupancy by one
building together with its accessory buildings including the open spaces,
having frontage upon a public street / streets or upon a private street /
streets and enclosed by definite boundaries.
2.118 Plotted Type of development layout wherein a stretch of developed land is divided
Development: into regular sized plots for uniformed controlled building volumes.
2.119 Porch: Means a covered surface supported on pillars or otherwise for the purpose
of a pedestrian or vehicular approach to a building
2.120 Following Amendments
Prohibited area: Meansare made
anyinarea
Clause 2.120: or declared to be a prohibited area under section
specified
Prohibited area: Means any area specified or declared to be a prohibited area under section 20A of the
Ancient Monuments and20A of the AMASR
Archaeological sitesAct,
and 2010.
Remains Act, 2010
2.121 Protected Means an ancient monument which is declared to be of national
monument: importance by or under the AMASR Act, 2010.
2.122 Public Sewer: Means a sewer laid by the government or a local body.
2.123 Rear Air Plane: The plane contained between the ground behind the building and the
straight line drawn downwards and outwards from the line of intersection
Following of the outer surface of any rear wall of the building with the roof
Clause 2.124(a)
is added: perpendicular to that line and at an angle 63-1/2 degree to the horizontal.
Restricted area:-
Restricted area
2.124 Regulated area: Means any area specified or declared under section 20B under the AMASR
for building ac- Act, 2010.
tivity along NH/
Schedule Road, 2.125 Retention An activity or use which is allowed to continue, notwithstanding its non-
Defense/Ammu-
nition Depot re- Activity: conforming nature in relation to the use permitted in the adjoining or
stricted areas,
High Tension
surrounding area.
wires restricted 2.126 Road/Street: Any highway, street, lane, pathway, alley, stairway, passageway,
area, and any
other restricted carriageway, footway, square, place or bridge whether a thorough-fare, or
areas defined
under various over which the public have a right of passage or access or have passed and
Acts or Notifica- have access uninterruptedly for specified period, whether existing or
tions issued by
the Government proposed in any scheme and includes all bends, channels, ditches, storm
from time to
time. water drains, culverts sidewalks, traffic islands, roadside trees and hedges,
retaining walls fences, barriers and railing within the street lines.
2.127 Road/Street The officially established elevation or level or grade of the centerline of
level or Grade: street upon which a plot fronts, and if there is no officially established level
or grade, the existing level or grade of the street and its mid-point.
2.128 Road/Street The line defining the side limits of a road/street.
Line:
2.129 Road Width The whole extent of space within the boundaries of a road when applied to
or Width of a new road/street as laid down in the city survey or development plan or
Road/Street: prescribed road lines by any act of law and measured at right angles to the
course or intended course of direction of such road.
2.130 Row Housing: A row of houses with only front, rear and interior open spaces.
2.131 Room Height: The vertical distance measured from the finished floor surface to the
finished ceiling surface. Where a finished ceiling is not provided, the
underside of the joists or beams or tie beams shall determine the upper
point of measurement for determining the head room/height.
2.132 Service Road: A road/lane provided at the front, rear or side of a plot for service purpose.

12
2.133 Set-back Line: A line usually parallel to the plot boundaries or center line of a road and
laid down in each case by the authority in the bye-laws or as per
recommendations of Master/Zonal Plan, beyond which nothing can be
constructed towards the plot boundaries excepting with the permission of
the authority.
2.134 Settlement: A human settlement, whether urban or rural in character. It includes habited
villages, towns, townships, cities and the areas notified under the control of
the Authority.
2.135 Site Corner: A site at the junction of and fronting on two or more intersecting roads or
streets.
2.136 Site Depth: The mean horizontal distance between the front and rear site boundaries.
2.137 Site, Interior A site, access to which is by a passage from a street whether such
or Tandem: passage forms part of the site or not.
2.138 Site Plan: A detailed plan showing the proposed placement of structures, parking
areas, open space, landscaping and other development features, on a parcel
of land, as required by specific sections of the bye-laws.
2.139 Site with Double A site having frontage on two streets other than corner plot.
Frontage:
2.140 Spiral Staircase: A staircase forming continuous winding curve round a central point or axis
provided in a open space having tread with or without risers.
2.141 Storey: The portion of a building included between the surface of any floor and the
surface of the floor next above it, or if there be no floor above it, then the
space between any floor and the ceiling next above it.
2.142 To abut: To be positioned juxtaposed to a road, lane, open space, park, building etc.
2.143 To Erect: In relation to a building means:
i) To erect a new building on any site whether previously built upon or
not;
ii) To re-erect any building of which portions above the plinth level have
been pulled down, burnt or destroyed.
2.144 Town Planner: Graduate or Post-graduate degree in Town and country/Urban planning
with valid Associate membership of the Institute of Town Planners, India.
2.145 Unauthorized Means the erection or re-erection, addition or alterations which is not
construction: approved or sanctioned by the competent authority.
2.146 Underground/ An installation constructed or placed for storage of water.
Overhead Tank:
2.147 Ventilation: Means supply of outside air into, or the removal of inside air from an
enclosed space, the circulation of air in each and every habitable room of
the building including toilets and kitchen.
a. Natural Ventilation - Supply of outside air into a building through
window or other openings due to wind outside and convection
effects arising from temperature or vapour pressure differences (or
both) between inside and outside of the building.
b. Positive Ventilation - the supply of outside air by means of a
mechanical device, such as a fan.
c. Mechanical Ventilation - Supply of outside air either by positive
ventilation or by infiltration by reduction of pressure inside due to
exhaust of air, or by a combination of positive ventilation and
exhaust of air.
2.148 Verandah: A covered area with at least one side open to the outside with the exception
of 3 ft. high parapet on the upper floors to be provided on the open side.
2.149 Water Closet A water flushed plumbing fixture designed to receive human excrement
(W.C) : directly from the user of the fixture. The term is used sometimes to
designate the room or compartment in which the fixture is placed.

13
2.150 Window: An opening to the outside other than a door, which provides all or part of
the required natural light or ventilation or both to an interior space and not
used as a means of egress/ingress.
2.151 Zonal Plan: A plan detailing out the proposals of Master Plan and acting as a link
between Master Plan and the Layout Plan. It may contain a site plan and
land use plan with approximate location and extent of land uses such as
public & semi public buildings/works, utilities, roads, housing,
recreation, industry, business, markets, schools, hospitals open spaces etc.
It may also specify standards of population density and various
components of development of the zone.

NOTE:- Words and expressions not defined in this bye – laws shall have the same meaning or
the senses as are contained in the Punjab Municipal Act, 1911/ Punjab Municipal Corporation
Act, 1976.

14
 CHAPTER – III
JURISDICTION/APPLICABILITY & BUILDING DOCUMENTATION PROCEDURES

3.1 Jurisdiction of Building Bye Laws

The Building Bye-Laws shall apply to the building activity in Municipal
areas of all Municipal Corporations/Councils / Nagar Panchayats or to such
other areas, as the State Government may extend by notification in the
official gazette.
3.2 Applicability of Building Bye Laws
These building byelaws shall be applicable to all building activities and
read in conjunction with the master plan/development plan/regional
plan/any other statutory plan in force, if any, and notifications, if any, with
regard to the same and as amended from time to time.
3.3 Development and part construction
Except hereinafter or otherwise provided, these Bye-Laws shall apply to all
development, redevelopment, erection and/or re-erection of a building etc.
as well as to the design, construction of, or reconstruction and additions
and alterations to a building.
3.4 In case of Part construction
Where the whole or part of a building is demolished or altered or
reconstructed, except where otherwise specifically stipulated, these
Building Bye-Laws shall apply only to the extent of the work involved.
3. 5 Change of use / occupancy
Where use of a building is changed, except where otherwise specifically
stipulated, these Building Bye-Laws shall apply to all parts of the building
affected by the change.
3.6 Reconstruction
The reconstruction in whole or part of a building which has ceased to
operate due to fire, natural collapse or demolition having been declared
unsafe, or which is likely to be demolished by or under an order of the
Authority as the case may be and for which the necessary certificate has
been given by the Authority.
3.7 Existing approved building
Nothing in these Bye-Laws shall require the removal, alteration or
abandonment, nor prevent continuance of the lawfully established use or
occupancy of an existing
approved building unless, in the opinion of the Authority such a building is
unsafe orconstitutes a hazard to the safety of adjacent property or to the
occupants of the building itself.
3.8 Development
3.8.1 Development Permission:
No person shall carry out any development or redevelopment including
sub-division on any plot or land (not forming part of any approved layout
plan or scheme) or cause to be done without obtaining approval from the
Authority for the layout plan.
3.8.2 Building Permit:
No person shall erect, re-erect or make addition/ alterations in any building
or cause the same to be done without, first obtaining a separate building
permit for each such building from the Authority.
3.8.3 Pre-Code Building Permit:
Where any building permit which has been issued by the Authority
before the commencement of the Building Bye-Laws and where
construction is in progress and has not been completed within the specified
period from the date of such permit, the said permission shall be deemed to

15
 be sanctioned under these Bye-Laws and shall only be eligible for
revalidation thereunder. Accordingly, where the validity of sanction has
expired and construction has not commenced, construction shall be governed
by the provisions of these Building Bye-Laws.
3.9 Procedure for obtaining building permit
3.9.1 Notice:
Every person who intends to erect, re-erect or make alternation in any
place in a building or demolish any building shall give notice in writing to
the Authority of his intention in the prescribed form, Form A& B and such
notice shall be accompanied by plans and statements in sufficient copies.
The plans may be ordinary prints on ferro-paper or any other type, one set
of which shall be laminated. One set of such plans shall be released and the
rest retained in the office of the Authority for record after the issue of
permit or refusal as the case may be.
3.9.2 Copies of Plans and Statements:
Normally 4 copies of plan and statement shall be made available along
with the notice. In case of building permissions where the clearance is
required from Local Fire Officer, the number of copies of the plans and
statements accompanying the notice shall be 6. In case of sites requiring
the clearance of lessor, extra copies of the plan shall be made available.
3.9.3 Information Accompanying Notice:
The notice shall be accompanied by the location plan, site plan, subdivision
/ layout plan, building plan, services plan, specifications and certificate of
supervision, ownership title and other documents as prescribed by the
Authority.
3.9.4 Documents:
Application for building permit shall be accompanied by the following
documents:
Ownership Documents-lease-deed/sale-deed etc. duly accompanied by an
annexed site plan; giving the physical description of the plot/property. In
such cases where lease- deed has not been executed, no objection
certificate from the Authority/lessor. Also an affidavit/undertaking for
handing over of the land required for road widening, if required so.
In case of any deviation from the terms and conditions stipulated in the
lease deed/ownership document, necessary clearance from the Authority
shall be obtained.
Documents required to be attached shall be as follows:
i. No objection certificate from the Authority regarding land use as
per Master/Zonal Plan, if required.
ii. No objection certificate from the Chief Inspector of Factories in case of
Industrial Buildings; as well as from the Pollution Control Board,
wherever required.
iii. No objection certificate from Chief Controller of Explosives, Nagpur and
Chief Fire Officer, in case of hazardous buildings.
iv. Indemnity Bond in case of proposal for the construction of a basement as
given in SCHEDULE-VI.
v. No objection certificate/Approval from the Local Fire Officer, in case of
building defined under clause 2.23- i to viii (Except Residential Plotted)
shall be required.
vi. The notice shall also be accompanied by an attested copy of Property tax
receipt/NOC from the Property tax Department of the local body
concerned.
vii. No objection certificate from the Civil Aviation Department wherever
required.
Following sub clauses are added after clause 3.9.4(vii):-
viii) Latitude and Longitude of the cardinal points of the site. ix) Site details and location marked on the notified
16 (Unique Identification no. of the site (if any) issued by
master plan, (if notified) of the town. x) UID no.
Authority. xi) Copy of Aadhaar cards of owner (Optional)
 viii. Undertaking from the Architect on non-judicial stamp paper of the amount
prescribed by the Authority.
ix. In case the site falls in the built-up area declared as slum under any Act
NOC from the Competent Authority, from slum clearance and land use
points of view.
x. In case the application is for a Farmhouse, Motel, approval/NOC from the
Competent Authority from land acquisition point of view.
xi. In case of the leasehold plots, clearance from the lessor with regard to the
lease conditions shall be obtained wherever required.
xii. For individual plot, wherever required, approval of the site from the
Competent Authority, if not the part of already approved layout plan.
xiii. Any other information/document, which the Authority may require in case
of listed buildings or otherwise.
Other documents to be submitted in special cases shall be as follows:
xiv. For projects proposed within the Prohibited and Regulated areas as defined
by AMASR Act 2010, permission /NOC from Competent Authority
(NMA) shall have to be obtained as per Rules 2011 framed under the Act
by submission of required documents as per rules.
xv. Additional documents required for conservation of Heritage sites including
Heritage Buildings, Heritage/Precincts and Natural Features Areas
(wherever required) – as per Chapter 13.

3.9.4A:- Based on the technical and support capacity, the ULB shall adopt online
process of applications for building approvals along with digital formats of
documents and drawings for faster and transparent process of building approvals.

3.9.5 Size of Drawing Sheets and Colouring of Plans

The size of drawing sheets shall be any of those specified in Table 3.1.

Drawing Sheet Sizes

Sr. No. Designation Trimmed Size, (mm.)
1 A0 841 x 1189
2 A1 594 x 841
3 A2 420 x 594
4 A3 297 x 420
5 A4 210 x 297
6 A5 148 x 210

3.9.6 Colouring Notations for Plans:

The plans shall be coloured as specified in Table 3.2 Further, prints of
plans shall be on one side of paper only.
3.9.7 Dimensions:
All dimensions shall be indicated in metric as well as foot-inch units.

Colouring of Plans
S.n Item Site Plan Building Plan
o Document Type White Plan Blue Print Ammonia White Blue Print Ammonia
a b c d e f
Plan g h
1 Plot Lines Thick Thick Thick Thick Thick Thick
2 Existing street black
Green black
Green black
Green —
black —
black —
black
3 Future street, if any Green Green Green — — —
4 Permissible building Thick
dotted Thick
dotted Thick
dotted — — —
lines dotted dotted dotted
5 Open spaces Noblack
colour Noblack
colour Noblack
colour No colour No colour No colour

17
 6 Existing work Black White Blue Black White Blue
7 Work proposed to be Yellow Yellow Yellow Yellow Yellow
Proposed work Red filled
8 Red Red Red Red Red
(see Note 1) in
9 Drainage and Red dotted Red dotted Red dotted Red Red Red
10 Water supply work
sewerage Black Black Black Black
dotted Black
dotted Black
dotted
dotted dotted dotted dotted dotted dotted
thin thin thin thin thin thin
Notes:
1. For entirely new construction this need not be done; for extension of an existing
work this shall apply.
2. For land development, subdivision, layout, suitable colouring notations shall be
used which shall be indexed.

3.10 All Plans

3.10.1
i) Key Plan: A key plan drawn to a scale of not less than 1: 10,000 shall be
submitted along with notice showing boundary and location of the site
with respect of neighborhood land marks, in area where there is no approved
layout plans.
ii) Site Plan: The site plan to be sent along with the application for permit shall be
drawn to a scale of 1: l00 for plots upto 500 Sq.m in size and on a scale of 1:500
for plots above 500 Sq.m in size. The plan shall show as below:

a) The boundaries of the site and any contiguous land belonging to the
owner thereof.
b) The position of the site in relation to neighboring street.
c) The names of the streets on which the building is proposed to be
situated, if any.
d) All existing buildings standing on, over or under the site.
e) The position of the building and of all other buildings, if any, which the
applicant intends to erect upon his contiguous land referred to in (a) in
relation to.
i) The boundaries of the site and in case where the site has been
partitioned, the boundaries of the portion; owned by the applicant
and also of the portions owned by others.
ii) All adjacent streets / buildings (with number of storeys and height)
and premises within a distance of 12m. of the site and of the
contiguous land, if any, referred to in (a); and
iii) If there is no street within a distance of 12 m. of the site, the nearest
existing street.
f) The means of access from the street to the building, and to all other
buildings, if any which the applicant intends to erect upon his contiguous
land, referred to in (a).
g) Space to be left about the building to secure a free circulation of air,
admission of light and access.
h) The width of the street, if any, in front, at the sides or rear of building.
i) The direction of north point relative to the plan of the buildings.
j) Any existing physical features such as well, drains, trees, over head
electric supply lines etc.
k) The ground area of the whole property and the breakup of covered area on
each floor with the calculation for percentage covered in each floor in
terms of the total area of the plot as required under the Bye-Laws
governing the coverage of the area.
l) Parking plans indicating the parking spaces wherever required.

18
 m) Such other particulars as may be prescribed by the Authority; and
n) Building number or plot number of the property on which the building is
intended to be erected.
3.10.2 Requirement in respect of building sites
a) 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.
b) Corner Site
When the site front on two streets, the frontage would be on the street
having the larger width. In cases, where the two streets are of same width,
then the larger depth of the site will decide the frontage and open spaces. In
such case the location of a garage (on a corner plot) if provided within the
open spaces shall be located diagonally opposite the point of intersection.
c) 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 Master
Plan and any land development Rules and Regulations of the Authority.
d) 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 line.

Table 3.3 Clearances from Electric Supply Lines

Type of Supply Line Vertical clearance Horizontal clearance
a) Low and medium voltage 2.50 m. 1.20 m.
lines and service lines
b) High voltage lines upto and
including 11,000 volts 3.70 m. 1.20 m.

c) High voltage lines upto

above11,000 volts and upto 3.70 m. 2.00 m.
and including 33,000 volts
d) Extra high voltage 3.70m. Plus 0.3 m. for 2.0m. Plus 0.3 m. for every
lines additional 33,000 every additional 33,000 V additional 33,000 V or part
volts or part thereof. thereof.

3.10.3 Layout Plan:

The layout plan shall be formulated as per the norms of Master Plan and
shall be approved as per the procedure followed by the Authority, under the
provisions of relevant Act.
3.10.4 Landscape Plan:
Landscape plan is to be to the scale of 1:100 for plot upto 500 sq.m in size
and for plots above 500 sq.m., the scale shall be 1:500, indicating the
circulation and parking spaces, pathways (hard surface), greenery and
plantation (soft area) etc.
3.10.5 Building Plan:
The plans of the building, elevations and sections accompanying the notice
with dimensions shall be drawn to a scale of 1:50 for plots measuring upto
250 sq.m., for plots measuring above 250 sq.m. to a scale of 1:100, and for
plots measuring 2000 sq.m. and above to a scale of 1:200 with details on a
scale of 1:100 and shall:
a) Include floor plans of all floors together with the covered area clearly
indicating the size and spacing of all frame members and sizes of rooms

19
 and the position and width of staircases, ramps and other exit ways, lift
ways, lift machine room and lift pit details.
b) Show the use or occupancy of all parts of the building.
c) Show exact location of essential services, for example W.C., Sink.
Bath etc.
d) Include sectional drawing showing clearly the sizes of the footings,
thickness of basement wall, wall construction, size and spacing of framing
members, floor slabs and roof slabs with their materials. The section
shall indicate the heights of building and rooms and also the heights of
the parapet and drainage and the slope of the roof. At least one section
shall be taken through the staircase, kitchen and toilet, bath and W.C.
e) Show all elevations.
f) Indicate details of service privy, if any.
g) Give dimensions of the projected portions beyond the permissible
building line.
h) Include terrace plan indicating the drainage and the slope of the roof.
i) Give indications of the north point relative to the plan.
j) Details of parking spaces provided.
k) Give indication of all doors, windows and other openings including
ventilators with sizes in proper schedule.
l) Such other particulars as may be required to explain the proposal
clearly and as prescribed by the Authority.

Notes: – The requirement of 1:100 is permitted to be flexible for specific details

needed for further illustration; and also for drawings for these in
electronic form.

3.10.6 Building Plans for Multi-Storeyed/Special Buildings:

For multi-storeyed
3.10.6 Following shall buildings,
replacewhich areClause
existing above 3.10.6:
4 storeyed and buildings
above
Building15 Plans
m. in height and for special buildings
for Multi-Storeyed/Special like Industrial,
Buildings: Storage and
For Multi-storied
buildings, which
Hazardous are more
occupancies etc.than as 4defined
storeyed (Ground
under + 3)2.23(a
clause and above
to h) 70the
feet 6 inches in height or special buildings like Industrial
following additional information shall be furnished/ indicated in the or Storage or
Hazardous
building plansasindefined
additionintoBye the Laws thetofollowing
item (a) additional
(l) of Building informations
Bye-Laws 3.10.5.
shall be furnished/indicated while submitting the building plans, in addi-
a) Access to fire appliances/vehicles with details of vehicular turning
tion to the items (a) to (l) of Clause 3.10.5 of Building Bye-Laws:
circle/and
a) Access clear
to fire motorable access way
appliances/vehicles witharound
detailsthe of building.
vehicular turning cir-
b) Sizeclear
cle/and (width) of main
motorable accessand wayalternate
around staircase along with balcony
the building.
approach,
b) Size (width)corridor,
of mainventilated
and alternate lobbystaircase
approach. along with balcony ap-
proach,
c) corridor,
Location ventilated
and details of liftlobby approach.
enclosures.
c) Location
d) Locationand anddetails
size of of liftlift.
fire enclosures.
d) Location and size of fire
e) Smoke stop lobby/door where provided.lift.
e) Smoke stop lobby/door where provided.
f) Refuse chutes & chamber, services duct (sanitation, electric &
f) Refuse chutes & chamber, services duct (sanitation, electric &
telecommunication)
telecommunication)
g) Vehicularparking
g) Vehicular parkingspaces.
spaces.
h) Refugearea
h) Refuge area ifif any.
any.
i)i) Details
Detailsof of
building
buildingservices-air
services-air conditioning
conditioning system
systemwith position
with of of
position
dampers, mechanical ventilation system, electrical services,
dampers, mechanical ventilation system, electrical services, boilers, boilers,
gas gas
pipes.
pipes etc.
j) Details of exits including provision of ramps, for hospitals and special
j) Details of exits including provision of ramps, etc. for hospitals and
risks.
special risks.
k) Location of generator, transformer and switchgear room.
k) Location
l) Smoke of generator,
exhaust system transformer
if any. and switchgear room.
l)m) Details
Smoke of fire alarm
exhaust systemsystem
if any.network.
n) Location of centralized control,
m) Details of fire alarm system network. connecting all fire alarm systems,
built-in
n) fire protection
Location arrangements
of centralized control, and public all fire alarm systems,
connecting
address system.
built-in fire protection arrangements and public address system, etc.

20
 o)o)Location
Location
andand dimension
dimension of static
of static waterwater storage
storage tank tank and pump
and pump room.room.
p)p)Location and and
Location details of fixedoffire
details protection
fixed installationsinstallations
fire protection such as sprinklers,
such aswet
risers, hose reels, drenchers, CO2 installation.
sprinklers, wet risers, hose reels, drenchers, CO2 installation etc.
q) Location and details of first aid firefighting equipment/installation.
r)q)TheLocation and details ofand
proper signs/symbols firstabbreviation
aid firefighting
of all equipment/installation.
fire fighting systems shall be
r) The
shown proper
as per signs/symbols
the relevant and abbreviation of all fire fighting systems
B.I.S. Codes.
shall be shown as per the relevant B.I.S. Codes.
3.10.7 Services Plan and Water Supply Provisions
i) Plans, elevations and sections of private water supply, sewage
disposal system and details of building services, where required by
the Authority, shall be made available to a scale not less than 1: 100.
ii) For residential plots more than 2000 sq.m. and non-residential plots
more than 1 hectare in size, the following provisions shall be made:
iii) Separate conveying system to be provided for sewerage and sullage
to facilitate reuse of sullage water for gardening and washing
purposes. This may require suitable storage facilities that are to be
indicated on the building plans
iv) For recharging ground water, rainwater-harvesting provisions are to
be provided within the plot, which are to be indicated on the
building plans.
3.10.8 Besides the normal drawings, which are submitted for the sanction of any
building, a proper landscape plan, a circulation plan indicating vehicular
and pedestrian movement and parking and an urban design scheme
where necessary, shall be submitted for sanction by the Authority
3.10.9 Specifications: General specification of the proposed construction giving
type and grade of material proposed to be used in the form given in
Form-B duly signed by the engaged Competent Professional for
building plan design may be shown accompanying the notice as the
case may be.
3.11 Signing of plans
3.11.1 Signing the Building Plans:
All plans before submission to the Authority shall be signed by the owner(s)
and by-
a. A person holding a graduate degree in Bachelor of Architecture from
any institute recognized by the Council of Architecture (COA) and has
his/her name entered in the register of COA for the time being, with a
valid COA Registration number, under the Architect’s Act 1972; Or
b. An Civil Engineer who is Associate / Fellow Member of the Institute of
Engineers (India) (In case of plot upto 500 Sqm. Only) Engineering.
3.11.2 Layout Plans:
All layout plans before submission to the Authority shall be signed by the
owner(s) and by one of the following:
a. Architect holding a valid registration with the Council of Architecture for
Layout Plans of plots measuring upto 1 Ha. in size.
b. Town Planner holding valid registration with the Institute of Town
Planners, India for plots measuring beyond 1 Ha.

3.12 Notice for alteration

When the notice is only for an alteration of the building only such plans and
statement as may be necessary, shall accompany the notice.
3.12.1 No notice and building permit, is necessary for the following alterations,
which do not otherwise violate any provisions regarding general building
requirements, structural stability and fire safety requirements of these Bye-
Laws;
a) Plastering and patch repairs;

21
 b) Re-roofing or renewals of roof including roof of intermediate floors at
the same height;
c) Flooring and re-flooring;
d) Opening and closing of windows, ventilators and doors not opening
towards other's properties and / or public road/property;
e) Replacing fallen bricks, stones, pillars, beams etc.
f) Construction or re-construction of sunshade not more than 75cms. in
width within one's land and not overhanging over a public street;
g) Construction or re-construction of parapet not more than 1.5 m. in
height and also construction or re-construction of boundary wall as
permissible under these Bye-Laws;
h) White-washing, painting, etc. including erection of false ceiling in any
floor at the permissible clear height provided the false ceiling in no
way can be put to use as a loft etc;
i) Reconstruction of portions of buildings damaged by storm, rains, fire,
earthquake or any other natural calamity to the same extent and
specification as existed prior to the damage provided the use conforms
to provisions of Master Plan/Zonal Plan;
j) Erection or re-erection of internal partitions provided the same are
within the purview of the Bye-Laws.
3.13 Building permit fees
Building fees/tax for covered area in buildings; additions/alterations/revised
plan; revalidation of plans; plan submission fee; for NOC/occupancy; for use
of city infrastructure during the construction and other charges shall be as
fixed by the Government/ Municipal Corporation/Council/ Nagar Panchayat
from time to time.
3.14 Sanction
3.14.1
a) Planning Permission/Norms with respect to the Provisions of Master
Plan/ Development Plan:
The Owner, if she/he so desires, may apply to the Authority in a format
(Form A and B)for planning permission/Norms through his engaged
Competent Professional for building plan design (as per clause 3.11.1),
submitting (i) Title documents; (ii) Development Code/Zoning Regulations
of Master Plan/ Development Plan and (iii) Building Bye-Laws, which she /
he intends to follow.
The Owner/engaged Competent professional (as per clause 3.11.1) shall
indicate the Development Code interpretation of Master Plan/Development
Plan and may support this through schematic drawings/sketches.
The Authority shall verify the title document and scrutinize the interpretation
of Development Code / Zoning Regulations and accord planning permission
within 30 days of submission of the application to the Owner/ engaged
Competent Professional as per clause 3.11.1. Procedure may however, be
prescribed by the Authority in this behalf.
b) Self-Certification of Building Plans for Residential plotted, Commercial
and Industrial buildings of Plot size up to 500 Sq.m. and height upto 15
mts / upto 17.5 mts with stilts of 2.5mts:
Architects empanelled with the concerned Municipal authority shall be
authorized to issue building Plans in case of self certification as per procedure
in sub- section c).
a) Procedure for Self-Certification :
1) Deemed building permit shall be applicable only in such cases where, a
Competent Professional for building plan design as per clause 3.11.1(a),
has planned the building on an individual plot and has certified that the

22
 building plans are within applicable building bye laws and Master Plan
Regulations.
This shall be applicable for Residential plotted, Commercial and
Industrial buildings of Plot size up to 500 Sq.m. and height upto 15
mts / upto 17.5 mts with stilts of 2.5mts to be processed for instant
sanction, if it is certified by an empanelled architect, registered on a panel,
maintained by the Local Body/Authority, that the plans have been prepared
within the framework of provisions of the Master Plan and applicable
Building Bye Laws / Regulations and the construction shall be carried out
in accordance with Master Plan and BBL provisions.
Proof check certification of design and detailed construction specification
shall be mandatory. Drawings submitted shall be working drawings and no
changes shall be permissible at site during construction.
2) The following documents / information will be submitted by the
“Empanelled
Architect” along with application:
(i) Proof of empanelment under the Self Certification Scheme with the
concerned Municipal Authority.
(ii) Proof of appointment as “Empanelled Architect” by the plot owner
for certification of the Building Plan under the Self Certification
Scheme and supervision of the construction.
(iii) Building plan scrutiny / processing fee and other fees / taxes etc.
(iv) 4 (four) sets of the Building Plan and other documents / information
as required under the Building Byelaws.
(v) A copy of the Building Permit issued by the “Empanelled Architect”
to the owner.
3) Concerned CMC or EO of the Municipal Authority on verification that the
“Empanelled Architect” is registered & empanelled for the purpose of the
Self Certification Scheme with the concerned Municipal Authority and
requisite fee has been deposited shall return a copy of the Building Plan
duly stamped indicating the receipt number etc.
4) The owner shall display at site the name of the “Empanelled Architect”
along with Building Application number etc.
5) The “Empanelled Architect” shall furnish progress certificates at the stage
of excavation, DPC, roof level and completion. However after submitting
the DPC report, the applicant shall have to wait for a period of fifteen days
prior to going ahead with further construction.
6) If after submission of application during the construction of building, the
appointment of the “Empanelled Architect” is annulled, then:
(a) The owner shall intimate the Competent Authority through registered
post within seven days of annulment and also about the appointment of
new “Empanelled Architect”.
(b) The “Empanelled Architect” shall intimate the Competent Authority
through registered post within seven days of annulment and regarding
the construction raised so far to be as per the Building Plan deemed
sanctioned on the certification of the “Empanelled Architect”.
(c) The newly appointed “Empanelled Architect”, shall intimate the
Competent Authority within seven days of his appointment that the
construction already raised is as per the Building Plan deemed
sanctioned on the certification of the “Empanelled Architect”.
7) If the “Empanelled Architect” submits a wrong report while certifying
Building Plan or if any additional construction or violation is reported to
exist at site or conceals any fact or falsely justifies or misstates regarding
completion of building, he will be held responsible for such omission /

23
 commission and can be penalized, as deemed fit by the Municipal
Authority after giving an opportunity of being heard, under intimation to
the Government.
8) The unauthorized construction will either be demolished by the owner or
by the concerned Authority at the risk and cost of the owner, if the same is
neither sanction able nor compoundable.
9) The applicants who do not wish to opt for Self Certification can continue
to get approval of the Commissioner / Executive Officer of the concerned
Municipal Authority under the provisions of the Acts.
3.14.2 Grant of Permit or Refusal
a) The Authority shall either sanction or refuse sanction to the plans and
specifications or may sanction them with such modification or directions as it
may deem necessary and thereupon shall communicate its decision to the
person giving the notice in the prescribed form given in Annexure-I and
Annexure-II .
b) The building plans for buildings identified in clause 2.23(i to viii, except
residential plotted)shall be subject to the scrutiny of the Local Fire Officer
and building permit shall be given by the Authority only after the clearance
from the Local Fire Officer is obtained.
c) In case where the building scheme requires the clearance of an Urban Art
Commission, if constituted for the city then the Authority shall issue the
building permit only after getting the clearance from the Urban Art
Commission.
d) The Building Application is required to be decided within 30 days, in case of
Residential (Plotted), and within 60 days, in case of other categories, of the
receipt of valid notice under 3.9.1 of the Bye-Laws along with complete
information / documents. The time limit of 30 or 60 days, as the case may be,
shall commence from the date when the requisite information has been
furnished and valid application stands completed.
If no communication is received from the Authority within
prescribed time limit as above, the applicant shall give a further notice of 15
days intimating the Authority in this regard. If the Authority still fails to
intimate in writing to the person who has submitted such notice, the Building
Plan shall be deemed to have been sanctioned subject to the conditions
mentioned in these Bye-Laws. Nothing shall be construed to authorize any
person to do anything in contravention or against the terms of the lease or
title of the land or against any regulations, Bye-Laws or ordinance operating
at the time of execution of the work at site.
e) Once the plan has been scrutinized and objections have been pointed out, the
Owner who has given the notice under Section 3.9.1 shall modify the plan to
comply with the objections raised and resubmit the modified plans. The
Authority shall scrutinize the resubmitted plans and if, there are still some
objections that shall be intimated to the applicant for compliance. Only
thereafter the plans shall be sanctioned. It is further clarified that:
i) The above provision of deemed sanction shall be applicable only in those
cases where construction is to be carried on plot forming part of an
approved layout plan of the Authority.
ii) No notice under Section 3.9.1 shall be valid unless the information
required by the Authority under these Bye-Laws or any further
information which may be required has been furnished to the satisfaction
of the Authority.
iii) The Owner/ engaged Competent Professional for building plan design (as
per clause 3.11.1) and others shall be fully responsible for any violation of
Master Plan/Zonal Plan/ Building Bye-Laws, architectural controls, lease

24
 deed conditions etc. In case of any default they shall be liable for action.
Any construction so raised shall be deemed to be unauthorized and shall
be liable for action.
3.14.3 Duration of Sanction/Revalidation:
Once a building
Following permit the
shall replace is sanctioned, it shall
existing Clause remain valid for three years from
3.14.3:
Duration
the date of
of sanction/
sanction revalidation
for residential, industrial and commercial buildings (4
Once a building plan is sanctioned, it shall remain valid for three years from the date
storeyed)
of sanctionandforfor a period
those of fourIndustrial
Residential, years from
and the date of sanction
Commercial buildingsfor multi-
which are up
storeyed buildings
to 15 meters in height ofand
15form.a period
and above in height.
of 4 years However,
for buildings abovethe15 validity
meters in
height. of
period However,
sanction theinvalidity
case ofperiod of sanction in case
additions/alterations in of addition
both /alteration
the cases, shall in
beboth
the cases shall be 2 years from the date of sanction. The building plan shall be got
two years from
re- validated in the the date ofform
prescribed sanction.
(AnnexureTheIII) building
if expiredpermit shall be
subsequently got
after de-
posit of 1/4th
revalidated inofthe
theprescribed
scrutiny/processing Fee of building
form (Annexure-III) plan the
before prevailing
expiryatofthethis
time
of submission of building plan. Re-validation shall be subject to the master Plan /
period on year-to-year basis. Revalidation shall be subject to the Master
Zonal Plan regulations and building Bye Laws, as in force for the area where con-
Plan/Zonal
struction has Plan
not regulation
been started and
andbuilding Bye-laws,
subject to conditionas in no
that force, for the
deviation area
from the
sanctioned plan has been made.
where construction has not started.
3.14.4 Revocation of Permit:
The Authority shall revoke any building permit issued under the provisions
of the Bye-Laws, wherever there has been any false statement, mis-
representation of material facts in the application on which the building
permit was based. OrIf during construction it is found that the Owner has
violated any of the provisions of the Building Bye-Laws or sanctioned plan
or compoundable limits.
Fresh sanction of building plans and occupancy certificate shall be taken
from the Authority after bringing the building within the framework of
Master Plan/ Zonal Plan/ Building Bye-Laws.
3.14.5 Qualification and Competence
Qualification and competence of all professionals including Architect/
Engineer/ Structural Engineer/ Town Planner/ Landscape Architect/ Urban
designer/ Supervisor/ Plumber/ Electrician/ Fire Consultant shall be as given in
Annexure-IV.
3.14.6 Penal Action
a) The Authority reserves the right to take action and to debar/blacklist the
Town Planner, Architect, Engineer, Supervisor or Plumber, if found to
have deviated from professional conduct or to have made any false
statement or on account of misrepresentation of any material facts or
default either in authentication of a plan or in supervision of the
construction against the building Bye-Laws and the sanctioned building
plans.
b) If the sanctioning Authority finds at any time any violation of the
building Bye-Laws or misrepresentation of facts, or construction at
variance with the sanction or building Bye-Laws, inclusive of the
prescribed documents, the Authority shall revoke the sanction and take
appropriate action against such professional and such professional shall
not be authorized to submit fresh plans till finalization of the case.
Before debarring or blacklisting such professional if found to be
indulging in professional misconduct or where she/he has
misrepresented any material facts, the Authority shall issue a show
cause notice with an opportunity of a personal hearing and shall pass an
order to debar her/him for submission and supervision of the
construction with full justification for the same. An appeal against this
order shall lie with the Authority with whom she/he is registered.
c) The professional engaged by the applicant, shall carry out periodic
inspection of the recognized stages of construction (as defined in
Schedule-VIII) and shall inform about the violations, if any to the ULB.

25
 The concerned officer of the ULB shall also carry out the periodic site
inspections as prescribed in the Building Byelaws.
3.14.7 Unauthorized Development
In case of unauthorized development, the Authority shall take suitable
action, which may include demolition of unauthorized works, sealing of
premises, prosecution and criminal proceeding against the offender in
pursuance of relevant laws in force. The municipal employees who by their
act of commission or omission have allowed unauthorized constructions will
be liable for similar action.
3.15 Procedure during Construction work
3.15.1
a. Construction to be in Conformity with Bye-Laws – Owners’ liability:
Neither the granting of the permission nor the approval of the drawings and
specification, nor inspection by the Authority during erection of the building,
shall in any way relieve the Owner of the building from full responsibility for
carrying out work in accordance with these Bye-Laws.
b. Commencement of work: The owner, within the validity period (clause
3.14.3) of the building plan sanction given, shall start the construction work
at the site for which building permit has been granted under the supervision
of the Architect / Engineer/ Town Planner as per the competence given in
clause 3.11.1.
The owner shall have to submit notice (Form-C) for the commencement of
construction after sanction, also shall be required to submit notices to the
Authority as per bye laws for stages of construction.
3.15.2 Documents at Site:
The person to whom a permit is issued shall, during construction keep, posted
in a conspicuous place on the property in respect of which the permit was
issued
a) A copy of the building permit;
b) A copy of the approved drawings and specifications referred in Bye-Laws
of the property in respect of which the permit was issued.
c) Where tests of any materials are made to ensure conformity with the
requirements of the Bye-laws, records of test data shall be kept available
for inspection during the construction of the building and for such a period
thereafter as required by the Authority.
3.15.3 Checking of Building during Construction
The Owner through his engaged Competent Professional for building plan
design (as per Clause-3.11.1) shall give notice to the Authority in the
proforma given in Annexure-V on completion of the work up to plinth level to
enable the Authority to ensure that work conforms to the sanctioned building
plans and Building Bye-laws. It will be obligatory on the part of the Authority
to inspect the work and submit objections, if any, to the owner and the engaged
Professional for building plan design (as per Clause-3.11.1) within 15 days
from the receipt of such notice in Annexure-VI failing which work will
deemed to be cleared for further construction. It will be the responsibility of the
Owner/Architect/Engineer/Town Planner to ensure further construction of the
building in accordance with the sanctioned building plan.
It will also be obligatory on the part of the Authority to carryout periodic
inspection as may be determined by the Authority during further construction.
A report of each inspection shall be prepared in duplicate by the Authority in
the proforma as per Annexure-VI and a copy of the same duly signed by the
Authority shall be given to the Owner or to his engaged Competent
Professional for building plan design.

26
 In case of approval under self certification, the responsibility of periodic
inspection and submitting the inspection reports to the authority/ULB shall be
of the engaged Architect.
3.16 Notice of Completion
Every Owner shall submit a notice of completion of the building (prescribed
in Form-D) to the Authority regarding completion of the work described in the
building permit. The notice of completion shall be submitted by the Owner
through the engaged Competent Professional for building plan design (as per
Clause-3.11.1) as the case may be who has supervised the construction, in the
proforma given in Form-E accompanied by three copies of completion plan
(as in case of sanctioned plan including one cloth mounted copy) and the
following documents along with the prescribed fee:
i) Copy of all inspection reports of the Authority.
ii) Clearance from Local Fire Officer, whenever required.
iii) Clearance from Chief Controller of Explosives, Nagpur, wherever
required.
iv) Clearance from Electricity Department regarding provision of
transformers / sub-station / ancillary power supply system etc. wherever
required.
v) Structural stability certificate duly signed by the Structural Engineer.
vi) Certificate of fitness of the lift from concerned Department wherever
required.
vii) Two sets of photographs from all sides duly signed by Owner/ hired
Competent Professional for building plan design (as per Clause-
3.11.1), as the case may be.
viii)Any other information/document that the Authority may deem fit.
ix) A certificate by the Owner and engaged Competent Professional for
building plan design (as per Annexure-IV), for covering up the
underground drain, sanitary and water supply work, under their
supervision and in accordance with Building Bye-laws and sanctioned
building plans stipulated in the Annexure-VII as applicable.
x) In case of large campus/complex, completion of individual
block/building will be issued by the local body in accordance with the
construction work completed phase wise in the proforma given in
Annexure-VII.
xi) In case, if the completion certificate is refused due to deviation, which
cannot be compounded, the completion will be rejected and extension
of time will be required accordingly.
xii) No Objection Certificate for regular water supply and electricity may be
issued only after the completion certificate is obtained.
3.17 Completion and Permission for Occupation
3.17.1 General
The Authority on receipt of the application (Form-D) of completion shall
inspect the work and communicate the approval or refusal or objection
thereto, in the proforma given in Form-F within 30 days of the receipt of valid
application along with complete information / documents. The time limit of 30
days shall commence from the date when the requisite information has been
furnished and valid application stands completed.
If the Authority fails to communicate in writing to the person who
has submitted the Application for completion within the prescribed timeline
as above, the applicant shall give a further notice of 15 days intimating the
Authority in this regard. If the Authority still fails to intimate in writing to the
person who has submitted such notice, the Completion shall be deemed to
have been granted subject to the conditions mentioned in these Bye-Laws.

27
 Where the occupancy certificate is refused, the reasons shall be
intimated for rejecting in the first instance itself.
3.17.2 Procedure
The procedure to be followed shall be –
The owner/ engaged Professional for building plan design, shall submit the
application along with all the documents, completion plans and the processing
fees/charge. The Plans shall have to be certified by the Owner/ engaged
Professional for building plan design and also by an Architect and a structural
engineer, a service engineer with minimum 10 years’ experience from a panel
of such professionals maintained by the Authority, certifying that the
completion plans are in accordance to the sanctioned building plans and in
accordance to building bye laws
3.17.3 Clearance from Fire Officer
The work shall also be subject to the inspection of the Local Fire officer, and
the occupancy certificate shall be issued by the Authority only after the
clearance from Local Fire Officer regarding the completion of work from the
fire protection point of view in case of all buildings except Residential
(Plotted) and Commercial (Plot size upto 250 sq. yds and 15 meters height).
3.18 Occupancy/ Part Completion Certificate
3.18.1 Phased Project
In such cases where a project has not been completed at one stretch but
constructed in different stages, part occupancy/completion certificate for the
building otherwise complete in all respects, may be issued subject to the
condition that such a part occupancy/completion certificate would apply to an
independent block/building of the sanctioned project. In case of a residential
house part occupancy/completion may be issued for an independent floor.
For projects referred to in clause 3.18.1, the rest of the construction which
forms part of the sanctioned plan/scheme shall be completed in the remaining
sanctioned or extended period after revalidation as the case may be. Thus the
remaining sanction will not lapse if the part completion certificate is issued.
The remaining construction shall be completed in the validity period.
3.19 Connection to the municipal sewer / water mains
a) Temporary connection for water, electricity or sewer, permitted for the
purpose of facilitating the construction, shall not be allowed to continue in
the premises without obtaining completion/occupancy certificate.
b) No connection to the Municipal water mains or to the Municipal sewer
line with a building shall be made without the prior permission of the
Authority and without obtaining occupancy /completion certificate.
c) In case the use is changed or unauthorized construction is made, the
Authority is authorized to discontinue such services or cause
discontinuance of such services.
3.20 MONITORING OF EXECUTION OF WORKS AND ERECTION OF
BUILDING AS PER SANCTIONED PLAN AND APPROVAL OF
REVISED PLAN WHEREVER REQUIRED:
(i) To ensure enforcement of building and execution of works as per sanctioned
building plans; construction activity shall be monitored from the stage of
excavation, construction of foundation, plinth, first storey and each
subsequent storey. The local authority shall monitor this activity as per the
guidelines mentioned at Schedule – VIII or as amended by the Government
from time to time.
(ii) During the course of construction, in case of changed circumstances at site
or otherwise, if substantial deviations from the sanctioned plans are
necessitated, the owner shall not proceed further with the construction unless

28
 revised plan is submitted and got approved from the competent authority as
per rules.

3.21 COMPOUNDING OF DEVIATIONS FROM THE SANTIONED PLAN :

(a) Residential
Following Buildings:
shall replace the existing clause 3.21:
(i) Violation
Compounding of front set from
of Deviations back Sanctioned
shall not be Plan
compoundable.
a) Residential
(ii) ExcessBuildings
coverage above 5 per cent than the permissible shall not be
i) Violation of front
compoundable. setback shall not be compoundable
ii) Excess coverage up to 5% of the total permissible area shall be compoundable subject
(b) Commercial
to norms and other
of fire, safety, buildings:
structural stability and parking.
(i) Violation
b) Commercial andofother
frontBuildings
set back shall not be compoundable.
i) Violation of front
(ii) Excess setback
F.A.R. shall
than thenotsanctioned
be compoundable
/ permissible F.A.R. shall not be
ii) Excess FAR more than the sanctioned /Permissible FAR shall not be compoundable.
compoundable.
iii) Decrease in parking area shall not be compoundable. The surface parking of more
than(iii)
50% Decrease in parking
of the open parkingarea
area shall notnot
shall bebe
compoundable.
compoundable.

Note: Only the minor deviations form the sanctioned plan without involving change
of use, may be considered for compromise as per approved compromise
schedule to be framed/approved by the competent authority from time to
time.

29
CHAPTER – IV
DEVELOPMENT CODES

4. DEVELOPMENT CODES
The provisions contained in Master Plan/Zonal Plan/Development Code or as per the
Urban and Regional Development Plan Formulation and Implementation Guidelines,
2014 shall apply and where these are silent on such issues or which require
interpretation the norms as decided by the Authority, shall apply. The provisions
include but are not limited to the use/ activity of premises, ground coverage, FAR,
setbacks, open space, height, density and number of dwelling units and parking
standards for Residential premises on plotted development, Group housing,
Resettlement colonies, Slums, In-situ upgradation ,Non-residential premises.
The permission of uses/use activities in use premises shall permitted in accordance
with provisions of Master Plan/Zonal Plan/ Local Area Plan/ Layout Plan.
The object of these regulations is to provide control for building/buildings within
use premises excluding the internal arrangement, which is covered and controlled
by Building Bye-Laws.

Notes: The premises for which building regulations have not been given shall be examined
by the Authority on the basis of actual requirements and other relevant factors.

i) Wherever there is a need for relaxation in height for achieving urban form, the
same may be permitted with the recommendation of the Authority.
ii) The provision of minimum setbacks for different sizes of plots for all categories of
the plots shall be as per the Master Plan/Development Plan or as per simplified
Development Promotion Regulations of the Urban and Regional Development
Plans Formulation and Implementation (URDPFI) Guidelines.

4.1 Flexible FAR

4.1.1 Additional FAR in lieu of Transferable Development Rights (TDR)
Provision of additional FAR in Group Housing, Hospital, Institutional, and
Industrial, Sport and amusement complex, recreational greens and Low Density
Sports plot may be considered.
Additional FAR in lieu of TDR may be allowed with the following provision/
conditions:
(i) No construction shall be allowed beyond the limit of maximum permissible
ground Coverage.
(ii) Parking facilities shall be provided within the plot as per the provisions of the
building bylaws.
(iii) No objection certificate from the Airport Authority of India/ Competent Authority
shall be obtained for the height of the building.
(iv) Structure design duly checked and verified by the I.I.T/ N.I.T./ Government
Engineering College shall be submitted along with the proposal in case where
additional floors are being proposed.
(v) No objection certificate for Fire Safety and Environmental Clearance shall be
obtained from the Competent Authorities.
(vi) Purchasable FAR shall be applicable only on the basis of assessment of planned
and available physical infrastructure.
(vii) Use of purchasable FAR shall be governed by the terms and conditions of lease
deed.
(viii) In case4.1.1.(viii)
Clause where shall
purchasable
be replacedFAR is allowed, the Authority shall permit increase in
by following:
(viii) In case where purchasable FAR is allowed it shall be subject to structural and fire safety norms as
the heightin of
prescribed building
National as Code
Building per requirement.
(NBC)-2016 as amended from time to time.
(ix) Additional proportionate residential units shall be allowed on purchasable FAR
for Group Housing.

30
 Note:
i) Purchasable FAR is an enabling provision. It shall not be allowed to any
Allottee as a matter of right.
ii) With the consideration of Traffic density, conditions of approach road,
availability of physical infrastructure, distance from the protected area and
heritage sites or in the light of planning the Authority may identify the
zones/ areas where purchasable FAR shall not be allowed.
iii) In case of mixed land use permitted in any pocket/plot:
iv) Permissible FAR for various uses shall be as applicable for respective use
including the purchasable FAR The total FAR in the pocket/plot shall be
subject to the overall permissible FAR for the pocket/plot. Purchasable FAR
shall be calculated on the basis of the FAR of the individual uses within that
pocket/plot.

4.1.2 Additional FAR in lieu of TDR in Group Housing, Hospital and other
buildings:-
i.
Following provisions Group
will replace Housing
Clause 4.1.2: on plot size 1acre and above on Road width 100 feet and above and
Additional FAR in Group Housing, Hospital and other buildings:
I Group Housing maximum density upto 90 dwelling units per acre with site coverage 35%, FAR of
a. Purchase of FAR shall be allowed on prescribed payment or through Transferable Development Rights as per the instructions issued by the Govern-
1:2.50 Group
ment from time to time, in proposed is permitted in place
Housing projects havingof
plotpermissible 1:2.00;
sizes above 2 acres in and
or above new projects
abutting falling
Road having in new
a width of 100 feet or
above. areas. This will not be allowed in already sanctioned projects or on sites where
b. After additional FAR granted, maximum density of 90 dwelling units per acre with ground coverage of 35% and FAR of 1:2.50 shall be permissible;
c. Purchase of FAR shallconstruction
be subject to thehas already
following been started.
conditions:
i Shall be applicable only on those ongoing projects / or part of the project or tower that is / are yet to be issued occupation certificate, on plot size of 2
acres and above, abutting on Road having width of 100 feet and above;
Note: New areas means areas which are largely vacant as identified by the
ii Shall be allowed only on fulfillment of the provisions of the Master Plan, norms fixed for parking area, green area, setbacks, fire and structure safety as
per National Building Code (NBC)-2016 concerned Urban
and Government Local Body
instructions from
issued from timetime to time by way of resolution.
to time.
iii The approved layout/ building plan shall be amended after following due procedures as per Punjab Apartment and Property Regulation Act 1995 and
Rules made there under.
d. Purchase ii. Hospital
of FAR shall also Buildings
be allowed on plot
in ongoing group sizes
housing 250 sanctioned
projects Sq. yds.after & above and
01.04.2014 above
in the vacant1000
pocketssq.yds.
of layoutwith
plan (in buildable
zone only) available within the already approved project site subject to the approval of Real Estate Regulation Act and consent of 100% residents or flat /
plot holders/purchasers as on sitedatecoverage 50% and 40% respectively, FAR of 1:2.00 and 1:1.75 is permitted in
of application.
II Hospital Building/Nursing Homes:
place of permissible 1:1.50 and 1:1.25 respectively subject to .
For Hospital Building/Nursing Home, Purchase of FAR shall be allowed on prescribed payment or through Transferable Developmental Rights as per the in-
structions issued
iii. by the Government from time to time in following manner and with following norms:
i) For plot sizes above 250 Sq. yds and upto 1000 Sq.yds. area: ground coverage upto 50% and FAR of 1:2.00;
ii) For plot sizes above 1000 sq.yds.
The area;
provisions of Punjab
ground coverage upto 40% Municipal Building Byelaws/Rules such as Height,
and FAR of 1:1.75;
III Multiplex:
a. Purchase of FAR shall be allowed parking, Setbacks
on prescribed paymentand otherTransferable
or through relating Developmental
to safety and security,
Rights Environmental
as per the instructions / Government
issued by the
from time to time, only for proposed building abutting road having 60 meters or above of width.
Barrier Free Environment, Rain Water Harvesting etc. shall be strictly
b. FAR of 1:3.00 shall be permissible to those who have been already allowed an FAR of 1:2.50 and FAR of 1:2.25 shall be permissible to those who have
already been allowed an FAR of complied.
1:2.00 and FAR of 1:2.00 shall be permissible to those who have been already allowed an FAR of 1:1.75.
IV.Those seeking additional FAR in any category, the provisions of Punjab Municipal Building Byelaws/Rules with regard to Height, Parking, Setbacks,
 Environmental
Structural Safety and Security, Additionalclearance,
F.A.Raccesswill and
beBarrier
available only under
Free Environment, the Govt.’s
Rain Water policy
Harvesting and regarding
requirements of National Build-
ing Code (NBC)-2016 shall apply and be strictly complied with.
V. Separate operational Rules for TDR (Transferable
sale/purchase Development
of Transferable DevelopmentalRights) issued
Rights shall vide notification no. CTP(LG)-
be notified.
2018-1130 on 25/05/2018.
Following Clause is inserted after 4.1.2:
4.2 of Parking
Charges for Purchase FAR: standard
The base FAR is the existing permissible FAR. Purchase of additional FAR shall be allowed on payment of External Development Charges, Change of Land
Parking
Use and Processing Fee charges space
at current rateshall be provided
as on date of applicationfor different
for additional types of development as given below
FAR
on pro-rata basis i.e. on excess/additional FAR allowed.
or as per norms given in Master Plan/Development Plan:
4.2.1 The following Table 4.1 may be referred to for deciding the parking norms for
different use zone/activities, only minimum required value of ECS and NOT a
range should be specified in the development plan. It can be changed in subse-
quent plan depending upon need based upon local vehicle ownership, mass
transportation and consequent parking needs.

31
 Above 200 to 300 Sq.m 3 ECS

Above 300 to 500 Sq.m 3 ECS

Above 500 to 1000 3 ECS

Sq.m
Above 1000 Sq.m 3 ECS
Residential ‐Group Housing Unit area upto 120 sq. m 1.5 ECS / DU * 1ECS = 26.5 sq.yds.
(22.17 sq.mts) for
open parking, 32.5
Unit area above 120 sq. 2.0 ECS / DU
sq.yds. (27.18 sq.mts)
m upto 300 sq. m
for ground floor
covered parking and
Unit area above 300 sq. 3.0 ECS / DU 38.5 sq.yds. (32.20
m sq.mts) for basement.
**Unit area = total
Additional 10% guest parking shall also covered area on all
be provided floors in a block
including common
areas i.e. lifts, stairs,
corridor etc. ÷
(divided by) total
number of dwelling
units in the block.

2 Independent Floors Unit area upto 120 sq. m 1.5 ECS / DU * 1ECS = 26.5 sq.yds.
(22.17 sq.mts) for
Unit area above 120 sq. 2.0 ECS / DU open parking, 32.5
m upto 300 sq. m sq.yds. (27.18 sq.mts)
for ground floor
Unit area above 300 sq. 3.0 ECS / DU covered parking and
m 38.5 sq.yds. (32.20
sq.mts) for basement.
**Unit area = total
covered area on all
floors in a block
including common
areas i.e. lifts, stairs,
corridor etc. ÷
(divided by) total
number of dwelling
units in the block.
3 Commercial
Shops/Showrooms/Commer 1 ECS for every 60 square yards (50
cial Complexes etc. square meters) of covered area.
Note: Multi Level Mechanical covered
Parking will also be permissible ---‐‐-
subject to fulfillment of structural
requirements within the permissible
norms.
Hotel/Motel 2 ECS / 100 sqm of the total covered area
Miniplex/ ------
3.0 ECS per 100 square meters of the covered area in respect of
miniplex or cinema component and 2 ECS per 100 square
meters of the balance covered area.

32
 Multiplex 3.0 ECS per 100 square meters of the covered area in respect of
multiplex or cinema component plus 30 percent of the total
covered area of that component i.e (Multiplex or cinema
component) and 2 ECS per 100 square meters of the balance
covered area.
Club/ Guest House / Lodging 2 ECS / 100 sqm of the total covered area
& Boarding / Service
Apartments
Dhaba 30% of plot area
4 Public‐Semi Public/Institutional and Educational Buildings
General Public/Semi-public 2 ECS / 100 sqm of floor area -----
buildings
Government offices- 2 ECS / 100 sqm of floor area -
integrated office complex
buildings
Educational(Nursery School) 2 ECS / 100 sqm of floor area -

Educational(Primary School) 2 ECS / 100 sqm of floor area -

Educational(Higher 2 ECS / 100 sqm of floor area -

Secondary School)
Educational(College) 2 ECS / 100 sqm of floor area -

Education and Research 2 ECS / 100 sqm of floor area -

Centre (large campus i.e.
above 8 Ha./ 19.75 acres)
5 Industry Buildings
Wholesale Trade/ Ware House/
Integrated Freight complex 2 ECS / 100 sqm of floor area ‐‐
(Standalone)
General Industry- Industry
1 ECS / 100 sqm of floor area ‐‐
Plotted
Informational Technology- 2 ECS / 100 sqm of floor area ‐‐
Industry Plotted
General industry flatted 2 ECS / 100 sqm of floor area ‐‐

Informational Technology 2 ECS / 100 sqm of floor area ‐‐

flatted
6 Mixed Land use Parking @ 2.0 ECS / 100 sqm built Where this is not
up area shall be provided within the available, cost of
premises. developmentof parking,
shall be payable by the
plot allottee / owner
to the local body
concerned for Multi‐
level parking to be
provided as an
option. This condition
shall apply even if
residential premises
are used only for
professional activity.

33
4.3 Multi storeyed parking
Special permission shall be sought for development of buildings specifically for
parking. Permission shall be granted based on width of road, requirement for
parking space, FAR available and other parameters as specified by the competent
authority. Minimum Area of plot: 2000 Sq.m.
Minimum number of car parking spaces: 50
Development of such parking lots may be undertaken by offering tradable FAR to the
developer in lieu of development of parking lots which may be surrendered to
competent authority on completion.
4.4 Specific premises
4.4.1 Residential Use Zone
The residential areas are developed either as
a) Plotted development or
b) Group housing/flatted development.
The density pattern i.e. (high density, high medium density, low medium density
or low density) are followed for working out the pattern of development with
respect to:
i) Size of the plot
ii) Number of dwelling units on each plot
iii) Setbacks
iv) FAR
v) Number of storeys/ height of the building
The municipal and social infrastructure as per the norms and standards specified in the
Master Plan shall be provided. The various sites/plots required for social and
municipal infrastructure are to be indicated in the layout plans. The development
norms for different use/activities and on different sizes of plots are applied for
sanctioning of the plans. These are based on development control rules applicable
to the city/town.
4.4.2 Buildings within the Residential Use Zone
Buildings for various uses/activities within the residential use zone forming part
of the residential layout plan are to be constructed with the norms of the coverage,
FAR, height and others as applicable to that size of a residential plot.
4.4.3 Residential Premises – Plotted Housing
The layout plans for residential scheme shall be formulated keeping in view:
i) that there should be sufficient daylight and fresh air in the habitable areas
within the buildings, when constructed.
ii) that there would be protection against noise, dust and local hazards
iii) that there should be sufficient open space for various family needs and in
accordance with the provisions of bye-laws.
iv) that the circulation and access is easy and is safe from accident point of view
v) that, as far as possible, the plots are of regular shape and size and
vi) these are logically arranged in a systematic manner so as to give a regular
pattern of development in the form of row houses, detached and semi-detached
houses and if necessary the regular bungalow type plots.
Note:
1. In the already developed plots the pattern of development should conform to
the existing regulations.
2. Single basement is permissible, provisions of Clause-4.23 shall be followed.
3. Basement, if constructed, may be used for incidental use such as parking,
servicing and household storage. It is not to be used as a dwelling unit.
4. The area of the basement should not be more than the ground coverage.
5. Parking as per the prescribed norms should be provided with in the plot.

34
4.4.4 RESIDENTIAL PLOTTED DEVELOPMENT:-
The proportion up to which a site may be covered with building including ancillary
building along with F.A.R. control shall be in accordance with the following slabs, the
remaining portion being left open in the form of minimum front set back, and open
spaces around the building and space at rear, sides or internal courtyard:
a) In the table given under this clause showing Minimum setback for the Rear and side setback the same shall be governed
by Clause 4.22 for plots of all sizes.

Plot Area Site Minimum Setback Permissible Permissible

(Square Meter) Coverage Front Rear Side Height FAR

Upto 100 90% 1.54 M Optional 1/5th of 1:2.00

Above 100 to 150 90% 1.8 M As per the height 1:1.90
Above 150 to 200 70% 2.16 M Clause of the 1:1.75
4.13(ii) building
or 2.0 m 15.00 M
whichever
is more
Above 200 to 300 65% 3.0 M 3.0 M 1:1.65
Above 300 to 500 60% 4.6 M 3.0 M 1:1.50
Above 500 to 1000 50% 6.17 M 3.0 M 1:1.50
Above 1000 40% 6.17 M 3.0 M 1:1.25

NOTES :-
(i) Height permissible shall be excluding parapet, water tank and Mumti only.
(ii) Minimum clear height for habitable room shall be 9’-0”/2.75 m in every part of
the room.
(iii) Open balcony / projection not exceeding 3 ft. in depth at the 1st or higher floor
levels shall not be included in the covered area.
(iv) The minimum area of a habitable room shall not be less than 100 sq. feet and
one side not less than 8 ft. and maximum area of a habitable room shall not be
more than 500 sq. feet and one side more than 30’-0”.
(v) The arrangement of habitable rooms and other components of a residential
dwelling unit shall be based on sound principles of planning and design of a
residential building.
(vi) Construction of more than one dwelling unit on each floor shall be allowed,
provided the site coverage, FAR and height restrictions are adhered to.
(vii) No opening is allowed on party wall of properties.
(viii) Minimum width of staircase in any case shall be 2’-6”.
(ix) Minimum ventilation should be 20% of the floor area.
(x) The front set back is exempted in core area. The core area shall mean the
innermost or the most intimate inner part of the old city having a gross density
of 250 persons per acre or more, and shall include all such adjacent/other areas
which are thickly and totally built up areas and which have assumed same and
similar character and notified as such by the competent authority, but shall not
include any areas which are covered under any planned scheme.
(xi) At least 5% of the space to be left open in or around the building shall be used
for plantation.
(xii) Professionals, consultants, doctors, advocates, Architects/Building Designers
and Supervisor can use up to 25% of covered area for offering professional
consultancy only on 30 feet wide road, on charges as prescribed from time to
time.
(xiii) To facilitate parking & movement of the vehicle, two gates will be permitted

35
 along the accessible road in the front boundary wall of the residential building.
In the residential houses the gate of the standard design and width will be
permitted along the side boundary wall abutting on the accessible street/ road.
(xiv) Car parking / porch covered with a fiberglass roof will be permitted in the front
courtyard of the residential house. The stilts shall be permitted for parking
purposes as per norms, subject to condition that the total height achieved is
within the permissible height.
(xv) In case of plots abutting on two streets other than corner plots, minimum front
set back on both the roads shall be compulsory and permissible coverage shall
be compensated in the form of FAR.
(xvi) Construction of access ramps within the street/ road portion shall not be
allowed. This will be applicable to all categories of buildings.
(xvii) Clubbing of plots under single ownership for purpose of constructing one unit
with provision of rain water harvesting system & provision of underground
water storage tanks to ensure proper water pressure for supply to upper floors
will be permissible.
4.5 Following are included in Clause 4.5 above the table:
A) Independent Floors: Shall mean residential floors including
stilted residential floors on plotted development and planned
4.5 INDEPENDENT FLOORS:- uniformly in the sanctioned layout plan at the time of
approving a colony/ TP Scheme and shall also be subject to
Parameter Permissible Limits the following:
Minimum Approach 12m 1. Minimum Approach Road shall be 45 feet for plot area up
to 10 acres, 60 feet for plot area up to 25 acres and 80 feet
Road for plot area above 25 acres.
2. Internal roads shall not be less than 40 feet in width.
Maximum Ground For first 250 sq.mt. 65 3. Rear setback shall be 1/5th of the height of the building or
2 meter, whichever is higher.
Coverage For the next 100 sq. m 60 4. Zoning and standard design shall be got approved from
For the next 100 sq. m 50 the competent authority.
B) In clause 4.5, following notes are inserted after note (d)
Above 450 sq.mt. 40 e) Maximum Density, green open areas, other common ser-
vices and areas shall be permissible as per Group Housing
Maximum Floor Area For first 250 sq.mt. 1:2.6 norms and clause 4.6 of these Bye-Laws and their mainte-
nance shall be governed as per the provisions of the
Ratio For the next 100 sq. m 1:2.4 Punjab Apartment and Property Regulation Act, 1995 and the
For the next 100 sq. m 1:2.0 Rules made there under.
f) The builder or seller of independent floors shall have to reg-
Above 450 sq.mt. 1:1.6 ister as „Builder Promoter‟ and obtain license under the Pun-
jab Apartment and Property Regulation Act, 1995.
Maximum No. of Stilt +4 Floors g) The External Development Charges, Change of Land Use
and Processing Fee charges shall be same as applicable to
Floors the
Group Housing projects.
Maximum Height of 15 m
Building Note: Excluding mumty, parapet, lift room and architectural
features. The stilts shall be compulsory and shall be counted
towards height of the building.
Setbacks around Front & Rear setback 1/4th of the height of the building or
buildings 2 m whichever is more
Side setback , if left at any 1/5th of the height of the building or
point of the building, 1.5 m whichever is more

Parking Dwelling Unit (DU) Size Equivalent Car Space required (ECS)
per DU
Unit Area upto 120 sq.m. 1.5
Unit Area above 120 sq.m 2.0
upto 300 sq.m.
Unit Area Above 300 sq.m. 3.0
Notes
a) The plots proposed for Independent floors shall be in row housing and earmarked for
independent floors in the Layout Plan or Zoning Plan.
b) No individual plot in any block which is not earmarked in the Layout Plan or Zoning
Plan for independent floors shall be allowed to be constructed as an independent floor
unless the building is detached having minimum plot area 800 square meters.
c) The parking required in case of independent floors shall compulsory be under stilts.
However, in case of an independent plot having minimum area of 800 square meters used

36
 for independent floors, the parking under stilts shall be optional, provided that the
promoter provides parking as per norms within the plot.
d) In case of independent floor, common staircase or common elevator is permissible
maximum for two plots subjected to the conditions the minimum clear width of staircases
for buildings shall be 1250 mm.

4.6 GROUP HOUSING, MULTI-STOREYED BUILDING & APARTMENTS :-

SCHEDULE – VII (GROUP HOUSING)

Minimum Road Width 60 feet (18m) and above

Minimum Plot size 2000 Sq.m Minimum Frontage : 18 Meters in width.
Net Residential Density in Dwelling As per Master Plan/
Units per Acre Instructions of Govt.
Ground Coverage in %age Maximum 35%
Maximum FAR 1:2.00
Maximum Height No Restriction subject to Air Safety Regulations,
Traffic Circulation, Fire safety Norms. Fire
preparedness and Equipments of ULBs.
Minimum Setbacks along the Minimum setbacks may be governed by the
boundary of site following table:
Following are added in the table: Height (m) Setback NOTES:
i) After 'Minimum Plot Size' following is added:
Minimum Frontage : 18 Meters in width. (m)
ii) Under 'Óther Uses', existing provisions are be replaced by (i) Upto a height of 24 m
following:
10 3
 The provisions of organised community open space/parks shall be com-
with one setback, the
15 5
pulsory and shall be minimum 15% of the total plot area. open spaces at the
 Convenience shopping shall be permissible within the site at the rate of 18 6
One shop for having maximum area of 350 square feet for every 25 ground level shall not
dwelling units subject to provision of parking as per norms of commercial 21 7
use and payment of additional External Development Charges/Change of be less than 6 m.
Land Use/Processing Fee charges applicable for commercial use. The 24 8
shop(s) can be given on ground level or at first floor level.
(ii) For heights between
 Plot frontage shall not be less than 18 meters. If shops are to be pro-
27 9
24 m & 37.5 m with
vided on the main approach road, the plot frontage shall have 18 meters 30 10
clear circulation space for access to the apartments, required parking one setback, the open
space and frontage. 35 11
 Provision of crèche, School, Community hall, Public toilets, Solid Waste spaces at the ground
Management and other such facilities like Sewerage Treat Plant shall be 40 12 level, shall not be less
mandatory. For these following norms shall be followed:
1) Crèche/Nursery School (1 for 2500 persons) having an area of 800
45 13 than 9 m
square meter 50 14 (iii) For heights above 37.5
2) Primary School (1 for 5000 persons) having an area of 4000 square me-
ter 55 & above 16 m with two setbacks,
3) Community Hall (1 for 15000 persons) having an area of 2000 square
meter the open spaces at the
4) Public Toilets: Public toilets for visitors/customers shall be provided as
per norms of National Building Code (NBC)-2016 separately for males, fe- ground level shall not
males and differently abled persons.
5) Norms for other utilities/ facilities shall be as per Urban and Regional be less than 12 m
Development Plans Formulation and Implementation guidelines. (iv) The deficiency in the
6) Minimum number of staircases in a single cluster of units / tower shall
be provided as per National Building Code-2016 norms. Fire staircase open spaces shall be
shall not be counted in FAR.
7) One lift in the towered group housing buildings shall have the capacity made good to satisfy
for a stretcher to carry an ailing person.
8) Parapet height for high rise buildings (30 meter and above) shall be at
the above table
least 4 feet. through the setbacks at
9) Height of stilts in high rise buildings (30 meter and above) shall at least
be 8 feet 6 inches and can be extended upto 10 feet only in 10% of the the upper levels; these
plot area at ground floor exclusively for the purpose of providing services
only. setbacks shall not be
10) A studio apartment means a self - contained apartment having, single
bedroom with bathroom and kitchenette with or without living room.
accessible from
individual flats /
rooms at these levels
Parking Unit area 1.5 * 1ECS = 26.5 sq.yds.
upto 120 sq. ECS / (22.17 sq.mts) for open
m DU parking, 32.5 sq.yds.
Unit area 2.0 (27.18 sq.mts) for ground
above 120 ECS / floor covered parking and
sq. m upto DU 38.5 sq.yds. (32.20 sq.mts)

37
 300 sq. m for basement.
Unit area 3.0 **Unit area = total covered
above 300 ECS / area on all floors in a block
sq. m DU including common areas
i.e. lifts, stairs, corridor etc.
÷ (divided by) total number
of dwelling units in the
block.

Additional
10% guest
parking
shall also be
provided
Other Uses Please See the Red box text in previous pages
 The provision of organized community open space / parks shall be compulsory and shall
be minimum 15% of the total plot area.
 Convenience shopping will be permissible within
the site @ One single storied shop of maximum
area 350 square feet (32.5 sq. mts) for every 25
dwelling units and shall open only on the internal
roads within the site.

4.7 COMMERCIAL:
4.7.1 Site coverage, Parking, Height and F.A.R.:
(i) The commercial building activity shall be regulated in accordance with the
provisions, regarding site coverage, parking, height and F.A.R. as per 4.7.4.
(ii) In case of commercial sites located in the Town planning and Building schemes or in
any planned scheme/colony, coverage, regulations and zoning shall be in accordance
with the schedule of Clauses of the sanctioned scheme.
(iii) In case of commercial sites located in the schemes of Improvement Trusts, Urban
Estates, Industrial Focal points or scheme prepared under any other Act and stands
transferred to the local bodies, the coverage shall be regulated by zoning regulations
and Architectural / Building control sheets applicable to that sanctioned scheme.
4.7.2 BASEMENT:
The construction of basement in commercial buildings shall be governed in accordance
with detailed provisions contained in these Bye-laws(Clause -4.23)
4.7.3 STAIRCASE/EXIT REQUIREMENTS :
I. The minimum width of staircase in a commercial building shall be 1.5 m (say 5
foot).
II. The minimum tread, height of riser, minimum head-room and all aspects of exit
requirements for corridors, doors, staircases, ramps, etc. in respect of widths, travel
distance, for all categories of buildings shall be as per provisions made in the clause
12.18 of Part-3 and Part-4 ‘Fire and Life Safety’ of the National Building Code of
India.
SCHEDULE – I (COMMERCIAL BUILDINGS)
Plot Size Site F.A.R Setbacks Height of Parking
(in square Coverage Total Front Rear / Side Building
yards/Sq. For 70 foot 6 inches (21.5 m)
m) high Building:
Up to 80% 1:1.50 20% 20% ----- No 1 ECS for
50/41.82 Restriction every 60
Above 75% 1:1.50 25% 15% 10% subject to Air square yards
50/41.82 Safety, Fire (50 square

38
 Up to Safety meters) of
125/104.5 requirement covered area.
5 Circulation, Note: Multi
Above 65% 1:1.75 35% 15% 20% Fire Level
125/104.5 Preparedness Mechanical
5 Up to and covered
250/209 Equipments Parking will
Above 60% 1:2.00 40% 15% 25% of ULBs. also be
250/209 permissible
Up to subject to
500/418.2 fulfillment of
1 structural
Above 50% 1:3.00 50% 20% 30% requirements
500/418.2 within the
1 permissible
ote: Note:- In Core City Areas, 100% For Buildings above 70 foot 6 norms.
Site coverage & in other areas inches height – Front setback
80% Site coverage with FAR shall be as per above table or as
1:1.50 shall be allowed for plots per the following table, whichever
up to 50 square yards. is more and the rear / side setbacks
Also, single depth properties up to shall be as per the following table:
plot area 125 square yards(In Height (m) Setbacks (m)
Core City Areas) can be 21 7
considered for erection / re – 24 8
erection of single depth shop / 27 9
showroom with 100% coverage 30 10
and F.A.R. 1:1.50 by the 35 11
Authority. 40 12
45 13
50 14
55 & above 16
NOTES:
(i) Up to a height of 24 m with
one setback, the open spaces at
the ground level shall not be
less than 6 m.
(ii) For heights between 24 m &
37.5 m with one setback, the
open spaces at the ground
level, shall not be less than 9 m
(iii) For heights above 37.5 m
with two setbacks, the open
spaces at the ground level shall
not be less than 12 m.
(iv) The deficiency in the open
spaces shall be made good to
satisfy the above table through
the setbacks at the upper
levels; these setbacks shall not
be accessible from individual
flats / rooms at these levels
NOTE: Parking on stilts shall not be counted towards F.A.R. and Maximum permissible
height shall be 8’-6”/2.62 M.

39
4.8 MINIPLEX:-

S. No Parameter Permissible Limits

i. Minimum
Approach Plot size 2000 sqm and upto 4054 Sqm 60'-0"
Road
ii. Minimum
24 m ( 70 Ft)
Frontage
Maximum
Ground 40 50 % of Net Plot Area
Coverage
iii. Maximum Minimum approach road width 18 m (60'-0") 1:2.25
Floor Area
Minimum approach road width 24 m (80'-0") 1:2.50
Ratio
iv. Maximum No Restriction subject to clearance from Airport Authority and
Height of fulfillment of norms such as setbacks around building, ground
Building coverage, F.A.R., structural safety and fire safety norms.
v. 3.0 ECS per 100 square meters of the covered area in respect of
Parking Miniplex or cinema component and 2 ECS per 100 square meters of
the balance covered area.

Notes
a) The F.A.R
Following above 1:1.75
are substituted , will
for (a) and be
(b) chargeable on pro-rata
of note of Clause 4.8. basis.
(a) In case of Miniplex or Cinema the physical and development
b) In case any provision not specified /covered under these building norms as specified in the
rules then thePunjab Cine-
physical
mas (Regulation) Act,
1952,and development
shall norms However,
also be applicable. as prescribed
for theinprovisions
the Miniplex policy or/covered
not specified cinemaunder
act 1952 or as
this Act, these
rulesamended
shall be applicable.
from time to time shall be applicable.
(b) Commercial component such as retail, shopping restaurant, food courts are permissible in Miniplex.
4.9 MULTIPLEX:-
4.9.1 The Multiplex building shall be in accordance with the Schedule-V & the relevant
provisions contained in other chapters.

4.9.2 Multiplex building shall also be allowed on cinema sites approved under “The Punjab
Cinemas (Regulation) Act, 1952.”

4.9.3 PROVISIONS OF BASEMENT: The construction of basement shall be permissible for

requisite parking and that area of the basement shall be used for parking purposes only
except the area used for Air-conditioning plant and Lift room, which in no case shall
exceed 10% of the area.

4.9.4 The provisions contained in “The persons with Disability Equal Opportunities protection
of Rights & Full participation Act, 1996”, so far as this relates to planning, designing and
construction of public buildings, guidelines and space, standards for Barrier Free
Environment for Disabled & Elderly persons proposed under this Act by CPWD,
Ministry of Urban Affairs & Employment India-1998 or as revised from time to time
shall also be compiled with.

40
4.9.5 SCHEDULE – V (MULTIPLEX)
Minimum 4840 square yards.
Plot area In case of existing cinema sites, plot area will be as per approved cinema site.
Minimum 80 foot
road Width In case of existing cinema sites, road width will be as per existing road width on
which the cinema abuts.
Permissible 40%
Site
Coverage
Permissible 1:1.75
FAR In case of existing cinema sites, if road width is less than 80 foot, then FAR will
be as follows:-
ROAD WIDTH FAR
60 foot or more but less then 80 foot/24.69 M 1:1.50
35 foot or more but less then 60 foot/18.51 M 1:1.25
Height No Restriction subject to Air Safety Regulations, Traffic Circulation, Fire safety
Norms. Fire preparedness and Equipments of ULBs.
Minimum 2
Cinemas In case of existing cinemas / cinema sites, minimum 1 cinema will be required to
be provided.
Minimum 150 for each cinema
number of
seats

Parking i) 10% of the open area shall be used for landscaping and remaining for parking
Norms as per norms.
ii) Parking area shall be 2 ECS (Equivalent car space) for every 80 square
yards/66.91 sq.m of built up area of the cinema component and 2 ECS for every
120 square yards/100 sq.m of built up area of commercial/other components.
iii) 1 ECS (equivalent car space) shall be equivalent to 26.5 square yards/22.16
sq.m for open parking, 32.5 square yards/27.18 sq.m for parking under stilts and
38.5 square yards/32.20 sq.m for parking in the basement.
iv) In case, required parking area works out to be less than the area available at all
levels then the covered area should be scaled down to the level of available
parking as per norms mentioned above at (ii) and (iii).
Minimum Front setback shall be 25% of the plot area or as per the following table, whichever is
setbacks more and the rear & side setbacks shall be minimum 20 feet or as per the following
table, whichever is more:
Height (m) Setback (m) NOTES:

10 3 (i) Up to a height of 24 m with one setback, the

15 5 open spaces at the ground level shall not be
18 6 less than 6 m.

21 7 (ii) For heights between 24 m & 37.5 m with one

24 8 setback, the open spaces at the ground level,
27 9 shall not be less than 9 m.

30 10 (iii) For heights above 37.5 m with two setbacks,

35 11 the open spaces at the ground level shall not
40 12 be less than 12 m.
45 13 (iv) The deficiency in the open spaces shall be
made good to satisfy the above table through
the setbacks at the upper levels; these setbacks
shall not be accessible from individual flats /
rooms at these levels.

41
4.10 HOTEL OR MOTEL:-
Parameter Permissible Limits
Minimum Approach Road Plot size from 1000 sq.yd/ 836.43 sq.m upto 12m (40’-0”)
2000 sq.yd/1672.86 Sq.m
Plot size above 2000 sq.yd/1672.89 Sq.m upto 18m (60’-0”)
4000 sq.yd/3345.72 Sq.m
Plot size above 4000 sq.yd/3345.72 Sq.m 24m (80’-0”)
Note: In rural areas outside Master Plans, the Hotel activity upto
one acre area shall be permissible on link roads having
minimum width of 22’-0” (4 karam) / 6.79 M. However, the
developer has to widen the road to minimum 40 feet/12.34 M or
as specified in the Master Plan whichever is more, by leaving
proportionate area from his own land.
Maximum Ground 40% of Net Plot Area
Coverage
Maximum Floor Area Plot size from 1000 sq.yd/ 836.43 sq.m upto 2000 1:2.00
Ratio sq.yd/1672.86 Sq.m
Plot size above 2000 sq.yd/1672.89 Sq.m upto 1:2.50
4000 sq.yd/3345.72 Sq.m
Plot size above 4000 sq.yd/3345.72 Sq.m 1:3.00
Maximum Height of No Restriction subject to clearance from Airport Authority and
Building fulfillment of norms such as setbacks around building, ground
coverage, F.A.R., structural safety and fire safety norms.
Parking 2 ECS /100 square meters of the total covered area.

Note:- 5% of the FAR can be used for commercial purpose within the Hotel building.

4.11 CLUB / COMMUNITY CENTRE:-

Parameter Permissible Limits
Minimum Approach Road Plot size from 1000 sq.m upto 2000 18m (60’-0”)
sq.m
Plot size above 2000 sq.m 24m (80’-0”)
Maximum Ground 40% of Net Plot Area
Coverage
Maximum Floor Area Ratio 1:1
Maximum Height of No Restriction subject to clearance from Airport Authority
Building and fulfillment of norms such as setbacks around building,
ground coverage, F.A.R., structural safety and fire safety
norms.
Parking 2 ECS /100 square meters of the total covered area.
Note:- Community Centre shall only have banquet hall, kitchen, library, office and reading room,
except these if any other activity proposed than it shall be considered as club.

4.12 GUEST HOUSE / LODGING & BOARDING / SERVICE APARTMENTS:-

Parameter Permissible Limits
Minimum Site area 500 sq.mt.

Minimum Approach Road Plot size from 1000 sq.m upto 2000 sq.m 12m (40’-0”)
Plot size above 2000 sq.m 18m (60’-0”)
Maximum Ground Coverage 40% of Net Plot Area
Maximum Floor Area Ratio Plot size from 1000 sq.m upto 2000 sq.m 1:1.0
Plot size above 2000 sq.m 1:2.0
Parking 2 ECS /100 square meters of the total covered area.

42
4.13 INDUSTRIAL: Coverage, F.A.R., Height etc.
4.14(a) Set back lines, ground coverage and height of industrial buildings in the government
approved schemes/industrial focal points transferred to the local bodies shall be a per
approved zoning plans/schedule of clauses.
4.14(b) In the non-scheme industrial land use zones ground coverage, F.A.R. and height
shall be regulated as following and other components shall be regulated as per the
provisions of the factories Act, 1948 and the rules made there under.
NOTE: Residential components in the industrial plot / premises shall not exceed 15% of the
area of the site and shall be within the maximum permissible covered area.

4.14 INDUSTRIAL PLOTTED:-

Parameter Permissible Limits
Minimum Approach Road 12m (40'-0")
Minimum Plot Size 300 Sq.mt.
Maximum Ground Coverage 65 % of the plot area
Maximum Floor Area Ratio 1:2.00, 1:2.50 in case of Textile and Knitwear
Maximum Height of Building 15m
Note: Excluding mumty, parapet, lift room and
architectural features
Setbacks around buildings Front & Rear setback Optional As per
Clause 4.13(ii)
Side setback , if left Optional As per
at any point of the Clause 4.13(ii)
building,
Parking General Industry 1 ECS per 100 sq.mt.t.
of the total covered
area.
Informational 2 ECS per 100 sq.mt.t.
Technology of the total covered
area.

4.15 GENERAL INDUSTRY FLATTED:-

Parameter Permissible Limits
Minimum Site area 2000 sq.mt.
Minimum Approach Road 16m (60'-0")
Maximum Ground Coverage 40 %
Maximum Floor Area Ratio 1:2.00, 1:2.50 in case of Textile and Knitwear
Parking 2.0 ECS /100 square meters of the total covered area.

4.16 INFORMATION TECHNOLOGY FLATTED:-

Parameter Permissible Limits
Minimum Site area As per I.T. policy
Minimum Approach Road 18m (60'-0")
Maximum Ground Coverage 40%
Maximum Floor Area Ratio 1:2.50
Parking 2 ECS /100 square meters of the total covered area.

Other controls for Industrial Buildings

For industrial plots more than 1000 sq.mt,. 10% of the total plot area shall be reserved as
amenity open space. When such amenity open space exceeds 1500 sq.m, the excess area
could be utilized for construction of buildings for banks, canteen, welfare centre and such
other common purposes.

43
4.17 WHOLESALE TRADE/ WARE HOUSE/ INTEGRATED FREIGHT COMPLEX
(STANDALONE)
Parameter Permissible Limits
Minimum Site area 1 Ha.

Minimum Approach Road 24 m (80’-0”)

Maximum Ground Coverage 40% of Net Plot Area
Maximum Floor Area Ratio 1:1.50
Maximum Height of Building No Restriction subject to clearance from Airport Authority
and fulfillment of norms such as setbacks around building,
ground coverage, F.A.R., structural safety and fire safety
norms.
Parking 2 ECS /100 square meters of the total covered area.

Notes :-
o The minimum parking area shall be 2 ECS for every 100 sq m/ 120 sqyds
constructed area .
o Relevant provisions of the Master Plan of the town shall be adhered.

4.18 PUBLIC/ INSTITUTIONAL AND EDUCATIONAL BUILDINGS:-

(a) In General Public/Semi-public buildings, the maximum ground coverage shall not
exceed 30% of the total area of the site with maximum FAR of 1:2.00.
(b) In Government offices integrated office complex buildings, the maximum ground
coverage shall not exceed 30% of the total area of the site with maximum FAR of
1:2.00.
(c) In Educational (Nursery School) buildings, the maximum ground coverage shall
not exceed 33.33% of the total area of the site with maximum FAR of 1:1.00.
(d) In Educational (Primary School) buildings, the maximum ground coverage shall
not exceed 33% of the total area of the site with maximum FAR of 1:1.20.
(e) In Educational (Higher Secondary School) buildings, the maximum ground
coverage shall not exceed 35% of the total area of the site with maximum FAR of
1:1.50.
(f) In Educational (College) buildings, the maximum ground coverage shall not
exceed 35% of the total area of the site with maximum FAR of 1:1.50.
(g) Education and Research Centre (large campus i.e. above 8 Ha./ 19.75 acres), the
campus will be divided into three parts with regulations as under:-

Academic, including 45% of the total land area with Ground coverage up to 30%,
administration FAR up to 1:1.20.
Residential 25% of the total land area. Housing (Plotted or Group
Housing) shall be regulated by the applicable planning
norms and the bye-laws.
Sports and Cultural 15% of the total land area with Ground coverage up to 10%
Activities and FAR up to 1:0.15.
Parks and landscape 15% of the total land area.

(h) For area per school, school building area, play field area and parking area etc., the
provisions made under clause 5.5.1 of the National Building Code of India (Part-3)
may be referred. However, the parking area @ 2 ECS for every 120 sq.yds. floor
area shall be provided in case of Public/Institutional and Educational buildings.
(i) No Height Restriction subject to Air Safety, Fire Safety requirement Circulation,
Fire Preparedness and Equipments of ULBs.
(j) The minimum road width required in case of (a) to (d) above, shall be 30 feet or as
per master plan(whichever is more).

44
 (k) The minimum road width required in case of (e) to (g) above, shall be 60 feet or as
per master plan(whichever is more).
(l) Ground coverage, FAR and height restrictions as applicable to institutional and
other public building sites located in approved schemes of ITs, Urban Estates and
industrial focal points etc. transferred to the Local Bodies shall be in accordance
with the approved Zoning Plans & Schedule of Clauses.
(m) In case of institutional and other public buildings located in Town Planning and
Building Schemes, Ground coverage, FAR and height etc. shall be in accordance
with the schedule of clauses of the sanctioned scheme.

NOTE:- Residential component, as subsequent use in the institutional and other public
buildings, shall not exceed 10% of the area of the site and shall be within the
maximum permissible covered area.

4.19 Petrol Pumps:

The following regulations are recommended for locating the petrol pump cum service
stations:-

i) Minimum distance from the road intersections:

a) For minor roads having less than 30 m./98’-6” R/W(Right of Way) = 50 m./164’
b) For major roads having R/W (Right of Way) 30 m./ 98’-6” or more = 100
m./328’
ii) The minimum distance of the property line of pump from the center line of the road
should not be less than 15 meters/49’-3” on roads having less than 30 m/98’-6”
R/W. In case of roads having 30 m./ 98’-6” or more R/W, the R/W of the road
should be protected.
iii) Plot Size and Regulations :
a) Only filling stations 30 m. x 17 m./ 98’-6” x 55’-9” and small size 18 m. x 15
m./59’ x 49’-3” (for two and three wheelers), with Ground coverage up to
10%, FAR up to 1:0.10 and Height up to 6 m/ say 20 foot. The canopy area
shall be equivalent to permissible ground coverage within setback line. Front
Setback, minimum 3 m/ say 10 foot.
b) Filling-cum-service station minimum size 36 m. x 30 m./ 118’ x 98’-6” and
maximum 45 m. x 33 m./147’- 6” x 108’-3”, with Ground coverage up to
20%, FAR up to 1:0.20 and Height up to 6 m/ say 20 foot. The canopy area
shall be equivalent to permissible ground coverage within setback line. Front
Setback, minimum 6 m/ say 20 foot.
c) Frontage of the plot should not be less than 30 m./ 98’-6”.
d) Longer side of the plot should be the frontage, if it is abutting on a public
road.
e) Compressed Natural Gas (CNG) Mother Station size 36 m. x 30 m./ 118’ x
98’-6” ,with ground coverage up to 20% and height up to 4.5 m/ say 15 foot
(single storey). The building component shall include Control
room/office/Dispensing room, store, pantry and W.C.
iv) New Petrol Pump shall not be located on roads having less than 30 m./ 98’-6” R/W.
v) Other Regulations:
i) Shall be approved by Explosives/Fire Dept.
ii) Ground coverage will exclude canopy area.
iii) Mezzanine if provided will be counted in FAR
iv) Wherever the plot is more than 45 m. x 33 m./147’- 6” x 108’-3”
development norms shall be restricted to as applicable to the size i.e. 45 m.
x 33 m./147’- 6” x 108’-3”.

4.20 SOCIO CULTURAL FACILTIES-MARRIAGE PALACE:

As per the Notification no.12/8/2012-5HgII/4610 dated 11.08.2018 issued by the
Housing and Urban Development department Punjab.

45
4.21 NURSING HOME / HOSPITALS:-
4.21.1 The Nursing home/hospital building shall be in accordance with the schedule-IV & the
relevant provisions contained in other chapters.
4.21.2 Provisions of Basement: The double basement may be allowed, if all other conditions for
structural stability, fire safety, light and ventilation are fulfilled and one of the basements
shall be used exclusively for parking.
4.21.3 PROVISION OF LIFT AND RAMPS: Every building having more than fifteen meters
height shall be provided with a minimum of one lift and total number of such lifts shall
be calculated on the basis of one lift for every 900 square meter floor area above 4 storey.
i. The size of lift shall not be less than 5’x8”
ii. Ramp: The width of the ramp for movement of patients and public shall not be
less than 4’-6” and gradient shall not be less than 1:8.
4.21.4 Water storage Tank: Every such building shall have a water storage capacity of 200 liters
per bed with an additional storage of 100 liters per bed where laundry facility is provided.
4.21.5 Alternate Power Supply facility: Every such building shall have a provision for an
alternate power supply and proper area will be earmarked for installation of a silent
generator or any other mode at such place that it will not cause any inconvenience to the
patients, public in general and the neighborhood.
4.21.6 The provisions contained in “The persons with Disability Equal Opportunities protection
of Rights & Full participation Act, 1996”, so far as this relates to planning, designing and
construction of public buildings, guidelines and space standards for Barrier Free
Environment for Disabled & Elderly persons proposed under this Act by CPWD,
Ministry of Urban Affairs & Employment India-1998 or as revised from time to time
shall also be compiled with.
4.21.7 Adequate arrangements for disposal of hospital waste have to be made as per the Bio
Medical Waste (Management and Handling) Rules, 1998 as amended from time to time
along with the instructions/guidelines issued by the Punjab Pollution Control Board from
time to time.

Schedule – IV (NURSING HOME/HOSPITAL)

Min. plot Minimum Height Site F.A.R. Provision of parking Minimum
size width of Coverage front set
the road back.
in front
250 sq.yds 30’-0”/ As per 50% 1:1.50 i) Parking area is to be 25% of the
/209.10 3.25 m Schedu provided @ 1.00 ECS for site.
Sq.m to le-I every 80 Sq.yds/ 66.91
1000 sq. sq.m of built up/covered
yds / area on all floors.
836.43 ii) 1 ECS (equivalent car
sq.m space) shall be equivalent
Above 60’-0”/ 40% 1:1.25 to 26.5 Sq.yds/22.16 sq.m
1000 Sq. 18.51 m for open parking, 32.5
Yds/ Sq.yds/ 27.18 sq.m for
836.43 parking under stilts and
sq.m. to 38.5 Sq.yds/32.20 sq.m for
4000 sq. parking in the basement.
Yds/ iii) In case, required
3345.72 parking area works out to
sq.m be less than the area
available at all levels then
the covered area should be
scaled down to the level of

46
 available parking as per
norms mentioned at (i) and
(ii) above.

4.22 HEIGHT OF BUILDINGS AND SET BACK:

i) The height of buildings for residential, group housing, commercial, industrial,

institutional and other public purposes shall be regulated as per the permissible
height and F.A.R. restrictions indicated for such like buildings in the bye-laws
besides the Air funnel height restrictions applicable in the area, if any.
ii) The width of front set back shall be regulated as per provisions indicated in
respect of residential, commercial and industrial buildings and also in accordance
with the provisions of ground coverage and F.A.R. restrictions in respect of group
housing, institutional and other public buildings. The side set back shall be
optional. Where left, it shall not be less than 2 meters or 1/6th of the height of the
building whichever is more. The width of the rear set back, if left at any point of
building, it shall not be less than 3 meters or 1/5th of the height of the building
whichever is more.
iii) In regard to i & ii above, the provisions made in the Part 3 and 4 of the National
Building Code of India may also be referred, if the provisions are not clear in the
bye-laws.

4.23 PROVISION OF BASEMENT IN BUILDINGS:

(i) Basement shall be the storey that is next below or immediate below the ground
storey or which may be in any part of the plot within building envelope line and
up to maximum coverage not more than coverage on ground floor. The minimum
height of the basement for habitable purposes shall not be less than 9’-0” from the
floor to the ceiling of the basement and in each part 8’ clear height in case of
beam structure or frame structure or otherwise and minimum height of the
basement for parking purposes shall not be less than 10’ from the floor to the
ceiling of the basement and in each part 8’-6” clear height in case of beam or
frame structure.
(ii) The roof level of the basement shall not be less than 3’-6” from the adjoining
average ground level for adequate light and ventilation, if used for purpose listed
at 4.12(iv).
(iii) Single basement is allowed in all residential, commercial, institutional, industrial
and group housing plots. However, on plots having area more than 750 sq. yards
more than one storey basement may be allowed, if all other conditions for
structural stability are fulfilled and it shall be exclusively used for parking.
(iv) Basement may be used for commercial purpose, Banquet Hall etc. if it is air
conditioned. It shall have minimum either two stair cases for entry and exit or two
approach ramps or one stair case and one ramp and total FAR not exceeding more
than 1:2.00. In case in commercial buildings FAR is exceeded more than 1:2.00
then single basement shall be compulsory and shall be used for parking purposes
only in addition to open space provided for parking on ground level.

47
(v) However 10 % of the basement area would be increased to a depth of 14’-0” for
the purpose of installation of electric generator or air-conditioning plant or
providing a room for lift to the basement storey.
(vi) Applicant/Building Designer and Supervisor shall submit the certificate regarding
its structural safety in relation to underground water table/spring level, etc.
(vii) Adequate arrangement shall be made so that surface drainage does not enter the
basement.
(viii) Applicant / owner of the building shall install suitable pumps for pumping the
waste water into the sewer in place of directly connecting it to the sewer to avoid
any risk of the sewerage or sludge heading back into the basement at any time.
(ix) Basement for storage in residential buildings and parking / services in any
building shall not be taken into account for F.A.R.
(x) Indemnity bond for basement as per schedule III shall be given by the applicant
along with notice of building application to indemnify the local authority in case
of any loss or damage caused to the adjoining properties on account of
construction of basement either at the time of digging of its foundations or during
the course of its construction or even thereafter and also against any claim of any
concern thereto.
(xi) In case on the side of the site there is single storey building then 5’-0” side
setback is required from the adjoining property.
(xii) If on the side of the site there is double storey building then 7’-6” side setback is
required, and
(xiii) If on the side of the site there is more than two storey building then 10’-0” side
setback is required.
(xiv) If the applicant / owner does not leave side setback according to the requirements
as above and incase of adjoining vacant properties, he/she shall produce NOC
from the owners of adjoining properties.
(xv) The permissible covered area for basement will be the same as the permissible
coverage on ground. However, permissible coverage can be increased in the
basement to create parking space on the following conditions:
(a) The roof level of such part of the basement shall not be raised above the
surrounding ground level.
(b) Clear ceiling height of such part of the basement shall not be less than 7’-0”.
(c) Mechanical arrangement shall be made for exhaust.
(d) Sufficient additional arrangements shall be made for fire safety to the
satisfaction of fire officer.
(xvi) Ramp in basement for parking purposes shall be of a minimum width of 9’-0”
with gradient of 1 in 7. For better acceptability of basement parking, the ramps
should be located in the front. The ramp for Basement parking can be provided in
the front setback area provided the ramp starts after leaving 16’- 6” from the plot
boundary and the same shall form part of parking area calculations.
(xvii) Parking areas including basement and covered parking shall be exclusive public
parking areas maintained by the builder /promoter up to the satisfaction of local
authority.

NOTE:- In case of double basement side space requirement shall be double as detailed
in xi, xii and xiii above.

48
4.24 Farm houses
Development control for farm house
S.n Size of Maximum FAR Maximum Height
1
o Above
Farm 1.0 Ha 1.00 Single storeyed maximum height 6 m.
No. and upto 2.0 Ha (including mezzanine
floor)
2 2.0 Ha and 1.50 Single storeyed maximum height 6 m.
above (including floor)

Other Controls:
i) Setback in dwelling house should be 15 m. away from any boundary line of the
property.
ii) Where a property abuts an urban road, the dwelling house building should be
setback from the centre line of that road by 60 m. Where the property abuts a
village road, the building setback from the centre line of that road should be 30
m.
iii) No dwelling units should be built within 400 m. of the right of way of any
National Highway.

4.25 Creche / Day Care facilities

As per factories Act, 1948 a Creche/Day care facility has to be provided for any
organization/establishment employing more than 15 women for their kids upto the
age of 5.
a) The height of the rooms shall be not less than 3.6 meter from the floor to soffit
and there shall not be less than 1.86 sq.m of floor area / child to be accommodated
and maintaining adequate ventilation by the circulation of fresh air.
b) There is a minimum of one toilet and one wash hand basin for every 10 children
over the age of two years.
c) The minimum staffing ratios for care shall be 1:4 children
d) Monitoring- There is a necessity of minimum two supervisor on continuous
duty.

Chapter Note: For projects proposed within the Prohibited and Regulated areas as defined
by AMASR Act 2010, the Development regulations of Height, FAR, Coverage and any
other controls stipulated in Chapter-3 and Chapter-5 shall be superseded by site specific
Heritage Bye-Laws prepared and notified by the Competent Authority (NMA) under the
AMASR Act. NOC shall have to be obtained as per the Rules framed under the said Act by
submission of required documents as may be necessary vide rules, including “Heritage
Impact Assessment” report, if so necessitated by the NMA.

49
 CHAPTER- V
GENERAL BUILDING REQUIREMENTS AND SERVICES
5.1 General
This part sets out the standard space requirements of various parts of a building (for all types
of buildings – low/ high rise).

Occupant Load
S.No. Types of Occupancy Occupant load per 100 sqmt of
Plinth or covered area
1. Residential 8.0
2. Educational 25.0
3. Institutional 6.60
4. Assembly
with fixed or loose seats and dance floor 166.6
without seating facilities including dining 66.6
rooms
5. Mercantile
street floor and sales basement 33.3
upper sale floor 16.6
6. Business and industrial 10.0
7. Storage 3.3
8. Hazardous 10.0

* 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.

5.2 Requirements for Parts of Buildings

5.2.1 Plinth

5.2.1.1 Main Buildings

The plinth or any part of a building or outhouse shall be so located with respect to the
surrounding ground level that adequate drainage of the site is assured. The height of the plinth
shall be not less than 450 mm from the surrounding ground level.
5.2.1.2
Interior Courtyards and Covered Parking Every interior courtyard shall be raised at least 150
mm above the determining ground level and shall be satisfactorily drained.

5.3 Habitable Rooms

5.3.1 Height
The height of all rooms for human habitation shall not be less than 2.75 m measured from the
surface of the floor to the lowest point of the ceiling (bottom of slab) provided that the
minimum clear headway under any beam shall not be less than 2.4 m. In the case of pitched
roof, the average height of rooms shall not be less than 2.75 m. The minimum clear head room
under a beam, folded plates or eaves shall be 2.4 m. In the case of air-conditioned rooms, a

50
 height of not less than 2.4 m measured from the surface of the floor to the lowest point of air-
conditioning duct or the false ceiling shall be provided.

5.3.1.1
The requirements of clause 5.3.1 apply to residential, commercial etc. buildings. For
educational and industrial buildings, the following minimum requirements apply:

Minimum height requirement for educational and industrial buildings

S.No. Types of Building Celling height
1 Education Buildings Ceilling height 3.6 m for all regions.
2 Industrial Buildings Ceilling height 3.6 m, except when air-
conditioned, 3m (Factory Act 1948 and Rules
therein shall govern such heights, where
applicable).

5.3.1.2 Size
The area of habitable room shall not be less than 9.5 m2, where there is only one room with a
minimum width of 2.4 m. Where there are two rooms, one of these shall not be less than 9.5
m2 and the other not less than 7.5 m2, with a minimum width of 2.1 m.

5.4 Kitchen

5.4.1 Height
The height of a kitchen measured from the surface of the floor to the lowest point in the
ceiling (bottom of slab) shall not be less than 2.75 m, except for the portion to accommodate
floor trap of the upper floor.

5.4.2 Size
The area of a kitchen where separate dining area is provided, shall be not less than 5.0 m2
with a minimum width of 1.8 m. Where there is a separate store, the area of the kitchen may
be reduced to 4.5 m2. A kitchen, which is intended for use as a dining area also, shall have a
floor area of not less than 7.5 m2 with a minimum width of 2.1 m.

5.4.3 Other Requirements

Every room to be used as kitchen shall have:
a) unless separately provided in a pantry, means for the 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) a flue, if found necessary; and
d) a window or ventilator or opening of size not less than as specified in clause 4.31.1
subject to increase in area of opening in accordance with Note 3.

5.5 Bathrooms and Water-Closets

5.5.1 Height
The height of a bathroom or water-closet measured from the surface of the floor to the lowest
point in the ceiling (bottom of slab) shall not be less than 2.1 m.

5.5.2 Size
The area of a bathroom shall not be less than 1.8 m2 with a minimum width of 1.2 m. The
floor area of water-closet shall be 1.1 m2 with a minimum width of 0.9 m. If bath and water-
closet are combined, its floor area shall not be less than 2.8 m2 with a minimum width of 1.2
m.

51
5.5.3 Other Requirements
Every bathroom or water-closet shall:
a) be so situated that at least one of its walls shall open to external air except hotels where
mechenical means of ventilation are provided.
b) not be directly over or under any room other than another water-closet, washing place,
bath or terrace, unless it has a water-tight floor;
c) have the platform or seat made of water-tight non-absorbent material;
d) 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 1 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; and
f) have a window or ventilator, opening to a shaft or open space, of area not less than 0.3 m2
with side not less than 0.3 m.

5.5.4
No room containing water-closets shall be used for any purpose except as a lavatory and no
such room shall open directly into any kitchen or cooking space by a door, window or other
opening. Every room containing water-closet shall have a door completely closing the
entrance to it.

5.6 Ledge or Tand/Loft

5.6.1 Height
The minimum head-room of ledge or TAND/loft shall be 2.2 m. The maximum height of loft
shall be 1.5 m.

5.6.2 Size
A ledge or TAND/loft in a habitable room shall not cover more than 25 percent of the area of
the floor on which it is constructed and shall not interfere with the ventilation of the room
under any circumstances.

5.7 Mezzanine Floor

5.7.1 Height
It shall have a minimum height of 2.2 m.
5.7.2 Size
The minimum size of the mezzanine floor, if it is to be used as a living room, shall not be less
than 9.5 m2. The aggregate area of such mezzanine floor in a building shall in no case exceed
onethird the plinth area of the building.

5.7.3 Other Requirements

A mezzanine floor may be permitted over a room or a compartment provided:
a) It conform to the standard of living rooms as regards lighting and ventilation in case the
size of mezzanine floor is 9.5 m2 or more ;
b) It is so constructed as not to interfere under any circumstances with the ventilation of the
space over and under it;
c) Such mezzanine floor is not sub-divided into smaller compartments;
d) Such mezzanine floor or any part of it shall not be used as a kitchen; and
e) In no case shall a mezzanine floor be closed so as to make it liable to be converted into
unventilated compartments.

5.8 Store Room

5.8.1 Height
The height of a store room shall be not less than 2.2 m.
5.8.2 Size
The size of a store room, where provided in a residential building, shall be not less than 3 m2.

52
5.9 Chimneys
The chimneys shall be built at least 0.9 m above flat roofs, provided the top of the chimneys
is not below the top of the adjacent parapet wall. In the case of sloping roofs, the chimney top
shall not be less than 0.6 m above the ridge of the roof in which the chimney penetrates.

5.10 Parapet
Parapet walls and handrails provided on the edges of roof terraces, balcony, verandah, etc
shall not be less than 1.0 m and not more than 1.2 m in height from the finished floor level.

Note:
i. The above shall not apply where roof terrace is not accessible by a staircase.
ii. 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’s etc and there is no need to have uniformly increased the height of the
parapet.

5.11 Cabin
The size of cabins shall not be less than 3.0 m2 with a minimum width of 1.0 m. The clear
passages within the divided space of any floor shall not be less than 0.75 m and the distance
from the farthest space in a cabin to any exit shall not be more than 18.5 m. In case the sub-
divided cabin does not derive direct lighting and ventilation from any open spaces/
mechanical means, the maximum height of the cabin shall be 2.2 m.

5.12 Boundary Wall

The requirements of the boundary wall shall be as follows:
a) Except with the special permission of the Municipal Corporation/Council/Nagar
panchayat, the maximum height of the compound wall shall be 1.5 m above the centre
line of the front street. Compound wall up to 2.4 m height may be permitted if the top 0.9
m is of open type construction of a design to be approved by the Municipal
Corporation/Council/Nagar panchayat.
b) In the case of a corner plot, the height of the boundary wall shall be restricted to 0.75 m
for a length of 10 m on the front and side of the inter-sections and the balance height of
0.75 m if required in accordance with (a) may be made up of open type construction
(through railings) and of design to be approved by the Municipal
Corporation/Council/Nagar panchayat.
c) However, the provisions of (a) and (b) are not applicable to boundary walls of jails. In
industrial buildings, electric sub-stations, transformer stations, institutional buildings like
sanitoria, hospitals, industrial buildings like workshops, factories and educational
buildings like schools, colleges, including hostels, and other uses of public utility
undertakings and strategically sensitive buildings, a height up to 2.4 m may be permitted
by the Municipal Corporation/Council/Nagar panchayat.

5.13 Septic Tanks

Where a septic tank is used for sewage disposal, the location, design and construction of
septic tank shall conform to requirements of Part 9 ‘Plumbing Services, Section 1 Water
Supply, Drainage and Sanitation (Including Solid Waste Management)’ of NBC, 2005.

5.13.1 Location of the Septic Tanks and Subsurface Absorption Systems

A sub-soil dispersion system shall not be closer than 18 m from any source of drinking water,
such as well, to mitigate the possibility of bacterial pollution of subsurface water. It shall also
be as far removed from the nearest habitable building as economically feasible but not closer
than 6 m, to avoid damage to the structures.

53
5.13.2 Requirements
a) Dimensions of septic tanks - Septic tanks shall have a minimum width of 750 mm, a
minimum depth of 1 m below the water level and a minimum liquid capacity of 1m3. The
length of tanks shall be 2 to 4 times the width;
b) Septic tanks may be constructed of brickwork, stone masonry, concrete or other suitable
materials as approved by the Municipal Corporation/Council/Committee/nagar
panchayat;
c) Under no circumstances shall effluent from a septic tank be allowed into an open channel
drain or body of water without adequate treatment;
d) The minimum nominal diameter of the pipe shall be 100 mm. Further, at junctions of pipes
in manholes, direction of flow from a branch connection shall not make an angle
exceeding 45° with the direction of flow in the main pipe;
e) The gradients of land drains, under-drainage as well as the bottom of dispersion trenches
and soakways shall be between 1:300 and 1:400;
f) Every septic tank shall be provided with ventilating pipe of at least 50 mm diameter. The
top of the pipe shall be provided with a suitable cage of mosquitoproof wire mesh. The
ventilating pipe shall extend to a height which would cause no smell nuisance to any
building in the area. Generally, the ventilating pipe may extend to a height of about 2 m,
when the septic tank is at least 15 m away from the nearest building and to a height of 2
m above the top of the building when it is located closer than 15 m;
g) When the disposal of septic tank effluent is to a seepage pit, the seepage pit may be of any
suitable shape with the least cross sectional dimension of 0.90 m and not less than 1.00 m
in depth below the invert level of the inlet pipe. The pit may be lined with stone, brick or
concrete blocks with dry open joints which should be backed with at least 75 mm of clean
coarse aggregate. The lining above the inlet level should be finished with mortar. In the
case of pits of large dimensions, the top portion may be narrowed to reduce the size of the
RCC cover slabs. Where no lining is used, specially near trees, the entire pit should be
filled with loose stones. A masonry ring may be constructed at the top of the pit to
prevent damage by flooding of the pit by surface runoff. The inlet pipe may be taken
down a depth of 0.90 m from the top as an anti-mosquito measure; and
h) When the disposal of the septic tnk effluent is to a dispersion trench, the dispersion trench
shall be 0.50 m to 1.00 m deep and 0.30 m to 1.00 m wide excavated to a slight gradient
and shall be provided with 150 mm to 250 mm of washed gravel or crushed stones. Open
jointed pipes placed inside the trench shall be made of unglazed earthenware clay or
concrete and shall have a minimum internal diameter of 75 mm to 100 mm. Each
dispersion trench shall not be longer than 30 m and trenches shall not be placed closer
than 1.8 m.

5.13.3 Office-cum-Letter Box Room

In the case of multi-storeyed multi-family dwelling apartments constructed by existing and
proposed Cooperative Housing Societies or Apartment Owners Associations, limited
companies and proposed societies, an office-cum-letter box room of dimension 3.6 m × 3 m
shall be provided on the ground floor. In case the number of flats is more than 20, the
maximum size of the office-cum-letter box room shall be 20 m2.

5.13.4 Business Buildings

Provision shall be made for letter boxes on the entrance floor as per the requirements of the
postal department.

5.14 Meter Rooms

For all buildings above 15 m in height and in special occupancies, like educational,
assembly, institutional, industrial, storage, hazardous and mixed occupancies with any of the
aforesaid occupancies having area more than 500 m2 on each floor, provision shall be made
for an independent and ventilated meter (service) room, as per requirements of electric
(service) supply undertakings on the ground floor with direct access from outside for the

54
 purpose of termination of electric supply from the licensee’s service and alternative supply
cables. The door/doors provided for the service room shall have fire resistance of not less
than two hours.

5.15 Staircase/Exit Requirements

5.15.1 The minimum clear width, minimum tread width and maximum riser of staircases for
buildings shall be as given as below (see also Part 4 ‘Fire and Life Safety of NBC 2005).

5.15.2 Minimum width

The minimum width of staircase shall be as follows:
A Residential buildings (dwellings) 1.0 m
NOTE ------ For row housing with 2 storeys, the min. width of shall be 0.75
B Residential hotel buildings 1.5 m
C Assembly buildings like auditoria, 2.0 m
Theatres and cinemas
D Educational buildings 1.5 m
E Institutional buildings 2.0 m
F All other buildings 1.5 m

5.15.3 Minimum tread

The minimum width of tread without nosing shall be 250 mm for residential buildings.
The minimum width of tread for other buildings shall be 300 mm.
5.15.4 Maximum riser
5.15.4.1 The maximum height of riser shall be 190 mm for residential buildings and 150 mm for
other buildings and these shall be limited to 12 per flight.
5.15.4.2 The minimum head-room in a passage under the landing of a staircase shall be 2.2 m.
The minimum clear head-room in any staircase shall be 2.2 m.
5.15.5 Exit Requirements
All aspects of exit requirements for corridors, doors, stair cases, ramps, etc in respect of
widths, travel distance shall be as per Part 4 ‘Fire and Life Safety’ of NBC,2005.
5.16 Roofs
5.16.1 The roof of a building shall be so designed and constructed as to effectively drain
water by means of sufficient rain-water pipes of adequate size, wherever required, so
arranged, jointed and fixed as to ensure that the rain-water is carried away from the
building without causing dampness in any part of the walls, roof or foundations of the
building or an adjacent building.
5.16.1.1 The Municipal Corporation/Council/Nagar Panchayat may require rain-water pipes to
be connected to a drain or sewer to a covered channel formed beneath the public
footpath to connect the rainwater rainwater pipe to the road gutter or in any other
approved manner.
5.16.1.2 Rain-water pipes shall be affixed to the outside of the external walls of the building or
in recesses or chases cut or formed in such external walls or in such other manner as
may be approved by the Municipal Corporation/Council/Nagar panchayat.
5.16.1.3 It is desirable to conserve rain water using suitable rain water harvesting techniques
including by roof water collection. In this context, reference may be made to Part 9‘
Plumbing Services, Section 1 Water Supply, Drainage and Sanitation (Including Solid
Waste Management)’ of NBC, 2005.
5.17 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.
5.18 Other general requirements
5.18.1 Swimming Pool
1. Definition: A constructed pool or a tank indoor or outside the building, used for the
purpose of swimming, bathing, aquatic sports or games, training, treatment (Therapy) or

55
 recreation, meant exclusively for human being, having a depth of water not less than that
60 cm. and the surface area exceeding 23.25 sq m. both for the use of public or the
institution concerned.
“Capacity of Pools in Relation to Bathers”: The maximum number of persons in bathing
attire within the pool enclosures of the bathing area shall not exceed one person per 20 sq
ft. (1.86 sq m.) of pool i.e. the area of the water surface.

a. “Hand Rail”: A side handrail extending up above and returning to the horizontal surface
of the pool deck curb or coping shall be provided at each side of each ladder.
b. “Depth Markers”: Depth of water shall be clearly marked at or above the water surface
on the vertical pool wall and on the edge of the deck or walk-way next to the pool, at
maximum points and at the points of break between the deep and shallow portions and at
intermediate increments of depth, spaced at not more than 2.5” (7.62 cm) intervals. Depth
markers, contrasting with background shall be on both sides of the pool.
c. “Lighting and Wiring”: Where submarine lightning is used, not less than 0.5 watts shall
be employed per sq. ft. of pool area.
d. “Area Lightning”: Where submarine lightning is employed, area lightning shall be
provided for the deck areas and directed towards the deck areas and away from the pool
surface so far as practicable, in a total capacity of not less than 0.6 watt per sq. ft of deck
area. Where submarine lighting is not provided and night swimming is not permitted
combined pool lightning shall be provided in an amount of not less than 2 watts per sq. ft.
of total area. All submarine lightning shall be individually earthed and must be water
tight and damp proof.
e. “Over Head Wiring”: No electrical wiring for electrical or power shall be permitted to
pass over within 20 feet of the pool enclosure.
f. “Shallow Minimum Depth”: Every swimming pool shall have a minimum depth in the
shallow area of the main swimming area of not less then 0.9 mt. (3 feet), but not more
than 1.07mt. (3'-6”) from the overflow level to the floor
g. “Shallow Areas”: In a swimming pool with a diving area, the shallow area of the pool
shall be defined as the portion between the shallow end and the break point between the
shallow area and the diving area. The slope of the floor shall be uniform from the break
point between the diving area and the shallow portion to the outside edge of the shallow
portion and shall not be greater than 1 in 2 m.
h. “Vertical Wall Depth”: The pool walls shall be vertical at all points for a depth of not less
than 2 ft 6" (0. 76 m.)
5.19 Means of access (including Fire Safety- Ref Chapter)
5.19.1 No Building shall be erected as to deprive any other building of its means of access.
5.19.2 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.
5.19.3 For buildings identified in clause 11.1 the following provisions of means of access shall
be applicable.
a) The width of the main street on which buildings abut shall not be less than 12.0 m. 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.
b) The approach to the building and open spaces on its all sides (see Building Bye-Laws
4.8 and 4.9) upto 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 upto 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.
c) 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

56
 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. Ifarchway is provided
over the main entrance, the height of the archway shall not be of height less than 5.0 m.
d) 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.
e) The external window shall not be blocked by louvres 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.

5.19.4 Number and size of Exits :

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 as per provisions of Section 4.2 to 4.12 & 6.1 to 6.9 of Part 4- Fire
and Life Safety, NBC 2005.
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 wheelchairs shall be on a level that would make the elevators accessible.
4 Types of Exits
a) Exits shall be either horizontal or vertical type. An exit may be doorway, corridor and
passage to an internal staircase or external staircase, ramp 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.
b) Lifts escalators and revolving doors shall not be considered as exits.

5.19.5 Arrangement of Exits

a) Exits shall be so located so that the travel distance on the floor shall not exceed 22.50 m.
for residential, educational, institutional and hazardous occupancies and 30.0 m. 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.
b) 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 6.0 m.

5.19.6 Capacity of Exits

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

Occupants per unit Exit width

S. No. Group of Occupancy Number of occupants
Stairways Ramps doors
1 Residential 25 50 75
2 Educational 25 50 75
3 Institutional 25 50 75
4 Assembly 40 50 60
5 Business 50 60 75
6 Mercantile 50 60 75
7 Industrial 50 60 75
8 Storage 50 60 75
9 Hazardous 25 30 40

5.19.7 Minimum Width Provisions for Passageway/Corridors

The following minimum width provisions shall be made for each passage way/corridor.

57
 a) Residential buildings, dwelling unit type. 1.00 m.
b) Residential buildings, e.g., hostels, etc. 1.25 m.
c) Assembly buildings like auditorium theatres and cinemas. 2.00 m.
d) All other buildings including hotels. 1.50 m.
e) Hospital, Nursing Homes, etc. 2.40 m.

5.19.7.1Ramps
a) The ramp to basement and parking floors shall not be less than 7.2m wide for two way
traffic and 4 m wide for one way traffic, provided with Gradient of 1:10 for cars and 1:15
for heavy vehicles. At curved portions of the ramp or for circular ramps the slope should
not be more than 1:12.
b) Ramps may also be provided in the setbacks which can be sloped considering unhindered
movement of fire engine and in no case the gradient shall be less than 1:10.
c) All structural design/safety aspects as per latest BIS Codes & NBC, 2005 shall be
complied along with consideration of weight of Fire Engine & its maneuverings.
d) The minimum width of the ramps in hospitals shall be 2.4 m for stretcher and not for
vehicular movement
e) In this case Handrails shall be provided on both sides of the ramp.
f) Ramps shall lead directly to outside open space at ground level or courtyards or safe
place

Ramps with Gradients

a. Where ramps with gradients are necessary or desired, they shall conform to the following
requirements.
b. 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 9 000 mm.
c. A ramp shall have handrails on at least one side, and preferably two sides, that are 900 mm
high, measured from the surface of the ramp, that are smooth, and that extend 300 mm
beyond the top and bottom of the ramp. Where major traffic is predominantly children,
the handrails should be placed 760 mm high.

Notes
i. 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
ii. Care should be taken that the extension of the handrails is not in itself a hazard.
Extension up to 300 mm may be made on the side of a continuing wall.
iii. A ramp shall have a surface that is non-slip surface and if length is 3 500 mm, the
minimum width shall be 1 500 mm. greatly assists the challenged persons with semi-
ambulatory and ambulatory disabilities. Non-slip surfaces are provided by many
finishes and materials. The surfaces of the concrete ramps can be made nonskid by
brooming the surface or by finishing with an indenting roller.
iv. A ramp shall have a level platform at the top which is at least 1 800 mm long, if a
door swings out onto the platform or toward the ramp. This platform shall extend at
least 300 mm beyond each side of the doorway.
v. Each ramp shall have at least 1 800 mm of straight clearance at the bottom.
vi. Ramps shall have level platforms at 10 m to 12 m intervals for purposes of rest and
safety, and shall have platforms minimum 1.5 m length wherever they turn.
vii. For visually impaired people, ramps may be colour contrasted with landing.
viii. To minimize rise to wheelchair users, ramps should be equipped with herbs
approximately 50 mm high at exposed sides.

58
5.19.7.2 Doorways
a. Every doorway shall open into an enclosed stairway, a horizontal exit, on a corridor or
passageway providing continuous and protected means of egress.
b. No exit doorways shall be less than 1m in width except assembly and institutional
buildings where Doorway shall not be less than 2 m.
c. 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 0.90 m Overhead or sliding door shall not be installed.

Note: In the case of buildings where there is a central corridor, the doors of rooms shall open
in wards to permit smooth flow of traffic in the corridor4

d. 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.
e. Exit doorways shall be openable from the side, which they serve without the use of a key.
f. Revolving doors shall not to be provided as means of fire exit.
g. Mirrors shall not be placed in exit ways or exit doors to avoid confusion regarding the
direction of exit.
5.20 Provision of exterior open spaces and height limitation around the building
5.20.1 The open spaces / setbacks covered area, FAR shall be as per Building Bye Laws or NBC,
2005/Master Plan/Zonal Plan requirements as given in the development controls of
Master Plan.
5.20.2 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.
5.20.3 In case of High rise the exterior open spaces around a building as in Building Bye Laws
No. shall be of green or hard surface capable of taking load of fire engine weighing up
to 45 tonnes.
5.20.4 In case, kitchen and toilets do not abut either interior or exterior open spaces, mechanical
ventilation would be accepted.
5.20.5 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.

5.21 Interior Open Space for Light and Ventilation

5.21.1 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 whose minimum width in all directions shall be 3.0 m in case of buildings not
more than 15 m/ 17.5 m (with stilts) in height, and in case of buildings above 15 m/ 17.5
m (with stilts) it shall have mandatory mechanical ventilation in addition.
5.21.2 Sunken Courtyard:
Sunken courtyard up to 3mt in depth from the ground level as ‘light well’ within building
envelop shall be permitted for light and ventilation for basement area.
5.21.3 Skylight:
Skylight in interior open space (courtyard) shall be permitted subject to the fact that it
may not act as a covered space on the ground floor and does not violate the maximum/
minimum ground coverage rules.

5.22 Joint Open Air Space

5.22.1 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. 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 clause 4.10.3
and4.10.4 abutting on such open air space.

59
 Table 5.4 Provision of Exterior Open Spaces around the Buildings

S.No. Height of the building exterior open spaces to be left on all sides in m.
(m ) (front rear and sides in each plot) As per
prescribed set backs
1 10 3
2 15 5
3 18 6
4 21 7
5 24 8
6 27 9
7 30 10
8 35 11
9 40 12
10 45 13
11 50 14
12 55 and above 16

Note: On sides where no habitable rooms face, a minimum space of 9.0 m. shall be left for
heights above 27.0 m.
In case of multi storeyed buildings the exterior open space around a building shall be of hard
surface capable to taking load of fire engine weighting upto 45 tonnes.

5.23 Provision of Podium for parking and landscaping

In case the buildings are to be constructed with stilt floor on individual plot for providing
parking space and where basement could not be approached for parking, in such cases a
podium may be constructed on ground floor in continuation of the stilt floor having
access from the front for the parking after leaving minimum 3m setback from the plot
line. The terrace of podium may be used for plantation & landscaping. For low rise
development, the maximum height permitted is 15mts. However where the stilt floor is to
be constructed for parking the height may be increased to 17.5 mtr.

5.24 Exemption to Open Spaces/Covered area

The following exemption to open space shall be permitted.
5.24.1 Projections into Open Spaces
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 2.2 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 Municipal Corporation/Council/ Nagar Panchayat on its merits.
c) In case of residential building only, a balcony or balconies at roof level of a width of 1.20
m. 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 open spaces.

60
 d) The projections (cantilever) of cupboards and shelves shall be permitted and are exempted
from covered area calculations in case of residential buildings only. Such projection shall
be upto 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.

5.24.1.1 In addition to above, the following shall not be included in covered area for 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, steps for enterance to the building 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.

5.24.2 Height Limit

The Height and number of storeys shall be related to provisions of FAR as per bye-laws
and the provisions of open spaces given in Building Bye-Laws and the following:

a) The maximum height of building shall not exceed 1.5 times the width of road
abutting plus the front open spaces. Subject to Fire Fighting Preparations of
Urban Local Body concerned.
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 in accordance with regulations of “critical” and “non-critical”
zones as identified by the AAI in its Colour-Coded Zoning Maps (CCZM). The
application for Building plan approval shall be processed by the Municipal
Corporation/Council/ /Nagar Panchayat as per the CCZM for ‘non-critical’
areas.

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.

61
5.24.3 Height Exemptions
The following appurtenant structures shall not be included in the height of building
covered under Building Bye-Laws except where prohibited by Defense
Authority/AAI:-
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
not exceeding 1.50 m. in height, unless the aggregate area of such structures exceeds
1/3 of the roof area of the building on which they are erected. All such appurtenant
structures shall be camouflaged to achieve streamlined aesthetics.

5.25 Lighting and ventilation of rooms

5.25.1 Rooms shall have, for the admission of light and air, one or more openings, such as
windows and ventilators, opening directly to the external air or into an open
VERANDAH. Lighting and ventilation requirements of all types of buildings shall be
designed and approved in accordance with the provisions of the following two IS Codes –
i. SP 32 (1986): Hand book on Functional Requirements of Industrial Buildings (Lighting
and Ventilation) [CED 12:Functional Requirements in Buildings] and
ii.SP 41 (1987): Hand book on Functional Requirements of Buildings (Other than Industrial
Buildings) [CED 12: Functional Requirements in Buildings]v Lighting loads of various
spaces of :–
i. Industrial buildings shall be determined as per Clause 1, Section 1 of SP 32 (1986)
ii. Non-Industrial buildings shall be determined as per Clause 2, Part 4 of SP 41 (1987)
Thermal comfort levels and design requirement of various spaces of –
i. Industrial buildings shall be determined as per Section 2 of SP 32 (1986)
ii. Non-Industrial buildings shall be determined as per Part 2 of SP 41 (1987)
Minimum Fresh Air requirement for –
i. Industrial buildings shall be determined as per Clause 13 of Section 2 of SP 32 (1986)
ii. Non-Industrial buildings shall be determined as per Clause 4 of Part 3 of SP 41 (1987)
5.25.1.1
Not withstanding the area of openings obtained through the minimum aggregate area (see
Notes 1 to 3) of such openings, excluding doors inclusive of frames, shall be not less than:
a) one-tenth of the floor area for dry hot climate;
b) one-sixth of the floor area for wet hot climate;
c) one-eighth of the floor area for intermediate climate; and
d) one-twelfth of the floor area for cold climate.
Notes
1. If a window is partly fixed, the open able area shall be counted.
2. No portion of a room shall be assumed to be lighted, if it is more than 7.5 m away from
the opening assumed for lighting that portion.
3. The area of openings as given in (a) to (d) above shall be increased by 25 percent in the
case of a kitchen.
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 2.40 mt. 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 3.0 m. x 3.0 m. for buildings upto 12.50 m. in height. For
buildings with higher heights, the minimum dimensions of the internal courtyard shall be as
given in Building Bye-Laws. 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 Bye-Laws.

62
5.25.1.2 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.

5.25.1.3 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.
5.25.2 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:

Table 5.5 Size of Ventilation Shaft

Height of Building Minimum size of shaft (m) Size of ventilation shaft

(m) (sq m)

Upto 10.0 1.2 0.9

Upto 12.0 2.8 1.2
Upto 18.0 4.0 1.5
Upto 24.0 5.4 1.8
Upto 30.0 8.0 2.4
Above 30.0 9.0 3.0
Notes:
i. For buildings above 30.0 m. height, mechanical ventilation system shall be installed
besides the provision of minimum ventilation shaft.
ii. For fully air-conditioned residential buildings for lodging purposes, the ventilation shaft
need not be insisted upon, provided the air-conditioning system works in an
uninterrupted manner, also, provided there is an alternative source of power supply.
However, it is not mandatory in case of buildings where ventilation is mechanized.

5.26 Building Services

5.26.1 The Planning design and installation of electrical installations, air conditioning installation
of lifts and escalators can be carried out in accordance with Part-VIII Building Services,
section–2 electrical installation, section–3 air conditioning and heating, section-5
installation of lifts and escalators of National Building Code of India. However
deviations from National Building Code may be done as per good engineering practices.
5.26.2 The number and type of lifts to be provided in different buildings shall be as per norms.
5.26.3 The requirements of electric sub-station shall be as per norms. The provision of electric
sub-station shall also require approval from Electricity Board concerned.

5.27 Plumbing and Sanitary Services

5.27.1 The planning, design, construction and installation of water supply, drainage and
sanitation and gas supply system shall be in accordance with Part-9: Plumbing Services, Section-
l Water supply, Drainage and sanitation (including Solid Waste Management) and Section-2 Gas
supply of NBC, 2005.
5.27.2 Sewage treatment plant of capacity of treating 100% waste water to be installed.

5.28 Segregated sanitation for Visitors in Public Buildings

5.28.1 Special requirement of segregated sanitation for Visitors in Public Buildings (Government
Buildings, Hospitals, Educational Institutions, Commercial Building etc). Provisions and
occupancies shall be referred .
** This section is provided for Segregated toilet facilities for visitors in Public Buildings (within
the premises of the building, but outside the building block). Public toilets are meant for floating
population, usually located near railway stations, bus stands, market places, government
hospitals, religious centers etc. These toilets have a greater demand for urinals than community
toilets. The key considerations for siting such facilities on the site are –

63
 i. Size of the toilet block (i.e. number of seats) and
ii. Location of the toilet block with respect to the main building block.
iii. Convenience of the visitors in accessing and using the facility.
5.28.2 Surveys conducted by the central government show that people, especially women and
aged, are unlikely to use the facility if it beyond 500 meters. The preferable location shall be
within 200-500 mt from the main entry of the building.
5.28.3 The site shall be earmarked on Site Plan or a Layout plan. The Municipal
Corporation/Council/Nagar Panchayat shall clearly state advantages and disadvantages of the
location for the owner/ engaged Competent Professional for building plan design as prescribedto
make an informed decision on the siting.
5.28.4 It must be accessible to visitors and general public during the operational hours of the
building. However, fiscal generation for maintenance may be planned w.r.t user charges from
visitors and general public. (Experience in sample cities has shown that toilet blocks are more
likely to remain clean if they are centrally located; those on periphery sooner fall into disrepair.)
5.28.5 Other factors to be considered:
a) Wastewater conveyance/treatment and prevention of contamination-
Since sewers may not be available in many cities, in most cases the toilet blocks will have on-site
sanitation, which would require periodic cleaning of tanks / pits. Location on site should allow
easy and hygienic emptying of the pits / tanks and ensure that ground water table is not
contaminated by wastewater percolation.
b) Adequacy in provision-
The size of the block (i.e. on number of seats) must meet visitors’ need. Inadequacy results in
long queues and encourages open urination. Care is to be taken for balancing problems and other
special needs of children and the elderly.
c) Design considerationsi.
Adequate Ventilation.
ii. Door Design / Direction of swing of the door (preferred outwards),
iii. Adequate Waiting area and
iv. Adequate volumes of water storage.
d) The facilities should include:
i. Separate toilet blocks for men and women with separate entries.
ii. Seats for children to be provided in both sections for men and women.
iii. Waiting / Holding area.
iv. Space for Facility caretaker and maintenance staff – from where they can monitor and
maintain both facilities for men and women.
v. Urinal facilities for men
vi. Waste water disposal system
vii. Janitor / Store room for cleaning material / equipments.
5.28.6 Norms for differently-abled within segregated toilets:
i. One special W.C. in a set of toilet shall be provided for the use of differently abled
persons, with essential provision of wash basin near the entrance.
ii. Minimum clear opening of the door shall be 900 mm. and the door shall swing out.
iii.Suitable arrangement of vertical/horizontal handrails with 50 mm. clearance from wall
shall be made in the toilet.
iv. The W.C. seat shall be 500 mm. from the floor.
5.28.7 Water requirement and facilities:
Water requirement for the facility may be worked out and enough storage for ½ day
operation is to be kept in storage. If municipal water supply is reliable, the toilet blocks
may have underground sump that can store half a day’s requirement and overhead tanks
for another half. If municipal water supply is not available, toilet block may have its
own bore well and pump with no underground sump. Alternatively a hand tube well can
be used for storing water in an elevated (not overhead) tank. To minimize the wastage
of water, self-closing water taps should be used. The pans must be of Pour Flush (PF)
design i.e. with a steep slope. Traps should be of a 20 mm water seal. (Use of 50 mm

64
 water seal traps will require more water for flushing.) If toilet is to be linked to city
sewer, a master trap has to be provided at the sewer connection. Urinals may not be
fitted with urinal pots as their replacement is expensive.
5.29 Construction Site
1. At construction job sites, one toilet must be provided per 20 employees. In a work
zone with between 21 and 199 employees, a toilet seat and one urinal must be
provided for every 40 employees. For 200 or more workers, regulations call for a
toilet seat and a urinal per 50 workers. The toilet must be located within 200 m or 5
minute walk.
2. Job sites that are not equipped with a sanitary sewer must, unless prohibited by local
codes, provide privies, in locations where their use will not contaminate either
ground or surface water. Other alternatives to a privy could be chemical toilets, re-
circulating toilets, or combustion toilets.
3. Toilets should be cleaned regularly and maintained in good order, running water,
must be provided along with soap and individual hand towels.
5.30 Temporary Camp Toilets
Toilet facilities shall be provided within 60 m of the, site, which shall not be closer than
15 m of dining area or kitchen. Make sure that toilet area is cleaned at least once per
day, it is sanitary, adequately lighted and is employee safe.
5.31 Special / Contingency Toilets
A) For Special events like open air theater, religious/political gatherings, mela, etc. for
which there are no permanent toilet facilities, contingency toilets/PSUs shall be
provided. The following considerations shall determine the number of toilets to be
provided for particular event:
i) Duration of the event
ii) Type of crowd
iii) Weather conditions
iv) Whether finishing times are staggered, if the event has multi-functions.
B) Special Purpose Toilets: Special toilet facilities shall be adequately provided in
public projects (transport terminals/ healthcare and other public spaces) in million
plus cities for the Third gender with appropriate cleanliness arrangements.
5.32 General guidance for water supply arrangements
1. For new construction: Provision shall be made for underground tank for the storage
of water, having capacity at 200 l. per person with adequate pumping arrangements
to supply water to upper floors. Filtered water connection will be allowed only for
use of drinking and bathing needs. For other purposes i.e. flushing and gardening
etc., the individual shall be required to have own arrangements of tube well water
within the premises. While according sanction to Layout Plan, the Municipal
Corporation/Council/Committee/Nagar Panchayat shall make a special mention that
provision for space shall be kept for the construction of underground reservoir of
adequate capacity along with booster pumping station.
2. Arrangements as given in 1 above shall also be provided in Group Housing Societies.
3. The plumbing arrangement in case of new constructions shall be made in a way that
the potable water shall be used for drinking, cooking & bathing only and for rest of
the uses, provision for ground water can be made with dual piping system.
4. Low capacity cistern should preferably be provided instead of normal 12.5 L
capacity.
5. Provisions for sustainable methods of Water and Wastewater management, and
Water harvesting may be referred from the Bye-Laws.

65
 CHAPTER-VI
PROVISIONS FOR HIGH RISE DEVELOPMENT
6.1 High Rise
Buildings higher than 15m of height without stilts and above 17.5m of height with stilts
shall be considered as high rise building.
Note: These provisions shall be in addition to the Chapter-3 for plan sanction procedure,
general building requirements (low/high) given in Chapter-5 of this document and
structural safety given in Chapter-7.
6.1.1 Plot Area
Plots to be used for high rise development should be located in an approved Layout plan,
Comprehensive plans or sub division plans as prepared and approved by competent
authorities/ as per policy of the Government of India / State Governments.
6.1.2 Means of access
a. A building shall abut on a street or streets or upon spaces directly connected from the
street by a hard surface approach road, width of approach road is not less than 9 meters,
b. If there are any bends or curves on the approach road, a sufficient width shall be
provided at the curve to enable the fire appliances to turn, the turning circle being at
least of 9.0 m radius. Where entry to the plot is through a slip road the gate width shall
not be less than 6 m for entry of the firefighting appliance.
c. The approach road to the building and open spaces on its all sides up to 6 m width and
the layout for the same shall be done in consultation with Chief Fire Officer, Fire
Service and the same shall be reinforced to ensure safety of the fire equipment and
capable of taking the weight of Fire engine, weighing up to 45 tonnes) The said open
space shall be kept free of obstructions and shall be motor able.
d. Main entrances to the premises shall be of adequate width to allow easy access to the fire
engine and in no case it shall measure less than 6 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 fire service vehicles. If archway is provided over the main
entrance the height of the archway shall not be at a height less than 5m.
6.2 Peripheral Open Spaces including set backs
There shall be a space of 6 m all around up to 40m height and after that a space of 9m all
around should be provided..
6.3 Parking Spaces
a. The parking spaces shall be provided as per the provisions of Master Plan or Zonal
plan or building byelaws as prevalent. The location of parking spaces shall be well
ventilated.
b. In case of high-rise buildings parking will be permitted at any / all of the following:
i. Basements
ii. Stilts
iii. Surface
a. Stacked/ Multi-level/ Automated parking is also permitted.
6.4 Building components
6.4.1 Doorways
a. Every doorway shall open into an enclosed stairway, a horizontal exit, on a corridor or
passageway providing continuous and protected means of egress.
b. No exit doorway shall be less than 1m in width. Doorways shall be not less than 2 m
in height. Doorways for bathrooms, water closet, stores etc. shall be not less than
0.75m wide.
c. 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 doors shall not be installed.

66
 d. Exit door shall not open immediately upon a flight or stairs, a landing equal to at least
the width of the door shall be provided in the stairway at each doorway, level of
landing shall be the same as that of the floor which it serves.
e. Exit doorways shall be openable from the side which they serve without the use of a
key.
f. Mirrors shall not be placed in exit ways or exit doors to avoid confusion regarding the
direction of exit.
6.4.2 Revolving Doors
Revolving door shall not be provided as a means of fire exit.
6.4.3 Stairways
a. A staircase shall not be arranged round a lift shaft.
b. The staircase shall be ventilated to the atmosphere at each landing and a vent at the
top; the vent openings shall be of 0.5 sq.m in the external wall and the top. If the
staircase cannot be ventilated, because of location or other reasons, a positive pressure
50 Pa shall be maintained inside. The mechanism for pressurizing the staircase shall
operate automatically with the fire alarm. The roof of the shaft shall be 1 m above the
surrounding roof. Glazing or glass bricks if used in staircase, shall have fire resistance
rating of minimum 2 hour.
c. The minimum width of staircase shall be as table given below:
Table 6.1 Minimum width of staircase for different types of buildings
Types of Building Width

Residential buildings (dwellings) 1.0m

Residential hotel buildings 1.5m
Assembly buildings like auditorium, theatres and cinemas 2.0m
Educational buildings up to 30 m in height 1.5m
Institutional buildings like hospitals 2.0m
All other buildings 1.5m
d. The minimum width of treads without nosing shall be 0.25m for staircase for
residential buildings. In the case of other buildings the minimum tread shall be 0.3m.
The treads shall be constructed and maintained in a manner to prevent slipping. The
maximum height of riser shall be 0.19m in the case of residential buildings and 0.15m
in the case of other buildings and shall be limited to 15 risers per flight.
e. Handrails shall be provided with a minimum height of 0.9m from the center of the
tread.
f. The minimum headroom in a passage under the lading of a staircase and under the
staircase shall be 2.2m.
g. Access to main staircase shall be gained through adequate fire resistance rating (clause
12.7.1 of Chapter 12) Automatic closing doors placed in the enclosing wall of the
staircases. It shall be a swing type door opening in the direction of the escape.
h. No living space, store or other fire risk shall open directly into the staircase or
staircases.
i. 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.
j. The exit sign with arrow indicating the way to the escape route shall be provided at a
height of 0.5m from the floor level on the wall and shall be illuminated by electric
light connected to corridor circuits. All exit way marking signs should be flushed 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 indication boards indicating the number of floor. 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 0.5x 0.5m and it shall be prominently on the
wall facing the staircase.

67
 k. 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 by either a ventilated
lobby with discharge points at two different ends or through enclosures with fire
resistance rating door (clause 12.7.1 of Chapter 12) or through a fire protected
corridor.
6.4.4 Lifts
General requirements of lifts shall be as follows:
a. All the floors shall be accessible for 24 hours by the lifts. The lifts provided in the
buildings shall not be considered as a means of escape in case of emergency. In a dual
line arrangement (lifts opposite to each other) the lobby may be between 1.5 times to
2.5 times the depth of one car. For in-line (single line) arrangements the lobby may be
typically half of the above recommendations.
b. Grounding switch, at ground floor level, to enable the fire service to ground the lift
shall also be provided.
c. The lift machine room shall be separate and no other machinery shall be installed there
in.
d. Walls of lift enclosures and lift lobby shall have fire rating of 2 hour; (Refer Section
12.7.1 of Chapter 12); lifts shall have a vent at the top of area not less than 0.2 sq.m
e. Lift car door shall have a fire resistance rating of 1 hour.
f. Lift lobby doors in lift enclosures shall have fire resistance as per Section 12.7.1 of
Chapter 12.
g. Collapsible gates shall not be permitted for lifts and shall have solid doors with fire
resistance of at least 1 hour.
h. 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 positive pressure of 50 Pa shall be
maintained in the lift shaft. The mechanism for pressurization shall act automatically
with the fire alarm; it shall be possible to operate this mechanically also.
i. Lifts if communicating with the basement, the lift lobby of the basements shall be
pressurized as suggested in clause 12.9.1(g) and 12.9.1(h) with self-closing door with
fire resistance rating (Refer Section 12.7.1 of Chapter 12). Telephone or other
communication facilities shall be provided in lift cars and to be connected to fire
control room for the building.
j. Exit from the lift lobby, if located in the core of the building, shall be through a self
closing fire door of half an hour fire resistance.
k. Suitable arrangements such as providing slope in the floor of lift lobby shall be made
to prevent water used during firefighting, etc., at any landing from entering the lift
shafts.
l. 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 locations of the stairways. Alternate
source of power supply shall be provided for all the lifts through a manually operated
changeover switch.
m. For Pressurization Specifications of various building components refer NBC Chapter
4 Fire and Life Safety Clause 4.10 Pressurization of Staircases (Protected Escape
Routes)
6.4.5 Basements
a. Basement shall be permitted within the setback lines subject to clearance from local
bodies/departments concerned, Municipal Corporation and Fire Department.
b. 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. Alternatively, a system of air inlets shall be
provided at basement floor level and smoke outlets at basement ceiling level. Inlets and

68
 extracts may be terminated at ground level with stall board or pavement lights as
before, but ducts to convey fresh air to the basement floor level have to be laid. 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.
c. The staircase of basements shall be of enclosed type having fire resistance rating
(Refer Section 12.7.1 of Chapter 12). 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.
d. For travel distance Table 6.2 given below shall be followed. If travel distance
exceeds that given in the table below, additional staircases shall be provided.

Table 6.2 Travel Distance for Occupancy and Type of Construction

S. Group of Maximum Travel Distance Construction
No Occupancy Type 1 &2 Type 3 & 4
i. Residential(A) 30.0 22.5
ii. Educational(B) 30.0 22.5
iii. Institutional 30.0 22.5
iv Assembly(D) 30.0 30.0
v Business(E) 30.0 30.0
vi Mercantile(F) 30.0 30.0
vii Industrial(G) 45.0 Construction type 3 and 4 not
permitted
viii Storage(H) 30.0 Construction type 3 and 4 not
permitted.
ix Hazardous(J) 22.5 Construction type 3 and 4 not
permitted.

Notes:
1. For fully sprinkled building, the travel distance may be increased by 50% of the
values specified above
2. Ramps shall be counted as one of the means of escape wherever permitted in
National Building Code 2005.
e. 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.
f. 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.
g. 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.
h. 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.
i. Mechanical extractors shall have an alternative source of supply.

69
 j. 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.
k. Use of basements for kitchens working on gas fuel shall not be permitted, unless air
conditioned. The basement shall not be permitted below the ward block of a
hospital/nursing home unless it is fully sprinkled. 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 (Refer Section 11.7.1 of Chapter 12) or shall
be separated with the blast wall.
l. If cutouts are provided from basements to the upper floors or to the atmospheres, 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.
m. 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 30 m apart. Care shall be taken
to ensure that the construction of the drain pipe does not allow spread fire / smoke
from floor to floor.
6.4.6 Compartmentation
The building shall be suitably compartmentalized so that fire/smoke remains confined to
the area where fire incident has occurred and does not spread to the remaining part of the
building. Compartmentation and Pressurization method shall be adopted (as per caluse
4.10 of Part 4 of NBC, 2005) to protect escape routes against ingress of smoke, or toxic
gases into the escape routes will be prevented. Pressurization shall be adopted for high
rise buildings and building having mixed occupancy/multiplexes having covered area
more than 500 m2.
6.4.7 Ramps
a. The ramp to basement and parking floors shall not be less than 7.2m wide for two way
traffic and 4 m wide for one way traffic, provided with Gradient of 1:10 for cars and
1:15 for heavy vehicles. At curved portions of the ramp or for circular ramps the slope
should not be more than 1:12.
b. Ramp may also be provided in setback area which can be sloped considering
unhindered movement of fire Engine and in no case the gradient shall be less than1:
10.
c. All structural design/safety aspects as per latest BIS Codes & NBC, 2005 shall be
complied along with consideration of weight of Fire Engine & its maneuverings.
d. The minimum width of the ramps in hospitals shall be 2.4 m for stretcher and not for
vehicular movement
e. In this case Handrails shall be provided on both sides of the ramp.
f. Ramps shall lead directly to outside open space at ground level or courtyards or safe
place.
6.4.8 Corridors
a. Exit corridors and passageways shall be of width not less than the aggregate required
width of exit doorways leading from them in the direction of travel to the exterior.
b. The minimum width of a corridor in a residential building shall be 1.0 m for single
loaded and 1.8 m for double loaded and in all other buildings shall be 1.5m.
c. Where stairways discharge through corridors and passageways, the height of corridors
and passageways shall be not less than 2.4 m.
d. All means of exit including staircases lifts lobbies and corridors shall be ventilated.
6.4.9 Glass Facade/ Service Ducts/Shafts/ Refuge Area/ Vents
a. An Opening to the glass façade of min. width 1.5 m and height 1.5m shall be provided
at every floor at a level of 1.2 m from the flooring facing compulsory open space as
well as on road side. Construction that complies with the fire rating of the horizontal

70
 segregation and has any gap packed with a non-combustible material to withstand
thermal expansion and structural movement of the walling without the loss of seal
against fire and smoke.
b. Mechanism of Opening: The open able glass panel shall be either left or right shall
have manual opening mechanism from inside as well as outside. Such open able
panels shall be marked conspicuously so as to easily identify the open able panel from
outside.
c. Fire seal to be provided at every floor level between the external glazing and building
structure.
d. The glazing used for the façade shall be of toughened (tempered) safety glass as per
I.S.2553.
e. To avoid fire propagation vertically from one floor to another floor, a continuous glass
I must be separated internally by a smoke/ fire seal which is of noncombustible
material having a fire resistance rating of not less than 2 hours.
f. Service ducts and shafts shall be enclosed by walls and doors with fire resistance rating
(Refer Section 11.7.1 of Chapter 12). All such ducts/shafts shall be properly sealed
and stopped fire ingress at all floor levels.
g. A vent opening at the top of the service shaft shall be provided having an area between
one- fourth and one-half of the area of the shaft.
h. The open able vent of minimum 2.5% of the floor area shall be provided. The openable
vent can be pop out type or bottom hinged provided with fusible link opening
mechanism and shall also be integrated with automatic Smoke Detection System.
or
i) Alternate vertical glass panels of the façade shall be open able type with the
mechanism mentioned above in order to ventilate the smoke.
ii) Refuge areas covered with the glass façade shall have all the panels fully open able
(either left or right hinged) both from inside as well as outside. Glass quality and
Practice of use of Glass in buildings shall have to be in conformity with the BIS codes
as given in Table 6.3 below:

Table 6.3 Glass quality and Use of glass in buildings

IS Code Specifications
2553 (Part 1):1990 Specification for safety glass: Part 1 General purpose (third revision)
2835:1987 Specification for flat transparent sheet glass (third revision)
438:1994 Specification for silvered glass mirrors for general purposes (second
revision)
5437:1994 Specification for figured rolled and wired glass (first revision).
14900:2000 Specification for transparent float glass.
16231 Part 1 General methodology for selection
16231 Part 2 Energy and Light
16231 Part 3 Fire and Loading
16231 Part 4 Safety related to Human Impact
6.5 Building Services
6.5.1 Staircase and Corridor Lighting
a. The staircase and corridor lighting shall be on separate service and shall be independently
connected so as it could be operated by one switch installation on the ground floor, easily
accessible to firefighting staff at any time irrespective of the position of the individuate
control of the light points, if any.
b. Staircase and corridor lighting shall also be connected to alternate supply from parallel high-
tension supply or to the supply from the stand-by generator.
c. Emergency lights shall be provided in staircase and corridor/ passageway, horizontal exits,
refuge area; and all wires and other accessories used for emergency light shall have fire
retardant property.

71
6.5.2 Electrical Services
a. The electric distribution cables/wiring shall be laid in separate duct the duct shall be sealed at
every floor with non-combustible materials 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 cables, intercom cables, gas pipes or any other service line shall not be
laid in the duct for electric cables. Use of bus ducts/solid rising mains instead of cables is
preferred.
c. The provision of dedicated telecommunication ducts for all new building proposals is
mandatory for conveyance of telecommunication and other data cables.
d. Separate circuits for water pumps lifts, staircases and corridor lighting and blowers for
pressurizing system shall be provided directly from the main switchgear panel (for detailed
specifications refer NBC 2005, chapter 4 Fire and Life Safety).
6.5.3 Alternate Source of Electric Supply
A stand-by electric generator shall be installed to supply power to staircase and corridor lighting
circuits, fire lifts, the stand-by fire pumps, pressurization fans and blowers, smoke extraction and
damper 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 stand-
by pump is driven by diesel engine, the generator supply need not be connected to the stand-by
pump.
6.5.4 Air-conditioning
Air-conditioning shall conform to the following:
a. Escape routes like staircases, common corridors, lift lobbies, etc. shall not be used as return air
passage.
b. The ducting shall be constructed of substantial gauge metal in accordance with good practice.
c. Wherever the ducts pass through fire walls or floors, the opening around the ducts shall be
sealed with materials having fire resistance rating of the compartment.
d. Where duct crosses a compartment which is fire rated, the ducts shall be fire rated for same
fire rating. Further depending on services passing around the duct work, which may get
affected in case of fire temperature rising, the ducts shall be insulated.
e. Metallic ducts shall be used even for the return air instead of space above the false ceiling.
f. Where plenum is used for return air passage, ceiling and its fixtures shall be of noncombustible
material.
g. The materials used for insulating the duct system (inside or outside) shall be of
noncombustible material; glass wool shall not be wrapped or secured by any material of
combustible nature.
h. Air ducts serving main floor areas, corridors, etc. shall not pass through the staircase
enclosure.
i. The air-handling units shall be separate for each floor and air ducts for every floor shall be
separated and in no way inter-connected with the ducting of any other floor.
j. If the air-handling unit serves more than one floor, the recommendations given above shall be
compiled with in addition to the conditions given below:
i. Proper arrangements by way of automatic fire dampers working on smoke detector / or fusible
link for isolating all ducting at every floor from the main riser shall be made.
ii. When the automatic fire alarm operates, the respective air-handling units of the air-
conditioning system shall automatically be switched off.
iii. The vertical shaft for treated fresh air shall be of masonry construction.
iv. The air filters of the air-handling units shall be of non-combustible materials or fire rated .
v. The air-handling unit room shall not be used for storage of any combustible materials.
vi. Inspection panels shall be provided in the main trunking to facilitate the cleaning of ducts of
accumulated dust and to obtain access for maintenance of fire dampers.
vii. No combustible material shall be fixed nearer than 150 mm to any duct unless such duct is
properly enclosed and protected with non-combustible material (glass wool or spyglass with

72
 neoprene facing enclosed and wrapped with aluminum sheeting) at least 3.2 mm thick and
which would not readily conduct heat.
6.5.5 Transformers
a. If transformers are housed in the building below the ground level it shall be necessarily in the
first basement in separate fire resistance room of 4 hours rating. Transformer shall be dry type
and shall be kept in an enclosure with walls, doors and cut-outs having fire resistance rating of
4 hour. The room shall necessarily be at the periphery of the basement having separate and
direct access from open area at ground floor through a fire escape staircase. The entrance to the
room shall be provided with a steel door of 2 hours fire rating. A curb of a suitable height shall
be provided at the entrance in order to prevent the flow of oil from ruptured, transformer into
other parts of the basement. The switchgears shall be housed in a separate room separated from
the transformer bays by a fire-resisting wall with fire resistance not less than 4 hours.
b. The transformer shall be protected by an automatic foam sprinkler system. When housed at
ground floor level it/they shall be cut-off from the other portion of premises by Fire Resisting
Walls of 4 hours rating.
c. A tank of RCC construction of adequate capacity shall be provided at lower basement level, to
collect the oil from the catch pit in case of emergency. The pipe connecting the catch-pit to the
tank shall be of non-combustible construction and shall be provided with a flame-arrester.
d. The electric sub-station shall be located in a separate building in accordance to I.E. Rules 68(I)
and 64(I) (a).
e. If this is not possible due to site conditions, the sub-station shall be located on the ground
floor. As far as possible sub-station shall not be installed in a basement, for such situations
special provisions like mechanical ventilation, wherever required, cable ducting, cable trays,
top/bottom entry of HV/LV cable, hooks on Transformer(s) & HV panels, adequate fire
detection and fire fighting arrangement, adequate drainage, effective measures to prevent
flooding etc. shall be provided. Adequate precautions shall also be taken for water proofing to
prevent seepage of water. A ramp shall also be provided with a slope, not steeper than 1 in 7,
for easy movement of equipments to and from sub-station.
f. Fire regulations – The installations shall be carried out in conformity with the local regulations
and rules there under wherever they are in force. At other places NBC guidelines shall be
followed.
6.5.6 Gas supply
a. Town Gas / L.P. Gas Supply Pipes – Where gas pipes are run in buildings, the same shall be
run in separate shafts exclusively for this purpose and these shall be on external walls, away
from the staircases. There shall be no interconnection of this shaft with the rest of the floors.
b. LPG distribution pipes shall always be below the false ceiling. The length of these pipes shall
be as short as possible. In the case of kitchen cooking range area, apart from providing hood,
covering the entire cooking range, the exhaust system should be designed to take care of 30
cu.m per minute per sq.m of hood protected area. It should have grease filters using metallic
grill to trip oil vapors escaping into the fume hood.
Note: For detailed information on gas pipe installations, reference may be made to Para.9
‘Plumbing Services, Section 3 Gas Supply’, of National Building Code of India.
c. For large/commercial kitchens all wiring in fume hoods shall be of fiberglass insulation.
Thermal detectors shall be installed into fume hoods of large kitchens for hotels, hospitals and
similar areas located in high rise buildings. Arrangements shall be made for automatic
tripping of the exhaust fan in case of fire.
d. If LPG is used, the same shall be shut off. The voltage shall be of 24 V or 100 V DC operated
with the external rectifier. The valve shall be of the hand re-set type and shall be located in an
area segregated from cooking ranges. Valves shall be easily accessible. The hood shall have
manual facility for steam or carbon dioxide gas injection, depending on duty condition; and
Gas meters shall be housed in a suitably constructed metal cupboard located in a well-
ventilated space, keeping in view the fact that LPG is heavier than air and town gas is lighter
than air.

73
6.5.7 Boiler Room
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 be allowed in the first basements 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 pit shall be provided at the low
level. Entry to this room may be provided with a composite door of two hour fire resistance.
c. The boiler room shall be provided with fresh air inlets and smoke exhausts directly to the
atmosphere.
d. Foam inlets shall be provided on the external walls of the building at the ground floor level to
enable the fire services to use foam in case of fire.
e. The furnace oil tank for the boiler, if located in the adjoining room shall be separated by fire
resisting wall of 4 hour rating. Entry to this room shall be provided with a composite door of 2
hour fire resistance. A curb of suitable height shall be provided at the entrance in order to
prevent the flow of oil into the boiler room in case of tank rupture.
6.5.8 Disaster Management / Fire Safety
Refer Chapter 12 of this document.
6.5.9 Sustainable Environment and Buildings
Refer Chapter 11 of this document.
6.5.10 General
a. Architectural elements such as louvers, pergolas, other sunshine materials should be free from
FAR.
b. Any architectural roof top structures would also be permitted out of FAR if not used for
habitable or commercial purposes.
c. Building elements such as sky bridges and landscape terraces which are meant for community
purposes only shall be permitted free of FAR
d. Services can be permitted on roofs with adequate screening for the same.
e. Service floors with ceiling height up to 2.1 m shall not be counted in FAR. Service area on
habitable floors may be considered free from FAR.
f. Atrium/ Atria at any floor will be counted only once in the FAR. Atrium may be enclosed by
light roofing or R.C.C as per development control norms .
g. Scissor staircase would be permitted provided all travel distance and fire norms are adhered to.
h. Stilts in high-rise will not be restricted to height of 2.4m as long as it is used for parking.
i. Multilevel car parking with car lifts would be permitted with adequate fire safety.

6.5.11 Structural Safety

As per provisions made for Structural Safety in Chapter 7.

74
 CHAPTER-VII
PROVISIONS FOR STRUCTURAL SAFETY

7.1 Structural design and safety

For any building under the jurisdiction of these regulations structural design/retrofitting shall
only be carried out by a Structural Engineer on Record (SER) or Structural Design Agency on
Record (SDAR). Proof checking of various designs/reports shall be carried out by competent
Municipal Corporation/Council/ Nagar Panchayat as per Table 7.1 wherever applicable.
7.1.1 Additional provisions in building regulations/ bye-laws for natural hazard prone
areas
Generally, the structural design of foundations, elements of masonry, timber, plain concrete,
reinforced concrete, pre-stressed concrete and structural steel shall conform to the provisions
of Part 6: Structural D–sign -
Section– 1 Loads, Forces and Effects
Section– 2 Soils and Foundations,
Section– 3 Timber and Bamboo,
Section– 4 Masonry,
Section– 5 Concrete &
Section– 6 Steel
Section– 7 Prefabrication Systems, Building and Mixed /Composite Construction of
National Building Code of India (NBC), taking into consideration the Indian Standards as
given below:
For General Structural Safety
1) IS: 456:2000 “Code of Practice for Plain and Reinforced Concrete.
2) IS: 800-2007 “Code of Practice for General Construction in Steel.
3) IS: 801-1975 “Code of Practice for Use of Cold Formal Light Gauge Steel Structural
Members in General Building Construction.
4) IS 875 (Part 2):1987 Design loads (other than earthquake) for buildings and structures Part2
Imposed Loads. (Reference to Table 4.1- “Occupant Load” may be considered for design
load)
5) IS 875 (Part 3):1987 Design loads (other than earthquake) for buildings and structures Part 3
Wind Loads.
6) IS 875 (Part 4):1987 Design loads (other than earthquake) for buildings and structures Part 4
Snow Loads.
7) IS 875 (Part 5):1987 Design loads (other than earthquake) for buildings and structures Part 5
special loads and load combination.
8) IS: 883:1994 “Code of Practice for Design of Structural Timber in Building.
9) IS: 1904:1986 (R 2005) “Code of Practice for Structural Safety of Buildings: Foundation”
10) IS 1905:1987 “Code of Practice for Structural Safety of Buildings: Masonry Walls.
11) IS 2911(Part 1): Section 1: 2010 “Code of Practice for Design and
Construction of Pile Foundation Section 1
Part 1: Section 2 Bored Cast-in-situ Piles
Part 1: Section 3 Driven Precast Concrete Piles
Part 1: Section 4 Bored Precast Concrete Piles
Part 2: Timber Piles
Part 3: Under Reamed Piles
Part 4: Load Test on Piles
For Cyclone/Wind Storm Protection
12) IS 875 (3):1987 "Code of Practice for Design Loads (other than Earthquake) for Buildings
and Structures, Part 3, Wind Loads"
13) Guidelines (Based on IS 875 (3)-1987) for improving the Cyclonic Resistance of Low rise
houses and other building.

75
For Earthquake Protection
14) IS: 1893 (Part 1)-2002 "Criteria for Earthquake Resistant Design of Structures (Fifth
Revision)"
15) IS:13920-1993 "Ductile Detailing of Reinforced Concrete Structures subjected to Seismic
Forces - Code of Practice"
16) IS:4326-2013 "Earthquake Resistant Design and Construction of Buildings - Code of
Practice (Second Revision)"
17) IS:13828-1993 "Improving Earthquake Resistance of Low Strength Masonry Buildings -
Guidelines"
18) IS:13827:1993 "Improving Earthquake Resistance of Earthen Buildings- Guidelines"
19) IS:13935-2009 "Seismic Evaluation, Repair and Seismic Strengthening of Buildings -
Guidelines”
For Protection of Landslide Hazard
20) IS 14458 (Part 1): 1998 Guidelines for retaining wall for hill area: Part 1 Selection of type of
wall.
21) IS 14458 (Part 2): 1997 Guidelines for retaining wall for hill area: Part 2 Design of
retaining/breast walls
22) IS 14458 (Part 3): 1998 Guidelines for retaining wall for hill area: Part 3 Construction of dry
stone walls
23) IS 14496 (Part 2): 1998 Guidelines for preparation of landslide – Hazard zonation maps in
mountainous terrains: Part 2 Macro-zonation.
Note: Whenever an Indian Standard including those referred in the National Building Code or
the National Building Code is referred, the latest revision of the same shall be followed except
specific criteria, if any, mentioned above against that code.

7.1.2 Structural Design Basis Report (SDBR)

In compliance of the design with the above Indian Standard, the Structural Engineer on Record
will submit a structural design basis report in the Proforma attached herewith covering the
essential safety requirements specified in the Standard. The “Structural Design Basis Report
(SDBR)”consists of four parts (FormNo.6, MHA Expert Committee Report)
Part 1: General Information/ Data
Part 2: Load Bearing Masonry Buildings
Part 3: Reinforced Concrete Buildings
Part 4: Steel Buildings
i) Drawings and Documents to be submitted for approval of appropriate authorities shall include
SDBR as detailed bow:
Part 1: Completed
Part 2: (if applicable) – completed
Part 3: (if applicable) – undertaking that completed Part 3 will be submitted before
commencement of construction.
Part 4: (if applicable) – undertaking that completed Part 4 will be submitted before
commencement of construction.
ii) SDBR as detailed below shall be submitted to the appropriate Municipal
Corporation/Council/Committee/Nagar Panchayat as soon as design of foundation is completed,
but not later than one month prior to commencement of construction.
Part 1: Completed
Part-2, Part-3 or Part-4: (if applicable) Completed

7.1.3 Seismic strengthening/retrofitting

Prior to seismic strengthening/retrofitting of any existing structure, evaluation of the existing
structure as regards structural vulnerability in the specified wind/seismic hazard zone shall be
carried out by a RSE/RSDA. If as per the evaluation of the RSE/RSDA the seismic resistance is
assessed to be less than the specified minimum seismic resistance as given in the note below,

76
action will be initiated to carry out the upgrading of the seismic resistance of the building as per
applicable standard guidelines.
Note:
1. For masonry buildings reference shall be made to IS 4326 and IS 13935
2. For concrete buildings and structures reference shall be made to IS15988: 2013 Seismic
evaluation and strengthening of existing RCC buildings.

7.1.4 Buildings with Soft Storey

In case buildings with a flexible storeys, such as the ground storey consisting of open spaces for
parking that is “Stilt buildings” or any other storey with open halls, special arrangements are to
be made to increase the lateral strength and stiffness of the soft/open storey such as Steel bracing
/ Shear walls / Brick infills between columns. Dynamic analysis of building is to be carried out
including the strength and stiffness effects of infills and inelastic deformations in the members,
particularly, those in the soft storey, and the structural members are to be designed accordingly.
Alternatively, the following design criteria are to be adopted after carrying out the
earthquake analysis, neglecting the effect of infill walls in other storeys:
a. The columns and beams of the soft storey shall be designed for 2.5 times the storey shears and
moments, calculated under seismic loads specified in the other relevant clauses; or,
b. Besides the columns designed and detailed for the calculated storey shears and moments, shear
walls shall be placed symmetrically in both directions of the building as far away from the
centre of the building as feasible; to be designed exclusively for 1.5 times the lateral storey
shear force calculated as before. For details of design and provisions, IS 1893, Part 1 shall be
referred.

7.1.5 Review of structural design

i) The Competent Municipal Corporation/Council/Committee/Nagar Panchayat shall create a
Structural Design Review Panel (SDRP) consisting of senior SER’s and SDAR’s whose task
will be to review and certify the design prepared by SER or SDAR whenever referred by the
competent Municipal Corporation/Council/Committee/nagar panchayat.
ii) The Reviewing Agency shall submit addendum to the certificate or a new certificate in case of
subsequent changes in structural design.
iii) Table-7.1 gives requirements of SDRP for different seismic zones namely III, IV and V and
for structures of different complexities.
iv) In seismic Zone II, buildings & structures greater than 40m in height will require proof
checking by SDRP as per detail at Sl. no.3 of Table 7.1

Table 7.1 Proof Checking Requirements for Structural Design

S.No. Type of Structure Submission from SER or To be Proof Checked
SDAR
1 Load Bearing Buildings upto SDBR* Not to be checked
three storeys
2 Buildings upto seven storeys SDBR To be checked
(R.C.C/Steel framed structure)
Preliminary design To be checked
3 Building greater than seven storeys SDBR To be checked
(R.C.C/Steel framed structure) Preliminary design To be checked
Detailed structural design To be checked
and structural drawings
4 Special Structures SDBR To be checked
Preliminary design To be checked
Detailed structural design To be checked
and structural drawings

* SDBR – Structural Design Basis Report

77
Notes:
1. Table 4.1 may be referred for Occupant Load/Live load for different building types.
2. At the preliminary proposal stage of a project, the objective is to undertake feasibility
study/comparison of a number of possible alternatives of structural schemes and determine
the most cost effective one, detailed structural calculations are not necessary for each
alternative scheme. However, it is necessary to determine the member sizes and reinforcement
content in order to determine the cost. By making conservative assumptions it is possible to
derive simplified calculations for both analysis and design. This is called “Preliminary or
approximate analysis, and design”. After the most cost effective scheme is selected and
signed-off by the Client, the detailed calculations are performed on the selected scheme to
determine the precise structural members and composition (size, dimension and stress
behavior), and this is called the “Detailed structural design”. In the aforesaid, the design of
structural members is typically assumed to account for all the stress loads identified from
section xx to be applicable in the given project.
3. Special structure means large span structures such as stadium, assembly halls, or tall
structures such as water tanks, TV tower, chimney, etc.
It will be seen from the Table 7.1 above that there is a wide range of structure typology, and the
requirement by the Competent Municipal Corporation/Council/ Nagar Panchayat for third party
verification will depend on the type of structure.

7.1.6 Certification regarding structural safety in design

Structural Engineer on Record (SER) or Structural Design Agency on Record (SDAR) shall give
a certificate of structural safety of design as per proforma given in Form-3 and Form 14 (of the
MHA Expert Committee Report) at the time of completion.
7.1.7 Constructional safety
7.1.7.1 Supervision
All construction except load bearing buildings up to 3 storeys shall be carried out under
supervision of the Construction Engineer on Record (CER) or Construction Management
Agency on Record (CMAR) for various seismic zones.
7.1.7.2 Certification of structural safety in construction
CER/ CMAR shall give a certificate of structural safety of construction as per proforma given in
Form-13 (of the MHA Expert Committee Report) at the time of completion.

7.1.8 Quality control and inspection

All material and workmanship shall be of good quality conforming generally to accepted
standards of Public Works Department and Indian standard specification and codes as included
in Part-V Building Materials and Part-VII Construction practices and safety of National Building
Code of India.

7.1.8.1 Inspection
All the construction for high-rise buildings higher than seven storeys, public buildings and
special structures shall be carried out under quality inspection program prepared and
implemented under the Quality Auditor on Record (QAR) or Quality Auditor Agency on Record
(QAAR) in seismic zones IV & V.

7.1.8.2 Certification of safety in quality of construction

Quality Auditor on Record (QAR) or Quality Auditor Agency on Record (QAAR) shall give a
certificate of quality control as per proforma given in Form-15. Quality Inspection Programme to
be carried on the site shall be worked out by QAR/ QAAR in consultation with the owner,
builder, CER / CMAR.
Note: Sections 7.1.7 and 7.1.8 shall not be applicable for Government buildings that are
designed and constructed under the supervision of in-house architects/engineers.

78
7.1.9 Control of signage & outdoor display structures, cellphone towers and telephone
towers.
Following provisions shall apply for telecommunication infrastructurea) Location: The
Telecommunication Infrastructure shall be either placed on the building roof tops or on the
ground or open space within the premises subject to other regulations.
b) Type of structure
i) Steel fabricated tower or antennae’s on M.S. pole.
ii) Pre-fabricated shelters of fibre glass or P.V.C. on the building roof top / terrace for equipment.
iii) Masonry Structure/ Shelter on the ground for equipment.
iv) D.G. Set with sound proof cover to reduce the noise level.
c) Requirement:
i) Every applicant has to obtain/ procure the necessary permission from the “Standing Advisory
Committee on Radio Frequency Allocation” (SACFA) issued by Ministry of
Telecommunications.
ii) Every applicant will have to produce the structural safety & stability certificate for the tower
as well as the building from the Structural Engineer on Record (SER) which shall be the
liability of both owner and SER.
iii) Applicant has to produce / submit plans of structure to be erected.
d) Projection: No Pager and/or Telephone Tower shall project beyond the existing building line
of the building on which it is erected in any direction.

7.2 Structural requirements of low income housing

Notwithstanding anything contained herein, for the structural safety and services for
development of low income housing, the relevant provisions of applicable IS:8888 Part 1 shall
be enforced along with Annex C of Part 3 NBC, 2005.

7.3 Inspection
The general requirement for inspection of the development shall also include the following
regulation.

7.3.1 General Requirements

The building unit intended to be developed shall be in conformity with Regulation on
requirement of site. Generally all development work for which permission is required shall be
subject to inspection by the Competent Municipal Corporation/Council/Nagar Panchayat as
deemed fit. The applicant shall keep a board at site of development mentioning the survey No,
city survey No, Block No, Final Plot No., Sub plot No., etc. name of owner and name of
Architect on Record, Engineer on Record, Developer, Structural Engineer on Record,
Construction Engineer on Record.

7.3.2 Record of Construction Progress

a) Stages for recording progress certificate and checking:-
i) Plinth, in case of basement before the casting of basement slab.
ii) First storey.
iii) Middle storey in case of High-rise building.
iv) Last storey.
b) At each of the above stages, the Owner / Developer / Builder shall submit to the designated
officer of the Competent Municipal Corporation/Council/Nagar Panchayat a progress
certificate in the given formats (Form No. 7-10, of the MHA Expert Committee Report). This
progress certificate shall be signed by the Construction Engineer on Record.
c) The progress certificate shall not be necessary in the following cases:
i) Alteration in Building not involving the structural part of the building.
ii) Extension of existing residential building on the ground floor upto maximum 15 sq mt. in
area.
d) Completion Report

79
i) It shall be incumbent on every applicant whose plans have been approved, to submit a
completion report in Form No.11 (of the MHA Expert Committee Report)
ii) It shall also be incumbent on every person / agency who is engaged under this Development
Control Regulations to supervise the erection or reerection of the building, to submit the
completion report in Form No.12 and 13 (of the MHA Expert Committee Report) prescribed
under these Development Control Regulations.
iii) No completion report shall be accepted unless completion plan is approved by the Competent
Municipal Corporation/Council/Committee/nagar panchayat.
e) The final inspection of the work shall be made by the concerned Competent Municipal
Corporation/Council/Committee/Nagar Panchayat within 21 days from the date of receipt of
notice of completion report.

7.3.3 Permission for Building Occupancy and Certification

The Municipal Corporation/Council/Nagar Panchayat issuing occupancy certificate before doing
so shall ensure that following are compiled from consideration of safety against natural hazard:
i) Certificate of lift Inspector has been procured & submitted by the owner, regarding satisfactory
erection of Lift.
ii) The Certificate of Competent Municipal Corporation/Council/Nagar Panchayat and or fire
department for completion and or fire requirements as provided in these regulations has been
procured and submitted by the owner.
iii) If any project consists of more than one detached or semi detached building/buildings in a
building unit and any building / buildings thereof is completed as per provisions of D.C.R.
(Such as Parking, Common Plots, Internal Roads, Height of the Building, Infrastructure
facilities, lift and fire safety measures), the competent Municipal Corporation/Council/Nagar
Panchayat may issue completion certificate for such one detached or semi detached building /
buildings in a building unit.
iv) The occupancy certificate shall not be issued unless the information is supplied by the Owner
and the Architect on Record/ Engineer on Record concerned in the schedule as prescribed by
the Competent Municipal Corporation/Council/Nagar Panchayat from time to time.

7.3.4 Maintenance of Buildings

In case of building older than fifty years, it shall be the duty of the owner of a building, to get his
building inspected by a Registered Structural Engineer (RSE) within a year from the date of
coming into force of these regulations. The Structural Inspection Report (Form No.16, of the
MHA Expert Committee Report) shall be produced by the Owner to the Appropriate Municipal
Corporation/Council/Nagar panchayat. If any action, for ensuring the structural safety and
stability of the building is to be taken, as recommended by SER, it shall be completed within five
years. For other buildings, the owner shall get his building inspected after the age of building has
crossed forty years. The procedure shall be followed as per above regulation.

7.3.5 Protective Measures in Natural Hazard Prone areas

In natural hazard prone areas identified under the land use zoning regulations, structures
buildings and installations which cannot be avoided, protective measures for such
construction/development should be properly safeguarded based on the suggestion given in the
Report of the MHA Expert Committee - Volume I.

7.3.6 Registration of Professionals

Presently, the legislation for the profession of architecture is applicable in the country in the form
of Architects Act 1972, an Act of the Parliament of India. Accordingly, the qualifications,
competence and service conditions followed in the profession of architecture are in accordance
with the provisions of the said Act and the rules made there under. For other professions and
professionals like engineers, structural engineers, landscape architects, urban designers, building
supervisors, electrical engineers, developers/promoters there is no legislative frame
available/applicable. Therefore, for appropriate qualifications, competence and responsibilities of

80
professional involved in different types of development proposals shall be applicable as per
building bye-laws.

7.3.7 Professional fees for SER/SDAR and CER/CMAR

Selection of professionals and determination of professional charges shall be done by the
Municipal Corporation/Council/Nagar panchayat, considering the following:
i) Structural safety of a building is the responsibility of the “SER/SDAR” for proper design and
the “CER/CMAR” for proper construction, therefore it is imperative that selection and
appointment of these professionals is made after verification of their antecedents.
ii) The fees to be paid to SER/SDAR for structural design may be specified keeping in view the
size and complexity of the project.
iii) Similarly, fees for construction management to CER/CMAR may be specified keeping in
view the size and complexity of the project and the duration for which construction
management services have to be provided on the basis of the total cost of the project.
iv) Proof checking: Fees for Proof checking where carried out may vary based on the cost of the
structural items enumerated in (ii) above.

7.3.8 Appointment of Professionals

The Owner/Developer shall appoint Town Planner on Record (TPR), Architect on Record (AR),
Engineer on Record (ER), Structural Engineer on Record (SER), Structural Design Agency on
Record (SDAR), Geotechnical Engineer on Record (GER), Construction Engineer on Record
(CER), (CMAR), and Quality Auditor on Record (QAR) and Quality Audit Agency on Record
(QAAR) as required. Details of qualification and requirement of registration shall be as per bye-
laws. Proper written agreement(s), in standard format(s), shall be entered upon with such
professional(s) engaged.

7.4 Alternative Materials, Methods of Design and Construction and Tests

The provision of the Bye-Laws are not intended to prevent the use of any material or method of
design or construction not specifically prescribed by the bye-law provided any such alternative
has been approved. The building materials approved by B.I.S. or any statutory body will form
part of the approved building material and technology as part of the Bye-Laws. The Municipal
Corporation/Council/Nagar Panchayat shall promote and encourage use of Pre fabricated factory
made building components for medium to large scale projects that have significant impact. The
use of ready mix concrete (RMC) shall also be encouraged for in-situ concrete constructions.
Section 11.2.5 may be referred for further aspects of Sustainability and incentivized promotion
of alternative materials, methods in construction.

81
 CHAPTER-VIII
SPECIAL REQUIREMENTS FOR OCCUPANCY/LAND DEVELOPMENT AND
OTHER

8.1 Industrial Buildings (Factories, Workshops, etc.)

1. 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, godowns 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 Municipal Corporation/Council/ Nagar Panchayat may allow
minimum height up to 3.66 m.
2. Parking space provisions as provided in the bye-laws or in development code of Master
Plan/Development Plan.
3. Requirements of water supply, drainage and sanitary installation shall be as per Chapter-5, but
in no case less than 1 W.C. and one urinal shall be permitted.
4. a) Notwithstanding the provision of exits requirements as per Bye-law No. 12.8 (Chapter-12)
each working room shall be provided with adequate number of exits not less than two in
number.
b) 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.
c) No staircase, lobby corridors or passage shall be less than 1.2 m. in width. In addition to the
requirement in this part, provisions contained in chapter-3 will be followed.
5. There shall be provided at all time for each person employed in any room of factory at least
3.5 sq m. of floor space exclusive to that occupied by the machinery and a breathing space of
at least 15 cum. (Further the provision of part VIII section 1 lighting and ventilation of
National Building code of India shall be followed).
6. 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.

8.2 Educational Building (School/Colleges)

1. No basement or cellar room shall be designed, constructed, altered, converted or used for the
purpose of study or instruction.
2. Every such building, exceeding two storeys in height shall be constructed of fire resisting
material throughout.
3. The minimum size of a cellar room, study room or room used for purposes of instruction shall
be 5.5 m. x 4.5 m. and no part of such room shall be distant more than 7.5 m. 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.
4. 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.
5. Every assembly room, gymnasium shall have a clear height of 3.6 m. except under a girder
which may project 0.6 m. below the required ceiling height. A clear internal height under
balcony or a girder shall not be less than 3.0 m. A minimum room height for classroom in all
schools and other institutions shall not be less than 3.0 m. The minimum head room under
beams shall be 2.75 m.
6. Exit requirements shall conform to bye-law 5.2 (Chapter-5). No door shall be less than 1.2 m.
in width and 2.20 m. in height.

82
7. Requirement of water supply, drainage and sanitary installation shall conform to Chapter-5.
8. A playground shall be provided as per norms.

8.3 Assembly Building (Cinema, Theaters, etc.)

1. 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.
2. Parking spaces wherever not specifically given shall conform to the NBC.
3. Requirements of water supply, drainage and sanitation shall conform to provisions of Chapter
5.
4. Buildings for religious worship shall not be erected on a site, which has not been previously
approved by the Municipal Corporation/Council/Nagar panchayat.

8.4 Petrol filling station

The location of the petrol filling stations and its layout shall be approved by the Municipal
Corporation/Council/Nagar Panchayat in consultation with the Commissioner of the Division
depending upon width of roads and traffic generated location with respect of points of
intersections and nearness to occupancies of educational, assembly, storage and hazardous uses.

8.5 Burial and cremation grounds

The Municipal Corporation/Council/Panchayat shall under the provisions of their
Regulations/Acts, regulate the location and area limits of the burial and cremation grounds,
including cemetery. The Municipal Corporation/Council/Nagar Panchayat shall permit/prohibit
burial and cremation grounds to be located in certain area layouts, after scrutiny of the proposal
with respect to health and well being surrounding neighborhood and shall follow the selection
criteria given below:
a) The proposed development in terms of land use has to be compatible with the ground;
b) Compatible landuses have to be planned with regards to prevailing wind direction and beyond
the prescribed buffer zone.The likely direction of drift in the event of odour has to be
accounted while planning the layout;
c) Adequate land area is to be provided to house furnaces, and for internment of cremated
remains;
d) The site has to have proper accessibility by the local road network.

8.5.1 Buffer Zones

The location of such cremation grounds have to provide for buffer zones from the surrounding
landuse to account for environmental impact of the operation:
i. A buffer zone of the order of 200 mts (depending on the nature of prevailing winds and the
natural topography of the site) between the emission stack and neighbouring residential zone
shall be considered.
ii. In any case any buffer zone shall not be less than 100 mts.
8.6 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 Municipal Corporation/Council/Nagar panchayat.

8.7 Poultry farms (wherever allowed as per Master Plan)

8.7.1 The coverage for poultry farms shall be as allowed in case of farmhouses.
8.7.2 Setback: The setback for farm building from the right of way shall be as under:
Table 8.1 Setback for farm building
Road Front Setback
National Highway (90 m ) 60 m.
Provincial Highway (60 m.) 37 m.
Major Urban Road (30 m.) 22 m.
Village Road (18 m.) 13 m.

83
8.7.3 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.

8.7.4 Farm Shed

a) Shed should be constructed on pillars with walls on two longer sides not higher than 1.2 mt.
b) The remaining height of the farm sheds in respect of two longer sidewalls can be covered with
netting or other similar material.
c) The maximum height of the roof of the farm shed shall not exceed 6.0 m.

8.7.5 Dwelling Units as a Farm House

a) The following norms shall be adopted for construction of dwellings in farmhouses: The
maximum coverage for the dwelling unit shall be as per the provision of the Master Plan /
Zonal Plan.
b) The distance of parts of dwelling units from shed shall be as in Building Bye-Laws 8.7.3.
c) The requirements of parts of dwelling shall be as in Building Bye-Laws 5.2 in Chapter-5.
d) Any other special requirements as specified by the Municipal Corporation/Council/Nagar
panchayat.

8.8 Special buildings not covered

In case of special buildings not covered above, norms will be followed as decided by the
Municipal Corporation/Council/Nagar panchayat.

8.9 Provisions in the public buildings for handicapped persons

The building to be designed for Handicapped persons need special treatment and the provisions
for site planning, building requirements etc.

8.10 Rules for development of land

8.10.1 The provisions of Master Plan/Development Plan and norms formulated by Municipal
Corporation/Council/Nagar panchayat shall apply regarding sub-division of a large parcel of land
into plots, open areas, roads, spaces for services and community facilities.
8.10.2 Regulations for Low Income Housing. The norms specified for Low-income housing as
per NBC, 2005 shall apply unless other specified.

8.11 Penal action for violation of Master Plan/Zonal plan regulation/bye- laws
8.11.1 The Municipal Corporation/Council/Nagar Panchayat under the provisions of their
respective Acts shall take action for violation of Master Plan/Zonal Plan/regulations. The
Municipal Corporation/Council/Nagar Panchayat may take penal action under respective Acts,
which may include stopping of construction activity, demolition/ alteration and levying of
penalties as per instructions of the Govt..
8.11.2 The Municipal Corporation/Council/Nagar Panchayat may also take action as provided
under Building Bye-Laws.
8.11.3 In addition, action for discontinuance of services in building may also be taken.
8.12 Signs and outdoor display structures
No advertising signs (including hoarding) on buildings or on land shall be displayed without the
prior approval of the Municipal Corporation/Council/Nagar panchayat and shall be subject to the
Outdoor Advertisement Policy of the Government. The standards specified in part X Signs and
outdoor display structures of National Building Code of India published by Indian Standards
Institution shall be applicable.

84
 CHAPTER-IX
PROVISIONS FOR DIFFERNTLY-ABLED, ELDERLY AND CHILDREN

9.1 Applicability
These regulations shall be applicable to all buildings and facilities used by the public such as
educational, institutional, assembly, commercial, business, mercantile buildings and group
housing constructed on plots having an area of more than 2000 sq.m. It shall not apply to private
residential buildings.

9.2 Guidelines and Provisions

Provisions in the following guidelines shall apply:
1. “Guidelines and Space Standards for Barrier Free Built Environment for Disabled and
Elderly Persons”, (1998), Central Public Works Department, GoI 5
2. “Manual on Barrier Free Environment”, (2002), O/o the Chief Commissioner for Persons
with Disabilities, Ministry of Urban Development, GoI.
3. “National Building Code”, (2005), Bureau of Indian Standards,
4. “National Policy for Persons with Disabilities”, (2006), Ministry of Social Justice and
Empowerment, GoI.
5. “Harmonized Guidelines and Space Standards for Barrier Free Built Environment for
Persons with Disabilities and Elderly Persons”, (Draft 2014), Ministry of urban
Development, GoI.

9.3 Types of buildings to adopt barrier free guidelines as notified by the State
Government
9.3.1 Buildings to be designed for Ambulant Disabled People
Higher Secondary School, Conference Hall, Dance Halls, Youth Centers, Youth Clubs,
Sport Centers, Sport Pavilions, Boat Club Houses, Ice Rinks, Bowling Centers, Swimming
Pools, Police Stations, Law Courts, Courts Houses, Sport Stadiums, Theaters, Concert Halls,
Cinemas, Auditoria, Small Offices (the maximum plinth area 1400 sq.mt) Snack Bars, Cafes and
banqueting rooms (for capacity above 50 dinners).
Note:
a. In sport stadiums provisions shall be made for non-ambulant spectators (small wheel chair)
b. @ 1:1000 up to 10,000 spectators and @ 1:2000 for spectators above 10,000.
c. In Theaters, Concert Halls, Cinemas and Auditoria provisions shall be made for non-ambulant
spectators (Small Wheel Chairs) @ 1/250 up to 1000 spectators and 1/500 for spectators
above 1000.
d. http://cpwd.gov.in
e. The finalized Harmonized guidelines published by the Ministry of Urban Development.

9.3.2 Buildings to be designed for Non-Ambulant Disabled People

Schools for differently abled and other buildings along with Botanical Gardens, Religious
Buildings, Elderly 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.

9.3.3 Buildings to be designed for Non-Ambulant People (using small wheel chairs)
Public lavatories in Tourist Sports, Clubs Motels, Professional and Scientific Institution,
Museum, Art Galleries, Public Libraries, Laborites, Universities, College for further Education,
Teachers Training Colleges, Technical College, Exhibition Halls Dentist Surgeries,
Administrative Department of the Hospitals, Service Stations, Car Parking, Buildings Airports
Terminals, Bus Terminals, Factories Employing differently-abled for sedentary works, Large

85
Offices, (with plinth area abode 1400 sq.mt.), Tax Offices, Passport Offices, Pension Offices,
and Labour Offices, Cafes, Banqueting Rooms and Snack Bars (For capacity above 100 dinners).

9.3.4 Site development

Level of the roads, access paths and parking areas shall be described in the plan along with
specification of the materials.

9.3.4.1 Access Path / Walk Way

Access path from plot entry and surface parking to building entrance shall be minimum of 1800
mm wide having even surface without any steps. Slope, if any, shall not have gradient greater
than 5%. Selection of floor material shall be made suitably to attract or to guide visually
impaired persons (limited to coloured floor material whose colour and brightness is
conspicuously different from that of the surrounding floor material or the material that emits
different sound to guide visually impaired persons; hereinafter referred “o as "guiding floor
material". Finishes shall have a non- slip surface with a texture traversable by a wheel chair.
Kerbs wherever provided should blend to a common level.

9.3.4.2 Parking
For parking of vehicles of differently-abled people, the following provisions shall apply:
a) Surface parking for two car spaces shall be provided near entrance for the physically
differently-abled persons with maximum travel distance of 30.0 m. from building entrance.
b) The width of parking bay shall be minimum 3.6 meter.
c) The information stating that the space is reserved for wheel chair users shall be conspicuously
displayed.
d) Guiding floor materials shall be provided or a device, which guides visually impaired persons
with audible signals, or other devices, which serves the same purpose, shall be provided.

9.4 Building requirements

The specified facilities in buildings for differently abled persons shall be as follows:
9.4.1 Approach to plinth level
Every building should have at least one entrance accessible to the differently abled and shall be
indicated by proper signage. This entrance shall be approached through a ramp together with the
stepped entry.
a. Ramped Approach: Ramp shall be finished with non-slip material to enter the building.
Minimum width of ramp shall be 1800mm with maximum gradient 1:12. Length of ramp shall
not exceed 9.0 meter having 800mm high hand rail on both sides extending 300mm beyond
top and bottom of the ramp. Minimum gap from the adjacent wall to the hand rail shall be
50mm.
b. Stepped Approach: For stepped approach size of tread shall not be less than300mm and
maximum riser shall be 150mm. Provision of 800mm high hand rail on both sides of the
stepped approach similar to the ramped approach.
c. Exit/Entrance Door: Minimum & clear opening of the entrance door shall be 900mm and it
shall not be provided with a step that obstructs the passage of a wheel chair user. Threshold
shall not be raised more than 12mm.
d. Entrance Landing: Entrance landing shall be provided adjacent to ramp with the minimum
dimension 1800mm x 2000mm. The entrance landing that adjoins the top end of a slope shall
be provided with floor materials to attract the attention of visually impaired person's (limited
to coloured floor material whose colour and brightness is conspicuously different from that of
the surrounding floor material or the material that emits different sound to guide visually
impaired persons. Finishes shall have a non-slip surface with a texture traversable by a wheel
chair. Kerbs wherever provided should blend to a common level.

86
9.4.2 Corridor connecting the entrance/ exit for the differently abled
The corridor connecting the entrance / exit for differently abled leading directly outdoors to a
place where information concerning the overall use of the specified building can be provided to
visually impaired persons either by a person or by signs, shall be provided as follows:
a) Guiding floor materials' shall be provided or device that emits sound to guide visually
impaired persons.
b) The minimum width shall be 1500mm.
c) In case there is a difference of level, slope ways shall be provided with a slope of 1:12.
d) Handrails shall be provided for ramps/slope ways.

9.5 Stair-ways
One of the stair–ways - near the entrance / exit for the differently abled shall have the following
provisions:
a) The minimum width shall be 1350 mm.
b) Height of the riser shall not be more than 150 mm and width of the tread 300mm. The steps
shall not have abrupt (square) nosing.
c) Maximum number of risers on a flight shall be limited to 12.
d) Handrails shall be provided on both sides and shall extend 300 mm on the top and bottom of
each flight of steps.

9.6 Lifts
Wherever lift is required as per bye-laws, provision of at least one lift shall be made for the
wheel chair user with the following cage dimensions of lift recommended for passenger lift of 13
person’s capacity of NBC 2005, BIS. Section 4.9.3 Table no1-
Desirable Lift size
Clear internal width 1100 mm
Clear internal depth 2000 mm
Entrance door width 900 mm

a) A hand rail not less than 600mm long at 1000mm above floor level shall be fixed adjacent to
the control panel.
b) The lift lobby shall be of an inside measurement of 1800 mm x 2000 mm or more.
c) The time of an automatically closing door should be minimum 5 seconds and the closing
speed should not exceed 0.25 m/ sec.
d) The interior of the cage shall be provided with a device that audibly indicates the floor, the
cage has reached indicates that the door of the cage of entrance/exit is either open or closed.
e) Graphic/Braille signage, as per the Harmonized Guidelines, shall be provided in the lift lobby.

9.7 Toilets
One special W.C. in a set of toilets shall be provided for the use of differently abled with
essential provision of washbasin near the entrance for the differently abled.
a) The minimum size shall be 1500 mm x 1750 mm.
b) Minimum clear opening of the door shall be 900mm and the door shall swing out.
c) Suitable arrangement of vertical/horizontal handrails with 50mm clearance from wall shall be
made in the toilet.
d) The W.C. seat shall be 500mm from the floor.
9.7.1 Provision of W.Cs in buildings without lift:
Provision of special W.C. shall be made on all floors for buildings designed for ambulant
disabled persons. For buildings designed for non-ambulant disabled special W.C. shall be
provided at Ground Floor. Size of W.C. shall depend on the type of wheel chair used by the
disabled.
9.7.2 Provisions of W.Cs in buildings with lift
Provision of Special W.C. shall be made on all floors. Size will depend on the category of
disabled for whom it has been provided.

87
9.7.3 Toilet Details: For Toilets Designed for Ambulant Disabled
a) The minimum size of W.C. shall be 1075 x 1650 mm with a minimum depth of 1450 mm
from entry door 900 mm.
b) Long handrail on the side closer to W.C. with a clear width between the handrails shall be 900
mm and height of handrails shall be 800 mm from floor level.
c) Minimum size of the clear door opening shall be 780 mm.
9.7.4 For Toilets Designed for Non-Ambulant Disabled Small Wheel Chair:
The minimum size of W.C. shall be 1350 x 1500 mm with a minimum depth of 150 mm from
entry door. 900 mm long handrail on the side closer to W.C. shall b provided. To provide
movement space for wheel chair, W.C. seat shall be fixe towards one side to the opposite
adjacent wall. The centerline of W.C. from th 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.
9.7.5 For Toilets Designed for Non-Ambulant Disabled Using Large Wheel Chair:
The minimum size of W.C. shall be 1500 X 1750 mm with a minimum depth of 175 mm for
entry door. 900 mm long handrail on the side wall closer to W.C. shall b provided. To provide
movement space for wheel chair, W.C. seat shall be fixe towards one side of the opposite wall.
The centerline of the W.C. from the adjacen wall shall be 400 mm and a minimum of 1100 mm
from the other wall. Min. size o clear door opening shall be 860 mm.

9.8 Designing for Children

In the buildings meant for the pre-dominant use of the children, it will be necessary to suitably
alter the height of the handrail and other fittings & fixtures etc.
Note: Guiding / Warning Floor Material: The floor material to guide or to warn the visually
impaired persons with a change of colour or material texture and easily distinguishable from the
rest of the surrounding floor materials. The material with different texture gives audible signals
with sensory warning when a person moves on this surface with walking stick. The
guiding/warning floor material is meant to give the directional effect or warn a person at critical
places. It should be provided in the
following areas:
a. The access path to the building and to the parking area.
b. The landing lobby towards the information board, reception, lifts, staircases and
toilets
c. Immediately at the beginning/end of walkway where there is a vehicular traffic.
d. At the location abruptly changing in level or beginning/end of a ramp.
e. Immediately in front of an entrance/exit and the landing.

9.9 Drinking Water:

Suitable provision of drinking water shall be made for the differently abled near the special toilet
provided for them.

9.10 Refuge
An alternative to immediate evacuation of a building via staircases and/ or lifts is the movement
of disabled persons to areas of safety within a building. If possible, they could remain there until
the fire is controlled and extinguished or until rescued by the fire fighters.
a) It is useful to have the provisions of a refuge area, usually at the fire protected stair landing on
each floor that can safely hold one or two wheelchairs.
b) Hand Doorways with clear opening width of 900 mm and regular compliance
c) Have an alarm switch installed between 900 mm and 1200 mm from floor level.

9.11 Proper signage

a) Appropriate identification of specific facilities within a building for the differently abled
persons should be done with proper signals.
b) Visually impaired persons make use of other senses such as hearing and touch to compensate
for the lack of vision, whereas visual signals benefit those with hearing disabilities. Signs

88
 should be designed and located so that they are easily legible by using suitable letter size (not
less than 20 mm high).
c) For visually impaired persons, information board in brail should be installed on the wall at a
suitable height and it should be possible to approach them closely.
d) To ensure safe walking, there should not be any protruding sign which creates obstruction in
walking.
e) Public Address System may also be provided in busy public areas.
f) The symbols/information should be in contrasting colour and properly illuminated because
people with limited vision may be able to differentiate amongst primary colours.
g) International Symbol Mark for wheel chair be installed in a lift, toilet, staircase, parking areas,
etc., that have been provided for the differently abled.

9.12 Public Building regulations

In case of design regulations in Public buildings (excluding domestic buildings), provisions for
differently-abled shall be according to the Annex “D” of Part 3, NBC 2005.

89
 CHAPTER-X
RAINWATER HARVESTING

10.1 The RWH system

The harvesting of rainwater simply involves the collection of water from surfaces on which rain
falls, and subsequently storing this water for use. The rainwater collected can be stored for direct
use or can be recharged into the underground aquifers. In scientific terms water harvesting
(broadly) refers to collection and storage of rainwater from the rooftops. This also restricts
evaporation and seepage into building foundations. All buildings having a plot size of 100 sq.m.
or more, while submitting the building plans for sanction, shall mandatorily include the complete
proposal of rainwater harvesting.

A rainwater harvesting system consists of:

i. Roof catchment
ii. Gutters
iii. Down pipes
iv. Rain water/ Storm water drains
v. Filter Chamber
vi. Storage Tanks/ Pits/ Sumps.
vii. Ground Water recharge structures like pit, trench, tube well or combination of above
structure.
Rainwater Harvesting is a way to capture the rain runoff, store that water above ground or charge
the underground aquifers and use it later. This happens naturally in open rural areas. But in
congested, over-paved metropolitan cities, there is a need to devise methods to capture the rain
water. The rainwater that is incident on the surface/ roof top is guided to bore wells or pits or
new/old/ abandoned wells through small diameter pipes to recharge the underground water
which can be used later whenever required. Rainwater can be harvested to the extent of 55,000
liters per 100sq. meters area per year from rooftops.

10.2 Rainwater harvesting techniques:

There are two main techniques of rain water harvestings.
a. Storage of rainwater on surface for future use.
b. Recharge to ground water.

10.3 Harvesting provisions in various Building categories:

All buildings in a city contribute to the rainwater runoff during the monsoon and hence such
runoff can be harvested for water reuse/recharge. The indicative provisions of rainwater
harvesting in various buildings types are:

Table 10.1 Provisions for Rainwater harvesting by building types

Category / Use Area of Plot Provisions to be made Other conditions
(sq.m.)
Residential Plotted Houses
New Proposals 100 and above Construction of Rain Water Shall have emphasis on
Harvesting both storage and
Structure. reuse.
Group Housing
New Proposals All plot sizes i. Construction of Rain Should indicate the system
Water Harvesting Structure. of Strom Water Drainage,
ii. Concrete paving to be Rain Water Harvesting
avoided and permeable Structure and Recharging
materials are to be used Well.
for all open parking
spaces.
Public and semi public buildings

90
All Proposals All plot sizes i. Shall have Rain Water Shall have emphasis on
Harvesting Structure and both storage and reuse.
storage
ii. Shall have Recharge pits

Commercial / Mixed use

All Proposals All plot sizes i. Construction of Rain Should indicate the system
Water Harvesting Structure. of Strom Water Drainage,
ii. Soft landscape provisions Rain Water Harvesting
and open spaces with Structure and Recharging
Percolation pits. Well Shall have emphasis
iii. Common treatment plant on both storage and reuse.
to be made part of the
integrated development,
funded by sale of
commercial space.
Industrial
All proposals All plot sizes i. Construction of Rain Should indicate the system
Water of Strom Water Drainage,
Harvesting Structure. Rain Water Harvesting
ii. Soft landscape provisions Structure and Recharging
and open spaces with Well.
Percolation pits. Provision should be made
iii. Use of abandoned bore not to inject contaminated
wells for recharging of water into recharge
ground water. structures in industrial areas
iv. Common treatment plant and care is to be taken to
to be made part of the keep such structures away
integrated development from sewer lines, septic
funded by sale of tanks, soak pits, landfill and
commercial space. other sources of
contamination.
Other proposals All plot sizes Similar as above Similar as above

Note: The number of recharge bores to be provided in different plot sizes shall be accordance to
Sl No 2 of Table Nos. 15.1 - 15.3 of Chapter 15.

10.4 Rain Water Harvesting Provisions for Open spaces in cities

The open spaces/recreational land use generally constitute regional parks, district parks,
play ground and stadium, sports complex, monument zones, public parking, Plaza and other
public open space. This may be as high as 30% to 50% of the city’s geographic area. All such
public open spaces above the size of 500 sq.m. shall have arrangements for complete utilization
and capture of storm water with scientific rain water harvesting arrangements.
Following ideas may also be included:
i. Well cum Channel cum Percolation pits.
ii. Use of abandoned bore wells for recharging of ground water
iii. Artificial or natural Storage of storm water runoff from larger sites.

10.5 Ground Water Recharge

Recharging of ground water should be made mandatory not only for residential buildings but for
all types of buildings, including Group Housing Societies having a plot area more than 500 sq.m.
and above. The Ground Water Recharge should also be mandatory for open spaces like parks,
parking, plazas and playgrounds. The harvesting and recharge structures could be constructed by

91
the Municipal Corporation/Council/Nagar Panchayat with the involvement of community based
organizations like Resident Welfare Associations.

10.6 Enforcement and Monitoring

a. The Municipal Corporation/Council/Nagar Panchayat shall constitute a Rainwater
Harvesting Cell which will be responsible for enforcement and monitoring of the provisions of
Rainwater Harvesting. The cell shall employ qualified persons who are well versed with the
interpretation of Building Bye Laws and responsible for enforcement as well as monitoring the
functioning of the Rainwater Harvesting System.
b. The Municipal Corporation/Council/Nagar Panchayat shall include inspection of Rainwater
Harvesting Structures before issuing Completion Certificates or NOCs for service
connections to the property.
c. Set an example in the city by ensuring that Rainwater is harvested in the properties /assets
owned by them including public buildings, markets, community centers, parking spaces, roads
and parks etc.
d. The Municipal Corporation/Council/Nagar Panchayat shall also establish a mechanism to
monitor 100% of RWH provisions in all the buildings above 1000 sq.m. with annual physical
verification, while buildings less than 1000 sq.m. can be monitored on the basis of 10%
random survey by competent Municipal Corporation/Council/Nagar panchayat.
e. With regard to open public spaces viz., Parks, playgrounds etc. the implementation of
provision rainwater harvesting may be done with the help of Residents Welfare Associations,
Community Building Organization and Non- Governmental Organizations.
f. The Municipal Corporation/Council/Nagar Panchayat shall ensure earmarking budgetary
provision for the creation and maintenance of rainwater harvesting structures in public spaces
owned and maintained by them, like parking spaces, parks, plazas etc.
g. The practice of incentives and penalties to promote rain water harvesting shall be formulated
by the local Municipal Corporation/Council/Nagar Panchayat based on best practices.
Municipal Corporation/Council/Nagar Panchayat shall design its own incentive and penalty
systems, considering the water level and scarcity.

92
 CHAPTER-XI
GREEN BUILDINGS AND SUSTAINABILITY PROVISIONS

Modern buildings consume about 25 to 30 % of total energy, and up to 30 % of fresh potable

water, and generate approximately 40 % of total waste. Sustainable buildings have demonstrated
reduction in energy and water consumption to less than half of the present consumption in
conventional buildings, and complete elimination of the construction and operational waste
through recycling. Thus, all buildings on various plot sizes above 100 sq.m. shall comply with
the green norms and conform to the requirements mandatory for sanction as mentioned in this
chapter. These provisions are not specific to any rating system and are not intended to provide a
single metric indication of overall building performance. These provisions allows the
practitioners to easily exercise their engineering judgment in holistically and objectively
applying the underlying principles of sustainability to a development or building facility,
considering its functionality and required comfort level.

11.1 Provisions and Applicability

The green building provisions on various plot sizes are indicated in the table below:
Table 11.1 Provisions and applicability for various plot sizes (Residential and Non-
Residential)
Plot Applicable plot Provisions for Residential Provisions for Non-
Category area (sq.m) Residential

I Up to 100 Nil Nil

II 100 to 500 1(a), 2(a), 2(b), 4(a) 1(a), 2(b), 4(a)
500 to 1,000 1(a), 1(c), 2(b), 3(c), 4(a) 1(a), 1(c), 2(a), 2(b), 3(c),
4(a)
1,000 to 3,000 1(a), 1(c), 1(d), 2(a), 2(b), 3(b), 1(a), 1(c), 1(d), 2(a), 2(b),
3(c), 4(a) 3(b), 3(c),4(a)
III Above 3,000 1(a), 1(b), 1(c), 1(d), 2(a), 2(b), 1(a), 1(b), 1(c), 1(d), 2(a),
3(a), 3(b), 3(c), 4(a), 4(b) 2(b), 3(a), 3(b), 3(c), 4(a),
4(b)

*Note: provisions marked 1(a), 2(b) etc are as per section 11.2.
The schemes/ projects formulated on the basis of provisions given in Master plan/ Zonal
Development Plan will require approval as indicated:
EIA/ ECC (as per MoEF), NBC (latest), ECBC 2007 or latest, BEE Star rating/ LEED of IGBC/
GRIHA of TERI Certification}
EIA- Environmental Impact Assessment Study Report,
ECC- Environmental Clearance Certificate,
MoEF – Ministry of Environment and Forest,
NBC – National Building Code,
ECBC – Energy Conservation Building Code,
BEE – Bureau of Energy Efficiency,
LEED – Leadership in Energy and Environment Design,
IGBC –Indian Green Building Council,
GRIHA – Green Rating for Integrated Habitat Assessment,
TERI – The Energy and Resources Institute.
The prevailing provisions of the above shall be applicable. However if there are any modification
in the same, the modified provisions notified by the Government shall become automatically
applicable.

93
11.2 Provisions for Sanction
1. Water Conservation and Management
a) Rain Water Harvesting
b) Low Water Consumption Plumbing Fixtures
c) Waste Water Recycle and Reuse
d) Reduction of Hardscape
2. Solar Energy Utilization
a) Installation of Solar Photovoltaic Panels (detailed at section 11.2.3 below)
b) Installation of Solar Assisted Water Heating Systems
3. Energy Efficiency (Concept of passive solar design of buildings) (Ref. Table 15.1-3)
a) Low Energy Consumption Lighting Fixtures (Electrical Appliances – BEE Star and Energy
Efficient Appliances)
b) Energy Efficiency in HVAC systems.
c) Lighting of Common areas by Solar energy/ LED devices.
4. Waste Management
a) Segregation of Waste
b) Organic Waste Management
In case owners of properties desire to procure green building ratings from one or more rating
bodies, they may suitably incorporate any other provisions if required and additional incentive
FAR as per Master Plan may be availed.

11.2.1 Provisions for City and Site level greening

In alignment with National Sustainable Habitat Mission, the Municipal
Corporation/Council/Committee/Nagar Panchayat shall encourage augmentation of green cover
in the city/plot, by following:
The Urban Greening Guidelines, 2014 of Government of India and other provisions as given
below -
i. Provision of minimum 1 tree / every 80sqmt of plot area for plot sizes > 100sqmt and planted
within the setback of the plot.
ii. Compensatory Plantation for felled/transplanted tress in the ratio 1:3 within the premises
under consideration.
iii. Choice of species for plantation in site and abutting the road to be adopted as per Section 8 of
the Urban Green Guidelines, 2014.
iv. The unpaved area shall be more than or equal to 20% of the recreational open spaces.
v. The action plan for increase in green cover to 15% in the municipal areas, notified by the
govt. vide notification no. Dir.TP-2016/2850 on dt. 15/12/2016 shall be followed to achieve
the goal of urban greening.

11.2.2 Water Re-use and Recycling

(i) Ground water shall not be used for construction purposes.
(ii) All building having a minimum discharge of 10,000 l. and above per day shall
incorporate waste water recycling system. The recycled water should be used for
horticultural purposes.

11.2.3 Roof Top Solar Energy Installations

Rooftop photovoltaic power station, or rooftop PV system, is a photovoltaic system that
has its electricity-generating solar panels mounted on the rooftop of residential or commercial
buildings. The various components of such a system include photovoltaic modules, mounting
systems, cables, solar inverters and other electrical accessories. Rooftop PV systems are faster
than other types of renewable power plants. They’re clean, quiet, and visually unobtrusive. Table
11.2 below stipulates the Norms for Roof Top Solar PV Installation-

94
Table 11.2 Norms for Roof Top Solar PV Installation and generation
S.No. Category of Area standards Generation requirement
buildings/area *
Residential
1 Plotted Housing For HIG Plots and above Minimum 5% of
connected load or
20W/sqft for “available
roof space”**, whichever
is less
2 Group Housing All proposals, as per Group Minimum 5% of
Housing connected load or
Norms 20W/sqft for “available
roof space”, whichever is
less
All other buildings(Government or Private, defined as per clause 1.16 b to g)
(mandatory for buildings having shadow free rooftop area > 50 sqmt

3 Educational Plot size of 500 sqmt and Minimum 5% of

4 Institutional above connected load or
5 Commercial 20W/sqft for “available
6 Industrial roof space”, whichever is
7 Mercantile less
8 Recreational

* Area provisions on roof top shall be @12 sqmt per 1KWp, as suggested by Ministry of New
and Renewable Energy.
** “available rood area” = 70% of the total roof size, considering 30% area reserved for
residents’ amenities.

11.2.4 Installation of Solar Assisted Water Heating System in Buildings

I. No new building in the following categories in which there is a system of installation for
supplying hot water shall be built unless the system of the installation is also having an
auxiliary solar assisted water heating system:-
a) Hospitals and Nursing Home.
b) Hotels, Lodges, Guest Houses, Group Housing with a plot area of 4000 sq m.
c) Hostels of Schools, Colleges and Training Centres with more than 100 Students.
d) Barracks of armed forces, paramilitary forces and police.
e) Individual residential buildings having more than 150 sq m. plinth area.
f) Functional Buildings of Railway Stations and Air Ports like waiting rooms, retiring rooms, rest
rooms, inspection bungalows and catering units.
g) Community Centres, Banquet Halls, Barat Ghars, Mangal Karyalayas and buildings for
similar use.

II. Definitions
i) “Solar Assisted Water Heating A device to heat water using solar energy as heat
System” source.
ii) “Auxiliary back-up” Electricity operated or fuel fired boilers/systems to heat
water coming out from solar water heating system to
meet continuous requirement of hot water.
iii) “New Building” Such buildings of above said categories for which
construction plans have been submitted to the
Municipal Corporation/Council/Committee/Nagar
Panchayat for clearance.
iv) “Existing building” Such buildings, which are licensed to perform their

95
 respective business.

III. Installation of Solar Water Heating System

a) New Buildings: Clearance of plan for the construction of new buildings of the aforesaid
categories shall only be given if they have a provision in the building design itself for an
insulated pipeline from the rooftop in the building to various distribution points where hot
water is required. The building must have a provision for continuous water supply to the solar
water heating system. The building should also have open space on the rooftop, which
receives direct sun light. The load bearing capacity of the roof should at least be 50 kg. per sq
m. All new buildings of above said categories must complete installation of solar water
heating systems before obtaining necessary license to commence their business.
b) Existing Buildings: Installation of Solar Assisted Water Heating Systems in the existing
building shall be made mandatory at the time of change of use to above said category
provided there is a system or installation for supplying hot water.
IV. Capacity: The capacity of solar water heating system to be installed on the building of
different categories shall be decided in consultation with the local bodies. The recommended
minimum capacity shall not be less than 25 litres per day for each bathroom and kitchen
subject to the condition that maximum of 50% of the total roof area is provided with the
system.
V. Specifications: Installation of Solar Assisted Water Heating Systems shall conform to BIS
specification IS 12933. The solar collectors used in the system shall have the BIS certification
mark.
VI. Auxiliary System: Wherever hot water requirement is continuous, auxiliary heating
arrangement either with electric elements or oil of adequate capacity can be provided.

11.2.5 Sustainable Waste Management

(i) The Solid Waste (Management and Handling) Rules, 2016, the Plastic Waste
(Management and Handling) Rules, 2016, the Construction and Demolition Waste
Mangement Rules, 2016 and the E-Waste (Management and Handling) Rules, 2016 shall
be applicable to all the sites and buildings.
(ii) Under the Solid Waste (Management and Handling) Rules, 2016, the
owner/developer/promoter of a group housing project shall provide a Secondary
Collection Point for Solid Waste handling within the site, of area not less than 10 sqm.
and shall segregate the organic, in-organic, plastic waste and process the waste.

11.2.6 Sustainability of Building Materials

Sustainability of natural resources for building materials shall be ensured through conservation
of available natural resources and use of supplementary materials such as industrial/agricultural
by-products, renewable resources, factory made building components and recycled construction
and demolition waste. Supplementary building materials (derived or processed waste) shall be
suitably used in combination with conventional resources offers dual advantages in purview of
health & environmental benefits. Use of Factory made pre-fab/pre-cast and recycled components
with Green benefits:
a) Panels, hollow slabs, hollow blocks–etc. - conservation of materials, less water requirement.
b) Fly Ash bricks, Portland Pozzolana cement, Fly ash concrete, phosphogypsum based walling
& roofing panels, particle wood – recycled use of industrial/ agricultural by-products. (Ref.
Table 14)
c) Fly ash/ AAC (Autoclaved aerated light weight concrete) panels/ CLC (Cellular light weight
concrete) panels- ensures thermal comfort (significant reduction in air conditioning
requirement)
d) Use of bamboo & rapidly growing plantation timbers- environmental benefits. Local materials
are generally suitable for prevailing geo-climatic conditions & have advantage of low
transportation cost & time. Sustainable use of building materials shall be encouraged which
may combine certain mandatory provisions and incentives.

96
11.3 Various Guidelines for Green Rating systems
The respective State Governments may prepare their separate Green Rating systems for
buildings by selectively combining/adopting/amending the provisions between the following
guidelines:
1. IGBC guidelines by the Confederation of Indian Industries.
2. GRIHA guidelines by the Ministry of New and Renewable Energy. GoI.
In pursuance of the National Sustainable Habitat Mission on Energy Efficiency in Buildings,
the Municipal Corporation/Council/Committee/Nagar Panchayat shall encourage the
provisions of the following Energy efficiency guidelines by certain mandatory provisions and
incentives-
3. ECBC guidelines prepared by Bureau of Energy Efficiency, Ministry of Power. GoI
4. Model Energy Efficiency guidelines. (NSMH Sub report by Bureau of Energy Efficiency)
5. LEED rating system

11.4 Incentives for Green Buidings

For promotion of Green Buildings and to bring sustainability in buildings, the Govt. has
issued notification no. DTP(LG)-2016/2895 on dt. 19/12/2016, the same shall be adopted and
followed by the ULBs.

97
 CHAPTER-XII
FIRE PROTECTION AND FIRE SAFETY REQUIREMENTS

12.1 Scope
This part covers the requirements of the fire protection for the multi-storeyed buildings (high rise
buildings) and the buildings, which are of 15 m. and above in height and low occupancies of
categories such as Assembly, Institutional, Educational (more than two storeyed and built-up
area exceeds 1000 sq m.), Business (where plot area exceeds 500 sq m.), Mercantile (where
aggregate covered area exceeds 750 sq m.), Hotel, Hospital, Nursing Homes, Underground
Complexes, Industrial Storage, Meeting/Banquet Halls, Hazardous Occupancies.

12.2 Procedure for clearance from fire service

12.2.1 The concerned Municipal Corporation/Council/Committee/Nagar Panchayat shall refer
the building plans to the Chief Fire Officer for obtaining clearance in respect of building
identified in these Bye- Laws.
12.2.2 The Municipal Corporation/Council/Nagar Panchayat shall furnish three sets of complete
building plans along with prescribed fee to the Chief Fire Officer, after ensuring that the
proposals are in line with Master Plan/Zonal Plan of the area.
12.2.3 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 along with details.
12.2.4 The Chief Fire Officer 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 Municipal
Corporation/Council/Nagar panchayat.
12.2.5 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
Chief Fire Officer through the concerned Municipal Corporation/Council/Nagar Panchayat for
obtaining clearance from fire safety and means of escape point of view. The concerned
Municipal Corporation/Council/Nagar panchayat shall ensure that clearance from Chief Fire
Officer has been obtained for the building identified in clause 12.1 before granting the
completion certificate.
12.2.6 On receipt of the above request, the Chief Fire Officer 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.
12.2.7 Any deficiencies observed during the course of inspection shall be communicated to the
Municipal Corporation/Council/Nagar Panchayat for rectification and a copy of the same shall be
forwarded to the concerned building owner /builder.
12.2.8 An undertaking shall be given by the Fire Consultant that the building plans are in
accordance with the provisions of fire safety and means of escape as per these bye-laws.

12.3 Renewal of fire clearance

On the basis of undertaking given by the Fire Consultant / Architect, the Chief Fire Officer shall
renew the fire clearance in respect of the following buildings on annual basis:-
1) Public entertainment and assembly
2) Hospitals
3) Hotels
4) Underground shopping complex

12.4 Fee
For augmentation of fire service facilities for effecting rescue/fire fighting operation in high rise
building, fee payable to Chief Fire Officer by the applicant(s) along with sets of plans for

98
obtaining the No Objection Certificate shall be as prescribed by the Municipal
Corporation/Council/Nagar panchayat.

12.5 Fire Consultant

The engaged Competent Professional for building plan design as prescribed of the project shall
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.

12.6 Terminology
For the purpose of this Chapter all the technical terms shall have the meaning as defined in
National Building Code of India, Part-IV, Fire Protection as amended from time to time but for
the terms which are defined otherwise in these bye-Laws.

12.7 General
The Chief Fire Officer 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 building bye laws
and part IV (Fire Protection) of National Building Code of India

12.7.1 Fire Resistance of Types of Constructions / Building Components

The fire resistance ratings for various types of construction for structural and nonstructural
members shall be as given in Table 1 of Part IV of the NBC, 2005. Building
elements/components such as walls, columns, beams and floors shall have the requisite fire
resistance rating in accordance with the accepted standards at Tables 2 to 18 of Part IV of the
NBC.
12.7.2 The following Sections MEANS OF ACCESS
As provided in Building Bye-Laws,
Provisions of Exterior Open Spaces around the Building:
As provided in building bye laws .

12.7.3 EXIT REQUIREMENT

As provided in Section 4.2 of Part 4, NBC 2005.
Type of Exits: As provided in Section 4.2.1 of Part 4, NBC 2005.
Number of Size of Exits: As provided in Section 4.6 of Part 4, NBC 2005.
Arrangements of Exits: As provided in Section 4.5 of Part 4, NBC 2005.
Occupant Load: As provided in Section 4.3 of Part 4, NBC 2005.
Capacity of Exit: As provided in Section 4.4 of Part 4, NBC 2005.
Staircase Requirements: As provided in Section 4.9 of Part 4, NBC 2005.
Minimum Width Provision for Stairways: As provided in Section 4.9.6 of Part 4, NBC 2005
Minimum Width Provision for Passageway/Corridors: As provided in Section 4.8 of Part 4,
NBC 2005
Doorways: As provided in Section 4.7 of Part 4, NBC 2005
Stairways: As provided in Section 4.9 of Part 4, NBC 2005

12.8 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.

99
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.

12.8.1 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.

12.8.2 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. e.g. by 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.

12.8.3 Ramps
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.

12.9 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.

100
12.9.1 Lift Enclosure/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 th 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.

12.9.2 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/lettable 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 switch over 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 glass-
fronted 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.

101
 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 'F1RE 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.

12.10 Basement
As provided in the Building Bye-Laws.
12.10.1Requirements
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 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 (iv).
ii) 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.
iii) 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 Bye-Laws 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 stories 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-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.
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.

102
xi) Kitchens working on gas fuel shall not be permitted in basement/sub-basement.
xii) 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.
xiii) Dewatering pump shall be provided in all basements.

12.11 Provision of helipad

All high-rise buildings of height 200 m. and above shall have provision for a Helipad as per the
norms. The same shall be approved by the Municipal Corporation/Council/Nagar panchayat.

12.12 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 form exits.
c) Refuge chutes shall not be provided in staircase walls and A/C shafts etc.

12.13 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 labeled.
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 then 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) Miniature circuit breakers(MCB) and Earth leakage circuit breaker (ELCB) shall be provided
for electrical circuit.

12.14 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.

103
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.

12.15 Air-conditioning
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.

12.15.1 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 BIS 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.

12.15.2 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 air- handling
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

104
 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.

12.16 Boiler Room

Provisions of boiler and boiler rooms shall conform to Indian Boiler Act, 2007. 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.

12.17 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 bowlers, Public Addressal
(PA) 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.

12.18 Safety measures in electric sub-station

1) Clear independent approach to the sub-station from outside the building shall be made
available round the clock
2) The approaches/corridors to the sub-station area shall be kept clear for movement of men and
material at all times.
3) The sub-station space is required to be provided with proper internal lighting arrangements.
4) 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.
5) 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.
6) Steel shutters of 8’X 8’ with suitable grills shall be provided for transformers and sub-station
room.
7) The floor of the sub-station should be capable of carrying 10 tons of transformer weight on
wheels.
8) Built up substation space is to be provided free of cost.
9) 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.
10) Proper ramp with suitable slope may be provided for loading and unloading of the equipment
and proper approach will be provided.

105
11) 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.
12) The sub station space is to be provided in the approved/sanctioned covered area of the
building.
13) Any other alteration /modification required while erection of the equipment will be made by
the Owner / builder at site as per requirement.
14) Adequate arrangement for fixing chain pulley block above the fixing be available for load of
15 tons.
15) 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 sub-station building from
spread of the oil from the sumps.
16) 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.
17) 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.
18) No combustible material should be stacked inside the substation premises or in the vicinity to
avoid chances of fire.
19) It should be made mandatory that the promoters of the multi-storeyed building should get
substation 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 no implementation of Bye-Laws.
20) The sub-station must not be located below the 1st basement and above the ground floor.
21) 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.
22) The sub-station area shall have a clear height of 15 feet (4.5 m.) below beams. Further the
Sub-station area will have level above the rest of basement level by 2 feet.
23) It is to be ensured that the Sub-station area is free of seepage / leakage of water.
24) 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. However, provision of emergency lights has to
be made in the sub-station for emergency operations.
25) Electric sub-station enclosure must be completely segregated with 4-hours fire rating wall
from remaining part of basement.11
26) The sub-station should be located on periphery /sub basement and (not above ground floor).
27) Additional exit shall be provided if travel distance from farthest corner to ramp is more than
l5 m.
28) Perfect independent vent system 30 air changes per hour linked with detection as well as
automatic high velocity water spray system shall be provided.
29) All the transformers shall be protected with 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.
30) 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.
31) System shall have facility to give an audio alarm in the basement as well as at the control
room.
32) Fire control room shall be manned round the clock.

106
33) The electric sub station shall have electric supply from alternate source for operation of vent
System lighting arrangements.
34) Cable trenches shall be filled with sand.
35) Partition walls shall be provided between two transformers as per the rules.
36) Electric control panels shall be segregated.
37) Exits from basement electric substation shall have self-closing fire smoke check doors of 2-
hours fire rating near entry to ramp.
38) All openings to lower basement or to ground floor shall be sealed properly.
39) Yearly inspection shall be carried out by electrical load sanctioning Municipal
Corporation/Council/Committee/Nagar Panchayat.
40) Ramp to be designed in a manner that in case of fire no smoke should enter the main
building.
41) Electric sub-station transformer shall have clearance on all sides as per BBL/relevant electric
rules.
42) Other facility will be as per Building Bye-Laws and relevant electric rules.
43) Rising electrical mains shall consist of metal bus bars suitably protected from safety point of
view.
44) Oil less transformer shall be preferred. If the sub-station is located in basement / ground floor
of the main building, the transformers shall be essentially of dry type. In case of dry type
transformer room with wall enclosure is not essential.
Note: The sub-station installations shall be carried out in conformity with the local fire
regulations and rules there under wherever they are in force. At other places NBC guidelines
shall be followed.

12.19 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 Protection of NBC, 2005 of India, unless otherwise specified in
these Bye-Laws.
12.19.1 First Aid /Fixed Fire Fighting /Fire Detection Systems and other Facilities
Provision of fire safety arrangement for different occupancy from. Sl.No. 1 to 23 shall be as
indicated below :
1. Access
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
19. Compartmentation
20. MCB /ELCB
21. Fire Man Switch in Lift
22. Hose Boxes with Delivery Hoses and Branch
23. Pipes Refuge Area

107
12.19.1.1 Notes :
1. Where more than one riser is required because of large floor area, the quantity of water and
pump capacity recommended should be finalized in consultation with Chief Fire Officer.
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 Bye-Laws, 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.

12.20 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 with
arrangements of replenishment b’ 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. 63mm 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.

12.21 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 15 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 buildings 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.

108
 i) For buildings up to 24 m. in height where automatic sprinkler system is not mandatory as
per these Bye-Laws, if provided with sprinkler installation following relaxation may be
considered.
ii) Automatic heat/smoke detection system and M.C.P. need not be insisted upon.
iii) The number of Fire Extinguisher required shall be reduced by half.

12.22 Fixed Carbon di-oxide /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 Chief Fire
Officer.
12.23 Fire alarm system
All buildings of 15 m. and above in height shall be equipped with fire alarm system, and also
residential buildings (Dwelling House, Boarding House and Hostels) above 24 m. 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 Bye-Laws 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 1.5 m. 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 Chief Fire Officer.
Note: The installation of Fire Alarm Systems shall be carried out in conformity with the local
fire regulations and rules, there under whenever they are in force and the provisions in local
bye-laws, if any. 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.

12.24 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.

12.25 Fire drills and fire orders

The guidelines for fire drill and evacuation etc. for high-rise building may be seen in Appendix
(B) of NBC 2005 part IV. All such buildings shall prepare the fire orders duly approved by the

109
Chief Fire Officer. A qualified fire officer and trained staff shall be appointed for the following
buildings:
a) All high rise buildings above 30 m. in height where covered area of one floor exceeds 1000 sq
m. except apartments / group housing.
b) All hotels, identified under classification 3 star and above category by Tourism Department
and all hotels above 15 m. in height with 150 beds capacity or more without star category.
c) All hospital building of 15 m. and above or having number of beds exceeding 100.
d) Underground shopping complex where covered area exceeds 1000 sq m.
e) All high hazard industries.
f) Any other risk which Chief Fire Officer considers necessary. 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 electrical department.

12.26 Material used for construction of building

a) The combustible/flammable material shall not be used for partitioning, wall paneling, 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 paneling 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 paneling/false ceiling.
b) Construction features/elements of structures shall conform to National Building Code and BIS
code.

12.27 Liquefied Petroleum Gas (LPG)

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.

12.28 House keeping

A high standard of house keeping 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.

12.28.1 Good House-Keeping 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

110
 ensure that vehicles are parked in an orderly manner and that the vehicles do not encroach
upon the open space surrounding the building.

12.28.2 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"11 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 non-combustible container half
filled with water must be provided in each compartment for disposal of spent smoking
materials.

12.28.3 Limiting the Occupant Load 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/godowns 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), HT/LT switch room, transformer compartment, control room pump-house,
generator room, stores and records etc.

12.29 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 taken 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.

111
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 or 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.

12.30 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 ensur compliance
with conditions above.
Note: For any further details / clarification NBC, Part 4 shall be referred. Norms and standards
in Part 4 of NBC 2005 shall be overriding in any instance of variance of standards.

112
 CHAPTER-XIII
CONSERVATION OF HERITAGE SITES INCLUDING HERITAGE BUILDINGS,
HERITAGE PRECINCTS AND NATURAL FEATURE AREAS

Conservation of heritage sites shall include buildings, artifacts, structures, areas and precincts of
historic, aesthetic, architectural, cultural or environmentally significant nature (heritage buildings
and heritage precincts), natural feature areas of environmental significance or sites of scenic
beauty.

13.1 Applicability
These regulations shall apply to heritage sites which shall include those buildings, artifacts,
structures, streets, areas and precincts of historic, architectural, aesthetic, cultural or
environmental value (hereinafter referred to as Listed Heritage Buildings/Listed Heritage
Precincts) and those natural feature areas of environmental significance or of scenic beauty
including, but not restricted to, sacred groves, hills, hillocks, water bodies (and the areas
adjoining the same), open areas, wooded areas, points, walks, rides, bridle paths (hereinafter
referred to as ‘listed natural feature areas’) which shall be listed in notification(s) to be issued by
the State Government / identified in Master Plan. The provisions in this chapter are beyond the
regulations applicable on the Prohibited and Regulated areas as defined by Ancient Monuments
and Archaeological Sites and Remains (AMASR) Act 2010, where site specific Heritage Bye-
Laws prepared and notified by the Competent Authority under the AMASR Act shall be
applicable. NOC shall have to be obtained by submission of required documents as may be
necessary, including “Heritage Impact Assessment” report, if so necessitated by the NMA.

13.1.1 Definitions
a) “Heritage building” means and includes any building of one or more premises or any part
thereof and/or structure and/or artifact which requires conservation and/or preservation for
historical and/or architectural and/or artisanry and/or aesthetic and/or cultural and/or
environmental and/or ecological purpose and includes such portion of land adjoining such
building or part thereof as may be required for fencing or covering or in any manner
preserving the historical and/or architectural and/or aesthetic and/or cultural value of such
building.
b) “Heritage Precincts” means and includes any space that requires conservation and/or
preservation for historical and/or architectural and/or aesthetic and/or cultural and/or
environmental and/or ecological purpose. Walls or other boundaries of a particular area or
place or building or may enclose such space by an imaginary line drawn around it.
c) “Conservation” means all the processes of looking after a place so as to retain its historical
and/or architectural and/or aesthetic and/or cultural significance and includes maintenance,
preservation, restoration, reconstruction and adoption or a combination of more than one of
these.
d) “Preservation” means and includes maintaining the fabric of a place in its existing state and
retarding deterioration
e) “Restoration” means and includes returning the existing fabric of a place to a known earlier
state by removing accretions or by reassembling existing components without introducing
new materials.
f) “Reconstruction” means and includes returning a place as nearly as possible to a known
earlier state and distinguished by the introduction of materials (new or old) into the fabric.
This shall not include either recreation or conjectural reconstruction.

13.2 Responsibility of the owners of heritage buildings

It shall be the duty of the owners of heritage buildings and buildings in heritage precincts or in
heritage streets to carry out regular repairs and maintenance of the buildings. The State
Government, the Municipal Corporation or the Local Bodies and Authorities concerned shall not

113
be responsible for such repair and maintenance except for the buildings owned by the
Government, the Municipal Corporation or the other local bodies.

13.3 Restrictions on development / re-development / repairs etc.

No development or redevelopment or engineering operation or additions / alterations, repairs,
renovations including painting of the building, replacement of special features or plastering or
demolition of any part thereof of the said listed buildings or listed precincts or listed natural
feature areas shall be allowed except with the prior permission of Municipal
Corporation/Council/Nagar panchayat. Before granting such permission, the agency concerned
shall consult the Heritage Conservation Committee to be appointed by the State Government and
shall act in according with the advice of the Heritage Conservation Committee.
i) Provided that, before granting any permission for demolition or major alterations / additions to
listed buildings (or buildings within listed streets or precincts), or construction at any listed
natural features, or alteration of boundaries of any listed natural feature areas, objections and
suggestions from the public shall be invited and shall be considered by the Heritage
Conservation Committee.
ii) Provided that, only in exceptional cases, for reasons to be recorded in writing, the Municipal
Corporation/Council/Nagar panchayat may refer the matter back to the Heritage Conservation
Committee for reconsideration. However, the decision of the Heritage Conservation
Committee after such reconsideration shall be final and binding.

13.4 Penalties
Violation of the regulations shall be punishable under the provisions regarding unauthorized
development. In case of proved deliberate neglect of and/or damage to Heritage Buildings and
Heritage Precincts, or if the building is allowed to be damaged or destroyed due to neglect or any
other reason, in addition to penal action provided under the concerned Act, no permission to
construct any new building shall be granted on the site if a Heritage Building or Building in a
Heritage Precinct is damaged or pulled down without appropriate permission from Municipal
Corporation/Council/Nagar panchayat. It shall be open to the Heritage Conservation Committee
to consider a request for rebuilding/ reconstruction of a Heritage Building that was
unauthorizedly demolished or damaged, provided that the total built-up area in all floors put
together in such new construction is not in excess of the total built-up area in all floors put
together in the original Heritage Building in the same form and style in addition to other controls
that may be specified.
13.5 Preparation of list of heritage sites including heritage buildings, heritage precincts and
listed natural feature areas
The list of heritage sites including Heritage Buildings, Heritage Precincts and listed
Natural Features Areas is to be prepared and supplemented by the Municipal
Corporation/Council/Nagar Panchayat on the advice of the Heritage Conservation Committee.
Before being finalized, objections and suggestions of the public are to be invited and considered.
The said list to which the regulation applies shall not form part of this regulation for the purpose
of Building Bye-laws. The list may be supplemented from time to time by Government on
receipt of proposal from the agency concerned or by Government suo-moto provided that before
the list is supplemented, objections and suggestions from the public be invited and duly
considered by the Municipal Corporation/Council/Nagar panchayat /and/or State Government
and / or the Heritage Conservation Committee. When a building or group of buildings or natural
feature areas are listed it would automatically mean (unless otherwise indicated) that the entire
property including its entire compound / plot boundary along with all the subsidiary structures
and artifacts, etc. within the compound/plot boundary, etc. shall form part of list.

13.6 Alteration / modification / relaxation in development norms

On the advice of the said Heritage Conservation Committee to be appointed by the
Government and for reasons to be recorded in writing, Municipal Corporation/Council/Nagar
Panchayat shall follow the procedure as per relevant/Municipal Acts, to alter, modify or relax the

114
Development Control Norms prescribed in the Master Plan, if required, for the conservation or
preservation or retention of historic or aesthetic or cultural or architectural or environmental
quality of any heritage site.

13.7 Heritage precincts / Natural feature areas

In cases of streets, precincts, areas and (where deemed necessary by the Heritage
Conservation Committee) natural feature areas notified, development permissions shall be
granted in accordance with the special separate regulation prescribed for respective streets,
precincts / natural feature areas which shall be framed by the Municipal
Corporation/Council/Nagar Panchayat on the advice of the Heritage Conservation Committee.
Before finalizing the special separate regulations for precincts, streets, natural features, areas, the
draft of the same shall be published in the official gazette and in leading newspapers for the
purpose of inviting objections and suggestions from the public. All objections and suggestions
received within a period of 30 days from the date of publication in the official gazette shall be
considered by the Municipal Corporation/Council/ Nagar Panchayat / Heritage Conservation
Committee. After consideration of the above suggestions and objections, the agency concerned,
acting on the advice of the Heritage Conservation Committee shall modify (if necessary) the
aforesaid draft separate regulations for streets, precincts, areas and natural features and forward
the same to Government for notification.

13.8 Road widening

Widening of the existing roads under the Master Plan of the City or Town / Zonal
Development Plan or in the Layout Plan shall be carried out considering the existing heritage
buildings (even if they are not included in a Heritage Precinct) or which may affect listed natural
features areas.

13.9 Incentive uses for heritage buildings

In cases of buildings located in non-commercial use zones included in the Heritage
Conservation List, if the owner / owners agree to maintain the listed heritage building as it is in
the existing state and to preserve its heritage state with due repairs and the owner / owners /
lessees give a written undertaking to that effect, the owner / owners / lessees may be allowed
with the approval of the Heritage Conservation Committee within permissible use zone to
convert part or whole thereof of the non-commercial area within such a heritage building to
commercial/office use/hotel. Provided that if the heritage building is not maintained suitably or if
the heritage value of the building is spoiled in any manner, the commercial / office / hotel use
shall be disallowed.

13.10 Maintaining skyline and architectural harmony

After the guidelines are framed, buildings within heritage precincts or in the vicinity of
heritage sites shall maintain the skyline in the precinct and follow the architectural style (without
any high-rise or multi-storeyed development) as may be existing in the surrounding area, so as
not to diminish or destroy the value and beauty of or the view from the said heritage sites. The
development within the precinct or in the vicinity of heritage sites shall be in accordance with the
guidelines framed by the Municipal Corporation/Council/Nagar Panchayat on the advice of the
Heritage Conservation Committee or separate regulations / guidelines, if any, prescribed for
respective zones by Municipal Corporation/Council/Nagar panchayat.

13.11 Restrictive covenants

Restrictions existing as imposed under covenants, terms and conditions on the leasehold
plots either by the State Government or by Municipal Corporation/Council/ Nagar Panchayat
shall continue to be imposed in addition to Development Control Regulations. However, in case
of any conflict with the heritage preservation interest/environmental conservation, this Heritage
Regulation shall prevail.

115
13.12 Grading of the listed buildings / listed precincts
Listed Heritage Buildings / Listed Heritage Precincts may be graded into three categories.
The definition of these and basic guidelines for development permissions are as follows:
Listing does not prevent change of ownership or usage. However, change of use of such Listed
Heritage Building / Listed Precincts is not permitted without the prior approval of the Heritage
Conservation Committee. Use should be in harmony with the said listed heritage site.

Table 13.1 Grading of Listed heritage

Grade-I Grade-II Grade-III
(A) Definition
Heritage Grade-I comprises Heritage Grade-II (A&B) Heritage Grade-III comprises
buildings and precincts of comprises of buildings and building and precincts of
national or historic precincts of regional or local importance for townscape; that
importance, embodying importance possessing special evoke architectural, aesthetic,
excellence in architectural architectural or aesthetic or sociological interest through
style, design, technology and merit, or cultural or historical not as much as in Heritage
material usage and/or significance though of a lower Grade-II. These contribute to
aesthetics; they may be scale than Heritage Grade-I. determine the character of the
associated with a great historic They are local landmarks, locality and can be
event, personality, movement which contribute to the image representative of lifestyle of a
or institution. They have been and identity of the region. particular community or
and are the prime landmarks They may be the work of region and may also be
of the region. All natural sites master craftsmen or may be distinguished by setting, or
shall fall within Grade-I. models of proportion and special character of the façade
ornamentation or designed to and uniformity of height,
suit a particular climate. width and scale.

(B) Objective:
Heritage Grade-I richly Heritage Grade-II deserves Heritage Grade-III deserves
deserves careful preservation. intelligent conservation. intelligent conservation
(though on a lesser scale than
Grade-II and special protection
to unique features and
attributes)
(C) Scope for Changes:
No interventions be permitted Grade-II(A): Internal changes Internal changes and adaptive
either on exterior or interior of and adaptive re-use may by reuse may by and large be
the heritage building or and large be allowed but allowed. Changes can include
natural features unless it is subject to strict scrutiny. Care extensions and additional
necessary in the interest of would be taken to ensure the buildings in the same plot or
strengthening and prolonging conservation of all special compound. However, any
the life of the buildings/or aspects for which it is changes should be such that
precincts or any part or included in Heritage Grade-II. they are in harmony with and
features thereof. For this Grade-II(B): In addition to the should be such that they do not
purpose, absolutely essential above, extension or additional detract from the existing
and minimum changes would building in the same plot or heritage building/precinct.
be allowed and they must be compound could in certain
in conformity with the circumstances, be allowed
original. provided that the extension /
additional building is in
harmony with (and does not
detract from) the existing
heritage building(s) or
precincts especially in terms

116
 of height and façade.
(D) Procedure:
Development permission for Development permission for Development permission for
the changes would be given the changes would be given on changes would be given on the
on the advice of the Heritage the advice of the Heritage advice of the Heritage
Conservation Committee. Conservation Committee. Conservation Committee.
(E) Vistas / Surrounding
Development:
All development in areas All development in areas All development in areas
surrounding Heritage Grade-I surrounding Heritage Grade-II surrounding Heritage Grade-
shall be regulated and shall be regulated and III shall be regulated and
controlled, ensuring that it controlled, ensuring that it controlled, ensuring that it
does not mar the grandeur of, does not mar the grandeur of, does not mar the grandeur of,
or view from Heritage Grade- or view from Heritage Grade- or view from Heritage Grade-
I. II. III.

13.13 Opinion of the Heritage Conservation Committee

Nothing mentioned above should be deemed to confer a right on the owner / occupier of
the plot to demolish or reconstruct or make alterations to his heritage building / buildings in a
heritage precinct or on a natural heritage site if in the opinion of the Heritage Conservation
Committee, such demolition / reconstruction /alteration is undesirable.

13.14 Approval to preserve the beauty of the area

The Heritage Conservation Committee shall have the power to direct, especially in areas
designated by them, that the exterior design and height of buildings should have their approval to
preserve the beauty of the area.

13.15 Signs and outdoor display structures / including street furniture on heritage sites
Municipal Corporation/Council/Nagar Panchayat on the advice of the Heritage
Conservation Committee shall frame regulations or guidelines to regulate signs, outdoor display
structures and street furniture on heritage sites.

13.16 Composition of heritage conservation committee

The Heritage Conservation Committee shall be appointed by the State Government comprising
of:
(i) ACS/PSLG/Secretary (Local Government) - Chairman
(i) In charge Architecture, State PWD - Member
(iii) Structural Engineer having experience of 10 years in the field and membership of the
Institution of Engineers, India - Member
(iv) Architect having 10 years experience - Member
(v) Urban Designer - Member
(vi) Conservation Architect - Member
(vii) Environmentalist having in-depth knowledge and experience of 10 years of the subject –
Member.
(viii) Historian having knowledge of the region having 10 years experience in the field -
Member.
(ix) Natural historian having 10 years experience in the field - Member
(x) Chief Architect, Development Authority - Member
(xi) Representative of State Archeological Department - Member
(xii) Chief Town Planner, Punjab(HUD) – Member
(xiii) Chief Town Planner, Local Government - Member Secretary
(a) The Committee shall have the powers to co-opt up to three additional members who
may have related experience.

117
 (b) The tenure of the Chairman and Members of other than Government Department /
Local Bodies shall be three years.

The terms of reference of the Committee shall inter alia be:

(i) To advice the Municipal Corporation/Council/ Nagar Panchayat whether development

permission is to be granted under Building Bye-Laws No. 13.3 and the conditions of
permission.
(ii) to prepare a supplementary list of heritage sites, which include buildings artifacts, structures,
streets, areas, precincts of historic, aesthetic, architectural, cultural, or environmental
significance and a supplementary list of natural feature areas of environmental significance,
scenic beauty including but not restricted to sacred groves, hills, hillocks, water bodies (and
the areas adjoining the same), open areas, wooded areas, points, walks, rides, bridle paths etc.
to which this Building Bye- Law would apply.
(iii) To advise whether any relaxation, modification, alteration, or variance of any of the
Building Bye-laws;
(iv) To frame special regulations / guidelines for precincts and if necessary for natural feature
areas to advise Municipal Corporation/Council/ Nagar Panchayat regarding the same;
(v) To advise whether to allow commercial / office/ hotel use in the (name the areas) and when to
terminate the same.
(vi) To advise the Municipal Corporation/Council/ Nagar Panchayat in the operation of this
Building Bye-law to regulate or eliminate/erection of outside advertisements/bill
boards/street furniture;
(vii) To recommend to Municipal Corporation/Council/ Nagar Panchayat guidelines to be
adopted by those private parties or public / government agencies who sponsor beautification
schemes at heritage sites;
(viii) To prepare special designs and guidelines / publications for listed buildings, control of
height and essential façade characteristics such as maintenance of special types of balconies
and other heritage items of the buildings and to suggest suitable designs adopting appropriate
materials for replacement keeping the old form intact to the extent possible.
(ix) To prepare guidelines relating to design elements and conservation principles to be adhered
to and to prepare other guidelines for the purposes of this Regulation;
(x) To advise the Municipal Corporation/Council/Nagar panchayat/ on any other issues as may
be required from time to time during course of scrutiny of development permissions and in
overall interest of heritage / conservation;
(xi) To appear before the Government either independently or through or on behalf of the
Municipal Corporation/Council/ Nagar Panchayat in cases of Appeals under
relevant/Municipal Act in cases of listed buildings / heritage buildings and listed precincts /
heritage precincts and listed natural feature areas.

13.17 Implications of listing as heritage buildings

The Regulations do not amount to any blanket prevention of demolition or of changes to
Heritage Buildings. The only requirement is to obtain clearance from Municipal
Corporation/Council/ Nagar Panchayat and Heritage Conservation Committee from heritage
point of view.

13.18 Ownership not affected

Sale and purchase of Heritage Buildings does not require any permission from Municipal
Corporation/Council/Nagar panchayat/or Heritage Conservation Committee. The Regulations do
not affect the ownership or usage. However, such usage should be in harmony with the said
listed precincts / buildings. Care will be taken to ensure that the development permission relating
to these buildings is given within 60 days.

118
 CHAPTER-XIV
STREAMLINING OF BUILDING PLAN APPROVALS

14.1 Streamlining the building approval/sanction procedure (Ease of Doing Business)

Typically for any urban infrastructure development project, a number of clearances are
required. As per World Bank‘s Report Doing Business, 2014 India is ranked 183, out of 189
countries in terms of dealing with construction permits and on an average there are 37
procedures involved and 162 days are spent before obtaining permission for undertaking
construction. It clearly signifies that the procedure for obtaining clearances is time consuming
and projects often get stalled due to delay in obtaining clearances from various agencies.
In order to attract investments into the country, efforts are being made to improve ‘Ease of Doing
Business’. In this direction, the limit of Built-up Area (BUA) for Foreign Direct Investment
(FDI) has been reduced from 50,000 sqm to 20,000 sqm. The local bodies have been directed to
get the entire building approval process made online so that the building plan applications are
submitted online along with building fees and other charges, and after due scrutiny, the approvals
are also to be conveyed online. Further, external bodies like Urban Art Commission (UAC),
Metro Rail Corporation (MRC), Heritage Conservation Committee (HCC), NHAI, Airport
Authority etc. grant No Objection Certificate (NOC)/ approvals on the proposed building plans
to the local bodies. All such external bodies are mandated to prepare online NOC systems
compatible to and integrated with that of the local bodies and the desired information is to be
sent to the concerned external bodies and their comments/ NOC/ approval are to be received
online so that there is no need for building proponents to pursue matter with local bodies or
external agencies.
The specific requirements of the external bodies are to be added in the Common Application
Form (CAF) of the local body so that building proponent has to file all information at a single
customized online application. The objective is to make the whole process simplified and
streamlined to ensure ease in getting the approvals for building permit within stipulated time.

14.2 Clearances at Master Plan level

Individual construction proposals should not generally require separate clearances from
various authorities each time. Such clearances should be integrated into the DCR of the
Master/Development Plan of the concerned city. The areas unaffected by any of the restrictions
should be clearly marked out and mapped, preferably on a GIS platform. Area zones of
differential control regulations (within the city) by any of these agencies may also be mapped
accordingly. This will result in a composite map of the city with various control regulations as
per the various agencies clearly marked on the map. Thus, the sites which are located outside
these restricted/regulated areas would not require availing clearance from the respective
authorities, thereby reducing the clearance process significantly. Following are the clearances
which should be integrated into the city Master Plan-

Table 14.1 Clearances from various agencies proposed to be integrated in Master Plans
S.No. Name of Agency Type of Clearance Area of Influence
1 National Monuments Ancient Monument As prescribed in the AMASAR
Authority through Local approval (Amendment and Validation) Act,
Competent Authority 2010 for protection of monuments.
2 Ministry of Environment As prescribed in the statutory
Environment Clearance (EC) provisions for EIA and clearance
based on the size of the project in
accordance with Environment
protection Act,1986
3 Central Ground Water Borewell As per Guidelines/criteria for
Authority through Local Registration evaluation of proposals/ requests for

119
 Competent Authority Certificate ground water abstraction, 2012

4 Ministry of Civil AAI Height NoC Critical and non-critical area as

Aviation identified by AAI
5 Ministry of Defense Defense Clearance Areas in and around Defense
Establishments as identified by MoD.
6 Coastal Zone NOC (if near Areas under the CRZ regulations
Management Authority sea/coastal
areas)
7 NHAI/PWD Road access Buffer zones as prescribed by NHAI
along National Highways.
8 Ministry of Railways Area clearance Buffer zones as prescribed by
Railways along the Rail
tracks/depots/yards etc.

Efforts are on at the Government of India level to coordinate with all the central ministries
and their organizations so that they streamline their own internal processes to issue no objection
etc. where ever required by law. The efforts are mainly focused on delegating the powers at
appropriate levels, establishing an online application process for time bound delivery, creating
public awareness about their requirements, reviewing the restrictions and reducing them, sharing
the data and norms with local authorities to be incorporated in DCR etc. Recognizing the concern
for streamlining the procedures for clearances to be obtained from various departments in least
possible number of procedures and number of days, the following model is given which suggests
that the entire process of Pre and Post-Construction approvals should be completed within one
month:

Table 14.2 Timelines of clearances from various agencies

S.No. Type of Approving Stage of Normal Reduced Activity
approval Authority project Duration Duration Sequence
(Days) (Days)

A Intimation of Municipal Pre 30 5 Start Activity

Disapproval Authority construction
(IoD)
B Site & Building Municipal Pre 30-60 5 Following A
Layout approval Authority construction
C NOC (if near Coastal Zone Pre 30-60 10 Following B
sea/coastal areas) Management construction
Authority
D Road access NHAI/PWD Pre 30 10 Following B
construction
E Ancient Archaeologi Pre 30 10 Following B
Monument cal Survey of construction
approval India (ASI)
F Environment Ministry of Pre 180 Only for Following B
Clearance Environment construction Large
project
G Borewell Central Pre 15 5 Following B
Registration Ground construction
Certificate Water
Authority
H Fire Fighting Fire Pre 30 15 Following B
Scheme Department construction

120
 Approval
I AAI Height NoC Civil Pre 30-60 10 Following B
Aviation construction
Department
J Defence Ministry of Pre 180 10 Following B
Clearance Defence construction
K Building Permit Municipal Pre - 1 Max of After
Issue Authority construction C-J
(All NOCs)
Sub total 26 (Max)
L Electric Electricity During 15 5 After K
Substation NoC Distribution construction
(substation Authority
/transformers in
the building)
M Damp Proof Municipal During 7 3 After K
Certificate Authority construction
(On Site)
N Pollution Punjab During 30-60 5 After L
Clearance Pollution construction
control
Board
Ø Construction Construction Time depends on the project Scale and Size
Complete
O Building Municipal Post 30-60 5 After Ø
completion Authority construction
Certificate
P Service Plan Service Post 30 10 After O
Clearance and Departments construction
Service / Parastatals
Connections
Q Occupancy Municipal Post 15 2 After P
Certificate Authority construction
Sub total 17 (Max)

Explanatory Notes:
1. The above Table and Chart indicates that the processes after the applicant applies for
building approval with clear land title and possession of land. Hence, clearances related to
CLU and Land Title has not been considered.
2. The table illustrates the duration of clearances obtained in Normal course and suggests the
reduced duration of 26 days (Pre- Construction) if the Approving Municipal
Corporation/Council/Nagar Panchayat adopts online sanctions.
3. Clearances indicated at S Nos. C-J are concurrent with applications at the pre-construction
stages, wherein their process of approval can be taken up simultaneously.
4. Clearances indicated at S Nos. L-N are concurrent with applications during-construction
stage, wherein their process of approval can be taken up simultaneously.
5. S No. P has to be linked with S No. O, once applicant receives the Completion Certificate,
service plan clearances and connections would be deemed to be sanctioned.

14.3 Clearances at the Local Authorities

The Urban Local Bodies / Authorities shall ensure clearances in minimum possible time.
Clearances indicated at Sl. No. A,B,H,K,L,M,N,O,P, and Q have to be obtained at the local level
and all efforts have to be made to sanction the building plan using online application procedures.

121
14.4 Options for reducing the timelines for approvals:
The above suggested model is only indicative, however, there is scope for streamlining the
procedures for clearances to be obtained from various departments in the least possible number
of procedures and number of days. The model should serve as a guide to Urban Local Bodies
/Authorities for adoption. Since the number of procedures and duration varies from state to state,
as per the local conditions, the model would require modifications to suit a specific city. Some of
the options which can reduce the time taken for various procedures are:
(a) Online sanctions: Some of the ULBs/Development Authorities like Pune Municipal
Corporation and West Bengal Housing and Industrial Development Corporation have
introduced online sanction for issuing building plan and completion certificate. This process
reduces the time taken to a large extent. The example of Pune and West Bengal may be
considered in other States. The process involves use of software tools for scrutiny of building
plans. All the documents are required to be submitted electronically using a portal. In case the
building plans do not confirm to the DCR the deviations are listed out in form of a report and
intimated to the applicant/engaged Competent Professional for building plan design, vide an
online ID in his account.
(b) Empowering Professionals: Empowering Competent Professionals as prescribed for
building plan design will facilitate to streamline the procedure for obtaining approvals. The
Municipal Corporation/Council/Nagar Panchayat shall empanel such professionals based on
their track record. The empowered professionals can, also on behalf of Developers/builders
submit the documents required at the time of various clearances. Signing Municipal
Corporation/Council/Committee/Nagar Panchayat of Architects and Town planners for
different size and type of layout shall be followed as per bye-laws. The process of obtaining
“Completion Certificate” can also be initiated by the owner by submitting “as-built
drawings”.
(c) Outsourcing procedures: Countries like USA, Australia and New Zealand have outsourced
work pertaining to clearances and have appointed firms /companies to undertake the work on
behalf of Authorities. This has been working very successfully and the procedure for obtaining
clearances is free of any hassles and the same has become transparent and streamlined. The
example of Passport office is a good case to study to build confidence in favor of outsourcing
non discretionary activities in order to support limitations of capacity and manpower at the
Municipal Corporation/Council/Nagar panchayat.
(d) Creating a Cell in ULBs: There is a need for creating a specialized cell in Municipal
Corporation/Council/ Nagar Panchayat which is manned by qualified personnel conversant
with the procedures and the interpretation of development regulations. The Cell should be
headed by a qualified Town Planner who should lead a team of Architects, Engineers,
Environment Specialist and Legal Experts among others. The cell should have the dedicated
provision for online submissions and conveying the on line approvals as well. This will require
robust software and hardware system capable of handling large digital files.
(e) Single Window System: This is a requirement that is growing popularity among the
Authorities. All agencies involved in the process need to be integrated in a single electronic
facility with proper coordination and monitoring of timelines. The Municipal
Corporation/Council/Nagar panchayat needs to constitute teams comprising of experts from
various agencies to be formed under the overall supervision of a Town Planner designated to
assist developers/ builders with complex projects and to constantly improve the sanction
process by cutting down delays.
(f) Integration of agencies outside the ULBs for online clearances: Various agencies like AAI,
NMA, SUAC, Fire Services, Department of Industries, Ministry of Defense, Metro Rail etc
grant NOC clearance to the building plans in certain specific cases. This may be streamlines in
the spirit of Ease of Doing Business by following 2 directions as given below -
i. Building permission for specific areas /sizes are to be examined by the external agencies.
These areas should be plotted on GIS based colour-coded map which may be made available in
the public domain on the agency’s website, with clearly identified co-ordinates so that building

122
 falling only in these areas need to approach the concerned agencies for obtaining clearances.
These maps may also be made available on the website of the concerned Local Bodies.
ii. The external agencies also need to develop online clearance/NOC application systems which
should suitably be integrated with the online building approval systems of the Local bodies.
The two systems should be so compatible that the building plans submitted to the local bodies
may after scrutinizing with colour-coded zoning maps shall be e-transmitted to the external
agencies. The agency concerned should give clearance within a period of maximum of 10 days
with no requirement of applicant to physically visit the offices of the agencies. The NOC may
again be e-transmitted to the concerned local body on the building permission system so that
the ULB shall use those for final approval.

14.5 Risk Based Classification of building proposals

There is a need to make provisions for fast-tracking building permission procedures for all non-
automatic approvals. Therefore, in the spirit of ‘Ease of Doing Business’, the buildings have
been classified further on the basis of risk parameters/ risk based classification to clear the
building permits on fast track system. This kind of classification shall be used for fast tracking
the sanction of building plans, which shall facilitate regulated and faster construction permits,
and also aid in improving the rating of the country in World Bank’s assessment in ‘Ease of
Doing Business’.
Further, the ULB in consultation with all parastatal bodies involved, shall identify risk based
classification of industrial, commercial and institutional buildings and prepare risk based matrix,
in-line with those proposed in MBBL for residential and storage buildings/ warehouses/ godowns
and accordingly prescribe the fast tracking approval system. This exercise shall be done within a
period of 3 months from the date of publication of the Local Building Bye-laws. On the basis of
above-mentioned risk matrix prepared by each of the agencies involved in approving building
plans, State Government shall design and notify necessary legal instructions to implement risk
based mechanism with a view to fast track building permissions based on their risk
classification. These instruments may include, but are not limited to, delegation of powers, out-
sourcing, empowering architects, self certifications, etc. These notifications shall be done within
3 months from the date of notification of risk matrix by each competent Municipal
Corporation/Council/ Nagar Panchayat / agency as mentioned above.

14.5.1 Residential Buildings

For approval of the residential plotted and group housing buildings, risk based classification shall
be as per Table 14.3 -

Risk Matrix for different Residential buildings

Risks Very Low Low Moderate High
Criteria Parameters
Size of the Square Meters Below 105 105 - 500 m2 Above 500 All sizes
Plot m2 m2
Height of Meters Below 15 m Below 15 m Below 15 m 15 m and
building above
Use of the Various Residential Residential Residential Group
premise Categories Plotted Plotted Plotted Housing
Note:
i. Considering no other issue like Monuments, Metro, DUAC, Airports etc. are involved. In case
the property lies within the regulated zone of metro rail, airport etc. the online clearance from
the local body concerned shall be taken
ii. The Urban Local Body shall empanel professionals as per Bye-laws.
iii. The Urban Local Body shall work out and prescribe fees for submitting the building plans
iv. The fees shall be derived by an automated built-in calculator in the online system of
submission.

123
Suggested Fast Tracking Tools:
For Very Low Risk Buildings:
The process prescribed in bye-laws shall be followed.
For Low Risk Buildings:
A Competent professional shall be empowered to issue the building permit, but only after
submitting the plan along with requisite documents and fees to the concerned local body. If the
owner/ professional desires to get the building plan sanctioned by the local body, building plans
prepared by a qualified architect/ engineer will have to be submitted to the concerned local body
along with the fees and other requisite documents and the local body shall grant the building
permit within 10 days.
For Moderate risk Buildings:
Building plans will have to be prepared by a competent professional and the building
plans will have to be submitted to the concerned local body along with the fees and other
requisite documents. The local body shall grant the building permit within 20 days.
For High risk Buildings:
Clearance from Fire department and other necessary clearances from AAI, NMA and
other agencies have to be obtained. Building plans will have to be prepared by a competent
professional and the building plans will have to be submitted to the concerned local body along
with the fees and other requisite documents. The local body shall grant the building permit
within 20 days.

14.5.2 Storage/Warehouse Buildings

For approval of the buildings meant for use as storage buildings/ warehouses/ godowns, risk
based classification shall be as per Table 14.4 -
Table 14.4 Risk Matrix for Storage/Warehouses
Risks
Very Low Low Moderate High
Covered Area on Up to 250 m2 Above 250 m2 Up to 2000 m2 Above 2000 m2
all floors/ Built- and
up area up to 2000 m2
Height of Below 15 m Below 15 m Below 15 m Below 15 m
building
Abutting Road Min. 12 m Min. 12 m Min. 12 m Min. 12 m
width
Type of Material Category A Category A Category B CategoryB
storage (Stacking height (Stacking height
- Medium) -High)

Note:
i. The level of Risk is classified according to the material stored in the warehouse/storehouse.
Material shall be classified according to the Categories defined in Appendix “I”.
ii. Building application of buildings listed in the bye-laws shall be dealt in accordance with this
table for building plan approvals.
iii. The Urban Local Body shall empanel professionals as per bye-laws.
iv. The building application processing fees shall be derived by an automated built-in calculator
in the online system.

14.5.3 Industrial Buildings

For approval of the buildings meant for use as storage buildings/ warehouses/ godowns, risk
based classification shall be as per Table 13.5
Table 14.5 Risk Matrix for Industries
Risks Low Moderate High
Criteria Parameters
Size of the Plot Square Meters upto 350 m2 Above 350 m2 All sizes

124
Height of Meters Less than 15 m Less than 15 m 15 m and above
building
Abutting Road Meters Min. 12 m Min. 12 m Min. 12 m
width
Note:
i. The level of Risk is classified according the size and height of the industrial building proposed.
ii. The Urban Local Body shall empanel professionals as per bye-laws.
iii. The building application processing fees shall be derived by an automated built-in calculator
in the online system.

14.6 Other Suggestions to enhance ease of doing business:

Some other suggestions, regarding Fast-Track construction permits are:

14.6.1 Citizens’ Charter

A Citizens’ charter lists out the timelines and upper limits of time for the delivery of citizen
services of the organization. The objective of issuing the charter is to improve the quality of
public service in terms of timely delivery. Such charters should be brought out by all
municipalities to maintain high standards of accountability and transparency. The standards of
service to be provided, the maximum number of days required for building approvals and the
standards procedures should be listed out in the citizens’ charter. Some states have gone a step
further and introduced a citizen service delivery guarantee act whereby the time lines
prescribed by a citizen charter are made statutory and binding on officials.

14.6.2 Capacity building

Capacity building measures are to be adopted for such functionaries to identify Training Needs
(TNA) and other technical requirement of duties that they are required to discharge. Fresh
recruitments commensurate to the technical qualification/ experience are to be made by the State
Government, if there is complete absence of the technical expertise needed for the said services.

14.6.3 Empowered Committees

The Authorities may also consider constituting ‘Empowered Committees’ or ‘Peer Expert
Groups’ for undertaking scrutiny and approval. This committee can be manned as per the
requirement and area of more than one municipality can be put under its jurisdiction.

14.6.4 Simplification of bye-laws

The building Bye-Laws need to be simplified for easy comprehension of lay person as well as
professionals involved in developmental activities. The simplification process should also
include the process of application, the filling up of forms and streamlining the process of
application.

125
 CHAPTER-XV
CLIMATE RESILIENT CONSTRUCTION – INTEGRATION OF ENVIRONMENTAL
CLEARANCE WITH SANCTION
Land, Air, Noise, Water, Energy, biological/ socio-economic/ solid / other waste management
are the main facets considered in relation to Pre, During and Post Building Construction for
Sustainable Environment Management. Therefore, it is necessary for the building process to
ensure compliance to various conditions laid down by the Ministry of Environment, Forest and
Climate Change. The building construction sector is a major contributor towards carbon
footprints which affects climate change. India is committed towards mitigating the effects of
climate change and moving towards internationally accepted norms for environmental friendly
building construction. Currently this objective of environmental safeguard is achieved through
obtaining a specific environmental clearance (EC) for any construction project having a size of
more than 20,000 sq mts. This is administered under notification of Ministry of Environment,
Forest and Climate Change. With rapid urbanisation and growth of Indian economy, it is
anticipated that the construction activity will experience a proportionate growth. Government is
also committed towards streamlining of clearances for buildings and real estate sector and
empowering the urban local bodies with an objective of Ease of Doing Business.

15.1 Environmental conditions for compliance during Building approvals

The Ministry of Environment, Forest and Climate Change has now decided to integrate the
environmental concerns into building plan approval process and empowering the concerned local
body/Municipal Authority to approve and certify compliance of stipulated requirements. The
new building construction proposals are classified in the following 3 categories:-
1) Conditions for Category ‘A’ Buildings: Built-up Area 5000 sqmt – 20000 sqmt
2) Conditions for Category ‘B’ Buildings: Built-up Area 20000 sqmt – 50000 sqmt
3) Conditions for Category ‘C’ Buildings: Built-up Area 50000sqmt – 150000 sqmt
The Municipal Corporation/Council/Nagar panchayat shall approve the building plans by
ensuring the stipulated conditions in Table 15.1, 15.2 and 15.3 for the respective categories of
buildings. The State will approach M/o Environment, Forest and Climate Change alongwith the
Draft notification for amendment of Byelaws incorporating these stipulated conditions for
seeking clearance that the requirements have been met and after getting the clearance from M/o
EFCC, the State shall issue notification of Building Bye-laws along with stipulated conditions.
Copy of the notification shall be forwarded to Ministry of Environment, Forest and Climate
Change so that they may notify the particular State or part thereof for which conditions have
been suitably integrated to delegate the powers to the Local Municipal
Corporation/Council/Nagar panchayat. Thereafter, for such notified area no separate prior
Environmental clearance will be required. This shall be applicable:
i. For building plans with a total built-up area between 5,000 sqm and 1,50,000 sqm,
environment clearance will be required to be synchronized with the bye-laws.
ii. The concerned Urban local body, authorized to sanction building plans, shall ensure at the
time of sanctioning a building plan that the environmental requirements stipulated in Table
15.1 (for above 5,000 sqm and up to 20,000 sqm), Table 15.2 (for above 20,000 sqm and up to
50,000 sqm) and Table 15.3 (for above 50,000 sqm and up to 1,50,000 sqm), as the case may
be, are complied with.
iii. No plan for building of constitution over 10,000 Sq. Mtrs. Area which will cover for
construction of any commercial, industrial and even residential area would be sanctioned by
any authority unless such sanction plan duly provided for setting up of an STP which shall
bring sewage and domestic discharge within the prescribed parameters. Further such plan
should duly provided for a complete and comprehensive system of collection, transportation
and disposal of Municipal solid waste strictly in accordance with the Solid Waste Management
Rule, 2016. This direction shall apply to all the pending sanction as of today and to all cases
without exception in future.

126
Table 15.1: Environmental Conditions for Building and Construction
(Category “A”: 5000 sqmt - 20000 sqmt)
S.No. Medium Environmental conditions PMBBL
Ref. Clause
1 Natural The inlet and outlet point of natural drain system -
Drainage should be maintained with adequate size of channel
for ensuring unrestricted flow of water.
2 Water A rain water harvesting plan needs to be designed Table 10.1
conservations where the recharge bores (minimum one per 5000
– sqm of built-up area) shall be provided. The rain
Rain Water water harvested should be stored in a tank for reuse
Harvesting in household through a provision of separate water
and Ground tank and pipeline to avoid mixing with potable
Water municipal water supply. The excess rain water
Recharge harvested be linked to the tube well bore in the
premise through a pipeline after filtration in the
installed filters.
2(a) The unpaved area shall be more than or equal to 20% 11.2.1 (iv)
of the recreational open spaces.
3 Solid Waste Separate wet and dry bins must be provided at the 11.2.5 (b)
Management ground level for facilitating segregation of waste.
4 Energy In common areas, LED/ solar lights must be 11.2 3(c)
provided.
5 Air Quality Dust, smoke and debris prevention measures such as -
and Noise screens, barricading shall be installed at the site
during construction. Plastic/ tarpaulin sheet covers
must be used or trucks bringing in sand and material
at the site.
5 (a) The exhaust pipe of the DG set, if installed, must be -
minimum 10m away from the building. In case it is
less than 10m away, the exhaust pipe shall be taken
up to 3m above the building.
6 Green cover A minimum of 1 tree for every 80 sqm of land shall 11.2.1 (i)
be planted and maintained. The existing trees will be
counted for this purpose. Preference should be given
to planting native species.
6(a) Where the trees need to be cut, compensatory 11.2.1 (ii)
plantation in the ratio of 1:3 (i.e. planting of 3 trees
for every 1 tree that is cut) shall be done with the
obligation to provide continued maintenance for such
plantations.

Table 15.2: Environmental Conditions for Building and Construction

(Category “B”: 20000 sqmt - 50000 sqmt)
S.No. Medium Environmental conditions PMBBL
Ref. Clause
1 Natural The inlet and outlet point of natural drain system -
Drainage should be maintained with adequate size of channel
for ensuring unrestricted flow of water.
2 Water A rain water harvesting plan needs to be designed Table 10.1
conservations – where the recharge bores (minimum one per 5000 sqm
Rain Water of built-up area)shall be provided. The rain water
Harvesting and harvested should be stored in a tank for reuse in

127
 Ground Water household through a provision of separate water tank
Recharge and pipeline to avoid mixing with potable municipal
water supply. The excess rain water harvested be
linked to the tube well bore in the premise through a
pipeline after filtration in the installed filters.
2(a) The unpaved area shall be more than or equal to 20% 11.2.1 (iv)
of the recreational open spaces.
3 Solid Waste Separate wet and dry bins must be provided at the 11.2.5 (b)
Management ground level for facilitating segregation of waste.
4 Energy In common areas, LED/ solar lights must be provided. 11.2 3(c)
4(a) At least 1% of connected applied load generated from 11.2
renewable energy source such as photovoltaic cells or
wind mills or hybrid should be provided.
4(b) As per the provisions of the Ministry of New and 11.2.4 - IV
Renewable energy solar water heater of minimum
capacity 10 litres/4 persons (2.5 litres per capita) shall
be installed.
4(c) Use of flyash bricks: Fly ash should be used as 11.2.6 (b)
building mmaterial in the construction as per the
provisions of Fly Ash Notification of September, 1999
and as amended from time to time.
5 Air Quality and Dust, smoke and debris prevention measures such as -
Noise screens, barricading shall be installed at the site during
construction. Plastic/ tarpaulin sheet covers must be
used for trucks bringing in sand and material at the
site.
5(a) The exhaust pipe of the DG set, if installed, must be -
minimum 10m away from the building. In case it is
less than 10m away, the exhaust pipe shall be taken up
to 3m above the building.
6 Green cover A minimum of 1 tree for every 80 sqm of land shall be 11.2.1 (i)
planted and maintained. The existing trees will be
counted for this purpose. Preference should be given
to planting native species.
6(a) Where the trees need to be cut, compensatory 11.2.1 (ii)
plantation in the ratio of 1:3 (i.e. planting of 3 trees for
every 1 tree that is cut) shall be done with the
obligation to provide continued maintenance for such
plantations.

Table 15.3: Environmental Conditions for Building and Construction

(Category “C”: 50000 sqmt - 150000 sqmt)
S.No. Medium Environmental conditions PMBBL
Ref. Clause

1 Natural The inlet and outlet point of natural drain system should -
Drainage be maintained with adequate size of channel for ensuring
unrestricted flow of water.
2 Water A rain water harvesting plan needs to be designed where Table 10.1
conservations the recharge bores (minimum one per 5000 sqm of built-
– Rain Water up area) shall be provided. The rain water harvested
Harvesting should be stored in a tank for reuse in household through

128
 and Ground a provision of separate water tank and pipeline to avoid
Water mixing with potable municipal water supply. The excess
Recharge rain water harvested is to be linked to the tube well bore
in the premise through a pipeline after filtration in the
installed filters.
2(a) The unpaved area shall be more than or equal to 20% of 11.2.1 (iv)
the recreational open spaces.
2(b) The ground water shall not be withdrawn without
approval from the competent Municipal Authority.
2(c) Use of potable water in construction should be
minimized.
2(d) Low flow fixtures and sensors must be used to promote
water conservation.
2(e) Separation of grey and black water should be done by the
use of dual plumbing system.
3 Solid Waste Separate wet and dry bins must be provided at the ground 11.2.5 (b)
Management level for facilitating segregation of waste.
3(a) All non-biodegradable waste shall be handed over to
authorized recyclers for which a written tie-up must be
done with the authorized recyclers.
3(b) Organic waste composter/ vermiculture pit with a
minimum capacity of 0.3 Kg/tenement/day must be
installed wherein the STP sludge may be used to be
converted to manure which could be used at the site or
handed over to authorized recyclers for which a written
tie-up must be done with the authorized recyclers.
4 Energy In common areas, LED/ solar lights must be provided. 11.2 3(c)
4(a) At least 1% of connected applied load generated from 11.2
renewable energy source such as photovoltaic cells or
wind mills or hybrid should be provided.
4(b) As per the provisions of the Ministry of New and 11.2.4 - IV
Renewable energy solar water heater of minimum
capacity 10 litres/4 persons (2.5 litres per capita) shall be
installed.
4( c) Use of flyash bricks: Fly ash should be used as building 11.2.6 (b)
material in the construction as per the provisions of Fly
Ash Notification of September, 1999 and as amended
from time to time.
4(d) Use of concept of passive solar design of buildings using 11.2 (3)
architectural design approaches that minimize energy
consumption in buildings by integrating conventional
energy-efficient devices, such as mechanical and electric
pumps, fans, lighting fixtures and other equipment, with
the passive design elements, such as building orientation,
landscaping, efficient building envelope, appropriate
fenestration, increased day lighting design and thermal
mass.
4(e) Optimize use of energy systems in buildings that should 11.2 (3)
maintain a specific indoor environment conducive to the
functional requirements of the building by following
mandatory compliance measures (for all applicable
buildings) as recommended in the Energy Conservation
Building Code (ECBC) 2007 of the Bureau of Energy

129
 Efficiency, Government of India.
5 Air Quality Dust, smoke and debris prevention measures such as -
and Noise screens, barricading shall be installed at the site during
construction. Plastic/tarpaulin sheet covers must be used
for trucks bringing in sand and material at the site.
5 (a) The exhaust pipe of the DG set, if installed, must be -
minimum 10m away from the building. In case it is less
than 10m away, the exhaust pipe shall be taken up to 3m
above the building.
6 Green cover A minimum of 1 tree for every 80 sqm of land shall be 11.2.1 (i)
planted and maintained. The existing trees will be
counted for this purpose. Preference should be given to
planting native species.
6 (a) Where the trees need to be cut, compensatory plantation 11.2.1 (ii)
in the ratio of 1:3 (i.e. planting of 3 trees for every 1 tree
that is cut) shall be done with the obligation to provide
continued maintenance for such plantations.
7 Sewage Sewage treatment plant with capacity of treating 100% 5.32.4
Treatment waste water shall be installed. Treated water must be
Plant recycled for gardening and flushing.
8 Environment The environment infrastructure like Sewage Treatment -
Management Plant, Landscaping, Rain Water Harvesting, Power
Plan backup for environment, Infrastructure, Environment
Monitoring, Solid Waste Management and Solar and
Energy conservation, should be kept operational through
Environment Monitoring Committee with defined
functions and responsibility.

15.2 OTHER ENVIRONMENTAL ISSUES FOR COMPLIANCE DURING BUILDING

APPROVALS
15.2.1 Construction and Demoliton (C&D)Waste Management:
i. The C&D waste shall not be stacked on the roads/ open, littered, stacked uncovered.
ii. The C&D waste shall not be transported in uncovered vehicles.
iii. The C&D waste shall be dumped only at the designated low lying areas or areas
designated by Municipal Corporation/Council/Nagar panchayat.
iv. Municipal Corporation/Council/Nagar panchayat shall designate such areas within 6
months of coming into force these byelaws.
v. Municipal Corporation/Council/Nagar panchayat shall notify a service facility to collect,
transport and properly dispose of C&D waste.
vi. Municipal Corporation/Council/Nagar panchayat shall take an undertaking from the
applicant/owner that he shall abide by the terms and conditions mentioned at byelaw
no.15.2.1 and in case of default, he/she shall be liable to pay fine/compensation as
prescribed by the Government.

15.2.2 The construction activity shall not cause to create or create dust and the owner/
developer/promoter shall put curtains/ water curtain/film to avoid dust during
construction activity.

15.2.3 ENERGY CONSERVATION:

The provisions of Punjab Energy Conservation Building Code(Punjab-ECBC) notified
on dt.24/06/16 shall be complied with, in the defined buildings in the code.

130
 CHAPTER – XVI
MISCELLANEOUS

16.1 RELAXATION:
Government may relax any of the provision of these building bye-laws for reasons to be
recorded in writing.
16.2 REPEAL OF EXISTING BYELAWS:
The existing Building Byelaws of the Municipal Corporation/Council/Nagar Panchayat
in the state of Punjab, shall stand repealed after the date of coming into force the new
Building Byelaws.
16.3 The provisions of these Building Byelaws shall have effect provided it is not
inconsistent with any provisions contained in any other law for the time being in force.
16.4 The provisions of these Building Byelaws shall have effect provided it is not
inconsistent with any provisions contained in Master Plan notified or to be notified
under the PRTPD Act.

************************

131
 FORM – A

Notice to build under Building Bye-laws framed by Municipal Corporation/Council/Nagar

Panchayat.

To,
The Commissioner/Executive Officer,
Municipal Corporation/Council / Nagar Panchayat,
_______________.
Sir,
I / We hereby apply for permission to execute work of erecting / re-erecting a building of
the following description:
______________________________________________________________________________
______________________________________________________________________________
____________________________________
The following papers are accompanying the application:
Site Plan: Two copies on tracing film & Four sets of Prints.
Building Plan: Two copies on tracing film & Four sets of Prints.
Service Plan: Two copies on tracing film & Four sets of Prints.
Specifications: Form – B

The construction of the building will be supervised by _____________________, registered as A

/ B class Architect / Building Designer / Supervisor with Municipal Corporation/Council / Nagar
Panchayat vide license No.__________________________________________ .

Yours faithfully

Signature of Registered Architect / (Signature of Owner or his / her

Building Designer and Supervisor. authorized agent)
Full Address:
License No.:

(For Office Use Only)

Serial No. of building application:
Date of receipt of completed application:
Last date for final orders of sanction or rejection:
Situation of building:
Particulars of building:

132
 FORM – B

Form for Specifications of Proposed Buildings as required under Bye-laws

A The Purpose for which the building is intended to be used

B Details of coverage on respective floors as given below :
Existing Proposed Total
Basement
Floor
Ground Floor
Mezzanine
Floor
First Floor
Second Floor
Third Floor

C Approximate Number of inhabitants proposed to be

accommodated
D The number of latrine/WC, urinals, kitchen, baths to be
provided
E The source of water to be used in the construction
F Distance from public sewer
G The material to be used in construction
Foundations
Walls
Columns
Roof
Floors
Finishes
Yours faithfully

Signature of Registered Architect / (Signature of Owner or his / her

Building Designer and Supervisor. authorized agent)
Full Address:
License No.:

133
 FORM – C

Form of Notice of commencement of the erection of building of the execution of work under
Bye-law

I hereby certify that the erection, re-erection of below mentioned building/ execution of work
will be commenced on ___________________________:
Plot Number / House Number:
Street Number / Road:
Colony:
Locality/Village:
Sanctioned Vide B.A. Number:
Date:

________________
Signature of Owner
Name & Address of Owner:
_______________________
_______________________
Date: _______________________

134
 FORM – D

NOTICE OF COMPLETION AND PERMISSION TO OCCUPY

(Under Building Bye-Laws)

To
The Commissioner/Executive Officer,
Municipal Corporation/Council / Nagar Panchayat,
_______________.

SUB: NOTICE OF COMPLETION AND PERMISSION TO OCCUPY

Sir,

I/We beg to apply for permission to occupy building/part of the building sanctioned vide
B.A. No. ____________ Dated ____________ situated
________________________________________________. The building / part of the
building has been completed in all respects according to the sanctioned plan and is fit for
use for which it had been erected.
Certificate in form ‘E’ from the registered Architect / Building Designer / Supervisor
who supervised the construction of the building is submitted herewith.

Yours faithfully,

Date : Signature of owner.

Name & Address of the Owner.
_________________________
_________________________
_________________________
Description of building / part of building
House No.________________
Road ____________________
Street ____________________
Description of building ______
_________________________
_______________________________________________________________
(For office Use Only)
1. Date of receipt of notice_____________________________________
2. Date of issue of (a)permission to occupy ___________________
(b) refusal to occupy_______________________

135
 FORM - E

(Certificate required under building Bye–laws)

TO WHOM SO EVER IT MAY CONCERN

I /We do hereby certify that the building / part of the building sanctioned vide B.A.
No.____________ Dated _______________ has been supervised by me and has been completed
to my satisfaction in accordance with the sanctioned plan and Building Bye-laws, that the
workmanship and the whole of the materials used are of the requisite quality; and that no
provision of the PM Act-1911/PMC Act-1976 & the bye - laws and no requisition made
/conditions prescribed or orders issued there under, has been transgressed in the course of the
work.

Registered Architect / Building

Designer / Supervisor
Date: License No._______________

136
 FORM – F

PERMISSION FOR OCCUPANCY OR USE OF BUILDING

From

The Commissioner/Executive Officer,

Municipal Corporation/Council / Nagar Panchayat,
_______________.
To
________________
________________
________________

No._____________________ dated __________________

Reference No.

Whereas …………………… has given notice of completion of the building described

below, the building / part of building has been completed as per sanctioned plan or is in deviation
from the sanctioned plan and has deposited the composition fee Rs …….. vide receipt no ………
dated …….;
I hereby:-

1. Grant permission for the occupation and/ or use of the said building/ part of building; or
2. Refuse permission for the occupation and / or use of the said building/ part of building for
reason give below:-

Description of building

Area ………………….. Name of road ……………………

Site No ………………. House No. (if any) ………………

COMPETENT AUTHORITY

137
 Annexure- I
(Bye laws: 3.14.2)
Building Permit/Sanction

File/B.A. No .................
Dated ............................................

To

Subject: Sanction u/s………of PMC Act,1976/PM Act,1911.

Dear Sir or Madam,

With reference to your application dated .................. . for the grant of sanction
to erect/re-erect/add to/alteration in the building to carry out the development
specified in the said application relating to Plot/Site No ........................................ Ward
no……situated in/at………. I have to state that the Authority subject to the following
conditions and corrections done in the plans has sanctioned the same on……………….
The plans are valid up to……..day……Months………year……..

1. The construction will be undertaken as per sanctioned plan only and no

deviation from the bye-laws will be permitted without prior sanction. Any
deviation done against the bye-laws is liable to be demolished and the
supervising Architect/Professional engaged on the job will run the risk of
being black listed.
2. Violation of building bye-laws will not be compounded.
3. It will be the duty of the owner of the plot and the Architect/Professional
preparing the plans to ensure that the sanctioned plans are as per prevalent
Master Plan/Zonal Plan/Building Bye-laws. If any infringement of bye-
laws remain unnoticed, the concerned Authority reserves the right to
amend the plans as and when infringement come to the notice and
concerned Authority will stand indemnified against any claim on this
account.
4. A notice in writing shall be sent to Authority before commencement of the
construction of the building as per bye-laws. Similar notice will be sent to
Authority when the building has reached up to plinth level.
5. The owner shall not occupy or permit to occupy the building or use or
permit to use the building or any part thereof affected by any such work
until occupancy certificate is issued by the concerned Authority.
6. Concerned Authority will stand indemnified and kept harmless from all
proceedings in court and before other authorities of all expenses /claims
which the concerned Authority may incur or become liable to pay as a
result or in consequences of the sanction accorded by it to these building
plans.
7. The doors and window leaves shall be fixed in such a way that they shall
not, when open project on any street.
8. The owner will not convert the house into more dwelling units on each
floor then the sanctioned.
9. The building shall not be constructed within minimum distance as
specified in Indian Electricity Rules from voltage lines running on side of
the site.
10. The land left open as a consequence of the enforcement of the setback rule
shall form part of the public street.

138
 11. The owner shall ensure that the public areas like road, parks and other
public opens spaces are not used for stacking the building materials or
machineries to avoid public inconvenience and nuisance.
12. The sanction will be void if auxiliary conditions mentioned above and
other conditions whatsoever imposed are not complied.
13. The owner will use the premises for the use, which has been sanctioned.
14. The owner will not proceed with the construction without having the
supervision of an Architect/Professional as the case may be. If he\she
changes his Architect/Professional, he\she shall inform the Authority
about the appointment of new Architect/Professional within 48 hours, with
a proper certificate from him.

Yours Faithfully For

………………………….

Encl: A set of sanctioned plan.

139
 Annexure- II
(Bye laws: 3.14.2)

Form for Refusal of Building Permit

To

File/B.A. No ....................................................................... Dated

Sir.

With reference to your application No ................................... dated...................... .

for the grant of sanction for the erection of building/execution of work in House
/Site No ....... …Ward No……Situated at…… .I have to inform you that building permit under
relevant provisions of the Act has been refused on… … … on the following grounds.

Yours faithfully

For ...................................

Authority.

140
 Annexure- III
(Bye laws: 3.14.3)
Form of Revalidation

File/B.A. No ..............
Dated ..........................

Shri /Madam .................................................

Subject: Revalidation of Building Plan relating to plot/site No ............................

Ward No .............................. Scheme/Location .............................

Dear Sir / Madam,

1. With reference to your application dated ..... on the subject cited above, I am
directed to inform you that your building plan which were sanctioned on ...........
vide file/B.A. No ...................... .have been revalidated up to

2. Original sanctioned plan submitted by you is also returned herewith.

3. Please acknowledge receipt.

Yours Faithfully,

For
Authority
Encl: As above.

141
 Annexure- IV
(Bye laws: 3.14.5)

Qualification and Competence of Technical Personnel for Preparations of Schemes

for Building Permit and Supervision

1.0 General

Building/Development work for which permission is sought, shall be

planned, designed and supervised by registered professionals. The registered
professionals for carrying out the various activities shall be:
Architect, Engineer, Structural engineer, Town planner, Landscape
architect, Urban designer, Supervisor. Requirements of registration/license for
these professionals by the Authority or by the body governing such profession
and constituted under a statute, as applicable to practice within the local body’s
jurisdiction, are given in items 1 to 7 of the following table:
(items 7-9 Plumber, Electrician and Fire Consultant may not need registration)

Sl No Professional Qualifications Competence / Functions

1 Architect A person holding a The registered architect shall be competent
graduate degree in to carry out the work related to the
Bachelor of Architecture building/development permit as given
from any institute below:
recognized by the a. Prepare and sign all plans, sub-
Council of Architecture division/layout plans and information
(COA) and has his/her connected with building permit.
name entered in the b. Layout Plans of plots measuring upto 1
register of COA for the Ha. in size.
time being, with a valid c. Issuing certificate of supervision and
COA Registration completion of all buildings.
number, under the d. Issuing certificate of supervision for
Architect’s Act 1972. development permit of Layout Plans of
plots measuring upto 1 Ha. in size.
2 Engineer Graduate in Civil The registered engineer shall be competent
Engineering from to carry out the work related to the
recognized Indian or building/development permit as given
foreign university. below:
a. Prepare andsign building plans of plots up to
Registered with valid
500 sq.m.(for all types of Buildings),structural
membership(Civil) of
drawingsand service plans andinformation
the
connected with building permit;
Institution of Engineers,
a. Preparation of structural drawings, details
India or Associate /
and
Fellow Member of the
calculations of buildings on plot up to
Institute of Engineers
500 m2 and up to 5 storeys or 16 m in
(India) – Civil.
height, all service plans and relatedinformation.
b. Issuing certificate of supervision and
completion of of plots upto 500
sq.m.(for all types of Buildings)
pertaining including structure and
building services.

142
3 Structural Graduate in Civil The registered structural engineer shall be
Engineer engineering from competent to prepare the structural
recognized Indian or design, calculations and details for all
foreign university, or buildings and undertake their supervision.
Corporate Member In case of buildings having special
(Civil) of Institution of structural features, as decided by the
Engineers Authority, they shall be designed only by
(India), minimum3years Structural engineers.
experience in structural
engineeringpractice with
designing and field
work.
NOTE — The 3 years
experience shall be
relaxed to 2 years in the
case of post-graduate
degree of
Recognized Indianor
foreign
university in the branch
of structural engineering.
In case of doctorate in
structural engineering,
the experience required
would be one year.

4 Town Graduate or Post The registered town planner shall be

Planner graduate degree in Town competent to carry out the work related to
and country planning with the development permit as given below:
valid Associate a. Preparation of plans for land sub-
Membership of the division/ layout and relatedinformation connected
Institute of Town development permit for all areas
Planners, India. more than 1 Hectare.
b. Issuing of certificate of supervision for
development of land of all areas.
c. Prepare and sign building plans of
plots up to
500 sq.m.(for all types of Buildings),structural
drawingsand service plans andinformation
connected with building permit;
Issuing certificate of supervision and
completion of of plots upto 500
sq.m.(for all types of Buildings).

NOTE — However, for land layouts for

development permit above 5 hectare in
area, landscape architect shall also be
associated, and for land development
infrastructural services for roads, water
supplies, sewerage / drainage,
electrification, etc, the registered
engineers for utility services shall be
associated.

143
5 Landscape Bachelor or Master’s The registered landscape architect shall
Architect degree in landscape be competent to carry out the work related
architecture or to landscape design for
equivalent from building/development permit for land
recognized Indian or areas 5 hectares and above. In case of
foreign university. metro-cities, this limit of land area shall
be 2 hectares and above.

NOTE — For smaller areas below the

limits indicated above, association of
landscape architect may also be
considered from the point of view of
desired landscape development.
6 Urban Master’s degree in Urban The registered urban designer shall be
Designer Design or equivalent competent to carry out the work related to
from recognized Indian urban design for city areas more than 5
or foreign university. hectares and campus area more than 2
hectares. He/She shall also be competent
to carry out the work of urban renewal for
all blighted/congested areas.

NOTE — For smaller areas below the

limits indicated above, association of
urban designer may be considered from
the point of view of desired urban design.

7 Plumber licensed by the A plumber shall be competent to do the

concerned Authority following jobs:
through examination of a. Execution / supervision of sanitary
candidates - Certificate works up to 500 sq mt plot size and 4
of training from I T I , storeyed buildings.
with min. 2yrs
experience of execution
of sanitary and plumbing
works under any govt.
Dept./ Local body or a
qualified Architect /
Engineer. Knowledge of
working drawings and
dimensioned sketches.

8 Electrician As prescribed by the

concerned electricity
company
9 Fire As prescribed by Local
Consultant Fire Officer, Town/City
Fire Service.

144
 Annexure-V
(Bye laws: 3.15.3)

Information for Intimation of Completion of Work up to Plinth Level To

The

..................................... Authority,

Sir,

The construction up to plinth/column up to plinth level has been completed in

Building No .......................................... . on/in Plot No ........................... Scheme
No ................ . Road/Street ........................................Ward ..................................... in
accordance with your permission No ..............................dated ....................... .under my
supervision and in accordance with the sanctioned plan.

Yours faithfully,

Signature of Engaged Professional ,

Name …………

(In Block letters)

Address…………

145
 Annexure-VI
(Bye laws: 3.15.3)
Inspection Report

I ............................................. working as a.................................................. with ...................

have carried out the inspection of Building No ............................ .on/in Plot No......................
Scheme No............................. Road/Street........................... ward ..................... in accordance
with permission No ……dated .. . The following deviation from the sanctioned plans have been
noticed which are against the provision of Master Plan / Bye-laws are of non-compoundable
nature.

Description of deviations noticed:

You may not proceed with further work till such time the deviations made are rectified and
construction brought in conformity to sanction plans.

Yours Faithfully

For ..................................................

Competent Authority

Office No ...........................................

Office Stamp ......................................

Date .................................................. ..

146
 Annexure-VII (Bye laws: 3.16.ix,x)
Form for Certificate of Architect/Engineer/Town Planner
(To be submitted along with notice of completion)

To

The

..................................... Authority,

Dear Sir,

We hereby certify that the erection, re-erection or material alteration in/at

building No ...................................... .on in Plot No ............
Ward No ................... Scheme......................situated at..has been supervised by me and has
been completed onaccording to the plans sanctioned, vide office communication No dated .
The work has been completed to our best satisfaction, the workmanship and all the materials
(type & grade) have been used strictly in accordance with general and detailed specifications.
All the drainage/Sanitary/Water Supply work has been executed under our supervision and as
per Building Bye-laws. No provisions of the Building Bye-laws and condition prescribed or
order issued there under have been transgressed in the course of the work. The building is fit
for use for which it has been erected /re-erected or altered/constructed and enlarged.

2. Certificate:
i) Certified that the building(s) has been constructed according to the sanctioned
plan and structural design (one set of structural drawings as executed is
enclosed) which incorporate the provisions of structural safety as specified in
relevant prevailing NBC and IS codes standards/Guidelines.
ii) Further certified that water harvesting as well as waste water re-cycling
systems have been provided as per the sanctioned building plan.
iii) It is also certified that construction has been under our supervision and
guidelines and adheres to the drawings submitted and the records of
supervision have been maintained by us.
3. Permission to occupy of use the building may be granted.
4. Any subsequent change from completion drawings will be the responsibility of the
owner(s)
a) Signature of the owner b) Signature of the Architect/Engineer/Town Planner

with date wth date

Name in Block letters Name in Block letter Licence No.
Address Address
c) Signature of the Structural Engineer

with date (for certificate 1)

(as defined in NBC of India)
Name in Block Letters

Address

Date:………..

147
 SCHEDULE – VI
INDEMNITY BOND FOR BASEMENT

This indemnity bond is executed by Sh. _________________________________

S/o Sh.________________________ R/o______________________________________ (herein
after called the owner) in favour of _________________________ Municipal
Corporation/Council / Nagar Panchayat, _______________ (hereinafter called the Municipal
Corporation/Council / Nagar Panchayat.
Whereas the owner has submitted to the Municipal Corporation/Council / Nagar
Panchayat, Building plans for sanction of basement over Plot No./Address ___________ under
the provisions of the P.M.C.Act,1976/ P.M.Act,1911and the Bye - laws made there under.
And where as the Municipal Corporation/Council / Nagar Panchayat has agreed to
sanction the aforesaid construction subject to the condition that the owner shall indemnify the
Bond in the event of any loss or damage being caused to the adjoining building on account of the
construction of the said basement either at the time of digging of the foundation and also against
any claim of any concern thereto.
And whereas the owner has agreed to execute an indemnity bond to the above
effect and also to abide by the terms by the Municipal Corporation/Council / Nagar Panchayat to
the grant of sanction of the basement.
NOW THIS DEED WITNESSED
1. That consideration of the sanction of the plans of the owner of construction of the basement,
the owner undertakes that he/she shall at all times keep the Basement harmless and free from
any liability less or damage following from any injury or damage caused to either properties,
adjoining basement or to any person as a consequence of the construction or at the time of
digging of its foundation or during the course of its construction or at any time there after.
2. The owner agrees and undertake that in the event of any claim being made by any person or
persons against the _____________ either in respect of the sanction granted by the
Municipal Corporation/Council / Nagar Panchayat to the owner for the construction of
basement by the owner or the consequences following from the said sanction the owner shall
be responsible and liable and not the Municipal Corporation/Council / Nagar Panchayat.
3. The owner agrees and undertake to indemnify the Municipal Corporation/Council / Nagar
Panchayat fully in respect of any amount which the owner may be required to pay to any
person either by way of construction of damages or on any other account as a result of any
claim or suit or any other proceedings concerning the sanctioning of the construction of the
basement of the making there of and which the Municipal Corporation/Council / Nagar
Panchayat may incur on defending any action.
4. Without prejudice to above the undertaking the owner hereby binds itself to apply to the
______________________ to the full extent any amount which the
_______________________ may be required to pay to any person in connection with
relating to or concerning the sanctioning of the basement or the making there of.
5. The owner further agrees and undertakes that this bond shall remain in full force and effect
till the owner faithfully observes & performs the undertaking herein before contained.

IN WITNESS WHEREOF THE owner above named has signed this bond on this_________ day
of _____________________at ____________________________

WITNESS 1: WITNESS 2: INDEMNIFIER

Name : Name :
Address : Address :

148
 SCHEDULE – VIII

Enforcement of Building Byelaws and monitoring of building activities as per sanctioned

plans and checking of unauthorized construction activities

1. In order to monitor the building activities as per the sanctioned building plans and to
ensure checking of unauthorized construction activities within the municipal Limits, the
enforcement of the building byelaws and the monitoring of building activities may be
strictly carried out by the concerned officials / officers involved for the enforcement of
the same. For this purpose, the following instructions may be followed and quarterly
report be submitted to the Govt. for proper review of this vital aspect concerning the
ULBs:-
All building works for which permission is required shall be subject to inspection by the
enforcement authority of ULB.
a. The applicant shall permit authorized officers of the concerned municipal authority to
enter the plot for which the building permission has been granted at any reasonable time
for the purpose of ensuring development as per sanctioned building plans.
b. The applicant shall keep during carrying out of building construction, a copy of the
approved plan on the premises where the development is permitted to be carried-out.
c. The applicant shall keep a board at site of development mentioning the area, plot No. etc.
Name of owner and name of architect/engineer/owner/surveyor.
1. Recognized stages for progress certificate and inspection / checking:
Following shall be the recognized stages in the erection of every building or the execution
of every work: -
(i) Excavation
(ii) Construction of foundation
(iii)Plinth
(iv) First Storey
(v) Each subsequent stories
(vi) Completion certificate / occupancy certificate.
2. The execution of construction of Multiplex Buildings, Commercial Complexes more than
1000 square yards and Group Housing Projects shall be video graphed at the recognized
stages.
3. Before commencement of the erection or execution of work, the person concerned is to
give a notice to the Commissioner / EO, MC of the proposed date of commencement of
the erection of the building of the execution of the work. Accordingly, it may be ensured
that before commencement of the construction, demarcation as per sanctioned plan be
given by the ULB to ensure that the set backs, spaces left for parking or otherwise shall be
kept intact and excavation will be as per the sanctioned building plan. This shall be
authenticated by the MTP/ATP or officer authorized for the purpose. The building
inspector concerned shall submit a report on alternate days that the excavation is being
done as per demarcation given / sanctioned plan.
4. At the time of laying out / construction of foundations, the building inspector shall give a
certificate that the foundations have been constructed as per the sanctioned plan. The
Building Inspector shall submit a report on alternate days, that the construction of
foundations is going on as per the sanctioned plan/demarcation given at site. When the
construction reaches up to plinth level, the building inspector shall give a certificate to
this effect that the construction has been raised as per the sanctioned plan. This will also
be authenticated by the MTP/ATP or officer authorized for the purpose.
5. Thereafter report shall be submitted by the building inspector once a week that the
construction is going on as per the sanctioned plan/demarcation given at the site till the
first storey is completed. On completion of first storey and each subsequent storey a
certificate shall be given by the building inspector that the construction has been raised as

149
 per the sanctioned plan. This will also be authenticated by the MTP/ATP or officer
authorized for the purpose and reported to the enforcement authority.
6. No building shall be allowed to be occupied without obtaining the completion certificate.
7. Since the set backs (sides, rear and front) and parking area of the individual building and
FAR are of utmost importance, it may be ensured that no construction against the building
byelaws/sanctioned plan is allowed to be raised where set backs and parking area covered
or uncovered has not been provided as per the sanctioned plan/building byelaws and
where the construction is going to be raised beyond the permissible building envelope.
This monitoring be carried out and also supervised by the designated enforcement
authority every month.
8. As far as detection of unauthorized building activities taking place in various areas/ zones
of the city is concerned enforcement staff/Building Inspectors and the Assistant Town
Planners should regularly monitor and supervise their respective areas and as soon as any
construction is noticed right in the beginning, it should be dealt in accordance with the
provisions of the Municipal Acts. Unauthorized building construction activities should be
personally monitored by the MTP’s every week and also reviewed at the level of the
designated enforcement authority fortnightly.
These instructions may be strictly adhered to and the Commissioners/Executive
Officers of the Municipalities may kindly ensure that the enforcement staff is geared up for
controlling all kinds of unauthorized construction activities taking place in the ULBs.

Chandigarh A. Venu Prasad, IAS

Dated- 09.11.2018 Principal Secretary to Government of Punjab,
Department of Local Government, Punjab

Endst.No. CTP(LG) – 2018 / 3549 Dated Chandigarh the 22.11.2018

A copy is forwarded to the Controller, Printing & Stationary Department, Punjab,

SAS Nagar(Mohali) with a request to get this notification published in the Punjab Government
Gazette Extra ordinary and supply ten spare copies for record.

Sd-
Under Secretary Local Government

Endst.No. CTP(LG) – 2018 / 3550-3554 Dated Chandigarh the 22.11.2018

A copy of the above is forwarded to the following for information and further necessary action:-
1. Mayors/Commissioners of All Municipal Corporations in Punjab.
2. All Regional Deputy Directors, of Local Government Department in Punjab.
3. EOs of All Municipal Councils/Nagar Panchayats in Punjab.
4. All Officers in the Local Government Department.
5. All Superintendents in the Local Government Secretariat / Directorate.

Sd/-
Under Secretary Local Government

150
 1

GOVERNMENT OF PUNJAB
DEPARTMENT OF LOCAL GOVERNMENT
(Town Planning Wing)

NOTIFICATION

The 31st December, 2019

No. LG/CTP(LG)/2019/3977 In exercise of the powers conferred by sub-

section (1) of section 201 of the Punjab Municipal Act, 1911 (Punjab Act No. 3 of
1911) and sub-section (2) of section 399 of the Punjab Municipal Corporation
Act,1976(Act No. 42 of 1976), and all other powers enabling him in this behalf,
the Governor of Punjab is pleased to make following
amendments/additions/modifications in the clauses/schedules/Tables of the Bye-
Laws called “Punjab Municipal Building
Bye-Laws 2018” notified vide No. CTP(LG)/2018/3548 on 22.11.2018. These
shall come into effect from the date of notification.
2.23 Following Amendments are made in Clause 2.23:
Types of Buildings based on use of premises or activity:
a) “Commercial Building” - Shall mean a building used or
constructed or adopted to be used wholly or partially for shops,
private offices, banks, hotels, restaurants/banquet halls, beauty
parlours, boutiques, video parlours, auditoriums, mixed use
buildings with predominant use as commercial building or any
other building used for similar purpose engaged in trade and
commerce, but shall not include nursing home, hospital, marriage
palace, multiplex, Miniplex/Cinema.
However, Hotel, Motel, Lodge, guest house, service apartments
shall be treated as sub-categories of Commercial building.
d) "Industrial Building"- Includes a building or part thereof
wherein products or material are fabricated, assembled or
processed, such as assembly plants, laboratories, power plants,
refineries, gas plants, mills, dairies, factories including related
storage facilities in godowns.
2.99 Following Amendments are made in Clause 2.99:
Miniplex: shall mean an integrated entertainment and shopping
centre having maximum of four cinema halls with maximum seating
capacity not exceeding 999 seats in all cinema halls.
2.100 Following Amendments are made in Clause 2.100:
Multiplex: Shall mean an integrated entertainment and shopping
complex/centre having at least two cinema halls and may have
theatres, auditorium, Retail Shops, Commercial Showroom,
Restaurants, Food Plazas, Health Club, Fitness Centre, Club, Call
Centre, Private Offices, Hotel, Service Apartments, Convention
Hall, Bank, Cyber Café, Video Games Parlours, Pub, Bar, Bowling
Allies and other Commercial and Recreational facilities. It is
clarified that entire area/Building of Multiplex except Cinema Halls,
 2

shall fall in the commercial category.

2.120 Following Amendments are made in Clause 2.120:
Prohibited area: Means any area specified or declared to be a
prohibited area under section 20A of the Ancient Monuments and
Archaeological sites and Remains Act, 2010.
2.124 (a) Following Clause 2.124(a) is added:
Restricted area:- Restricted area for building activity along
NH/Schedule Road, Defense/Ammunition Depot restricted areas,
High Tension wires restricted area, and any other restricted areas
defined under various Acts or Notifications issued by the
Government from time to time.
3.9.4 Following sub clauses are added after clause 3.9.4(vii):-
viii) Latitude and Longitude of the cardinal points of the site.
ix) Site details and location marked on the notified master plan, (if
notified) of the town.
x) UID no. (Unique Identification no. of the site (if any) issued by
Authority.
xi) Copy of Aadhaar cards of owner (Optional)
3.10.6 Following shall replace existing Clause 3.10.6:
Building Plans for Multi-Storeyed/Special Buildings:
For Multi-storied buildings, which are more than 4 storeyed
(Ground + 3) and above 70 feet 6 inches in height or special
buildings like Industrial or Storage or Hazardous as defined in Bye
Laws the following additional informations shall be
furnished/indicated while submitting the building plans, in addition
to the items (a) to (l) of Clause 3.10.5 of Building Bye-Laws:
a) Access to fire appliances/vehicles with details of vehicular
turning circle/and clear motorable access way around the
building.
b) Size (width) of main and alternate staircase along with
balcony approach, corridor, ventilated lobby approach.
c) Location and details of lift enclosures.
d) Location and size of fire lift.
e) Smoke stop lobby/door where provided.
f) Refuse chutes & chamber, services duct (sanitation, electric
& telecommunication)
g) Vehicular parking spaces.
h) Refuge area if any.
i) Details of building services-air conditioning system with
position of dampers, mechanical ventilation system,
electrical services, boilers, gas pipes.
j) Details of exits including provision of ramps, for hospitals
and special risks.
k) Location of generator, transformer and switchgear room.
l) Smoke exhaust system if any.
m) Details of fire alarm system network.
n) Location of centralized control, connecting all fire alarm
systems, built-in fire protection arrangements and public
 3

address system.
o) Location and dimension of static water storage tank and
pump room.
p) Location and details of fixed fire protection installations
such as sprinklers, wet risers, hose reels, drenchers, CO2
installation.
q) Location and details of first aid firefighting
equipment/installation.
r) The proper signs/symbols and abbreviation of all fire
fighting systems shall be shown as per the relevant B.I.S.
Codes.
3.14.3 Following shall replace the existing Clause 3.14.3:
Duration of sanction/revalidation
Once a building plan is sanctioned, it shall remain valid for three
years from the date of sanction for those Residential, Industrial and
Commercial buildings which are up to 15 meters in height and for a
period of 4 years for buildings above 15 meters in height. However,
the validity period of sanction in case of addition /alteration in both
the cases shall be 2 years from the date of sanction. The building
plan shall be got re- validated in the prescribed form (Annexure III)
if expired subsequently after deposit of 1/4th of the
scrutiny/processing Fee of building plan prevailing at the time of
submission of building plan. Re-validation shall be subject to the
master Plan / Zonal Plan regulations and building Bye Laws, as in
force for the area where construction has not been started and
subject to condition that no deviation from the sanctioned plan has
been made.
3.21 Following shall replace the existing clause 3.21:
Compounding of Deviations from Sanctioned Plan
a) Residential Buildings
i) Violation of front setback shall not be compoundable
ii) Excess coverage up to 5% of the total permissible area shall
be compoundable subject to norms of fire, safety, structural
stability and parking.
b) Commercial and other Buildings
i) Violation of front setback shall not be compoundable
ii) Excess FAR more than the sanctioned /Permissible FAR shall
not be compoundable.
iii) Decrease in parking area shall not be compoundable. The
surface parking of more than 50% of the open parking area
shall not be compoundable.
4.1.1 Clause 4.1.1.(viii) shall be replaced by following:
(viii) In case where purchasable FAR is allowed it shall be subject
to structural and fire safety norms as prescribed in National
Building Code (NBC)-2016 as amended from time to time.
 4

4.1.2 Following provisions will replace Clause 4.1.2:

Additional FAR in Group Housing, Hospital and other buildings:
I Group Housing
a. Purchase of FAR shall be allowed on prescribed payment or
through Transferable Development Rights as per the
instructions issued by the Government from time to time, in
proposed Group Housing projects having plot sizes above 2
acres or above and abutting Road having a width of 100 feet
or above.
b. After additional FAR granted, maximum density of 90
dwelling units per acre with ground coverage of 35% and
FAR of 1:2.50 shall be permissible;
c. Purchase of FAR shall be subject to the following conditions:
i Shall be applicable only on those ongoing projects / or part of
the project or tower that is / are yet to be issued occupation
certificate, on plot size of 2 acres and above, abutting on
Road having width of 100 feet and above;
ii Shall be allowed only on fulfillment of the provisions of the
Master Plan, norms fixed for parking area, green area,
setbacks, fire and structure safety as per National Building
Code (NBC)-2016 and Government instructions issued from
time to time.
iii The approved layout/ building plan shall be amended after
following due procedures as per Punjab Apartment and
Property Regulation Act 1995 and Rules made there under.
d. Purchase of FAR shall also be allowed in ongoing group
housing projects sanctioned after 01.04.2014 in the vacant
pockets of layout plan (in buildable zone only) available
within the already approved project site subject to the
approval of Real Estate Regulation Act and consent of 100%
residents or flat / plot holders/purchasers as on date of
application.

II Hospital Building/Nursing Homes:

For Hospital Building/Nursing Home, Purchase of FAR shall be

allowed on prescribed payment or through Transferable
Developmental Rights as per the instructions issued by the
Government from time to time in following manner and with
following norms:

i) For plot sizes above 250 Sq. yds and upto 1000 Sq.yds. area:
ground coverage upto 50% and FAR of 1:2.00;
ii) For plot sizes above 1000 sq.yds. area; ground coverage upto
40% and FAR of 1:1.75;
 5

III Multiplex:
a. Purchase of FAR shall be allowed on prescribed payment or
through Transferable Developmental Rights as per the
instructions issued by the Government from time to time, only
for proposed building abutting road having 60 meters or
above of width.
b. FAR of 1:3.00 shall be permissible to those who have been
already allowed an FAR of 1:2.50 and FAR of 1:2.25 shall be
permissible to those who have already been allowed an FAR
of 1:2.00 and FAR of 1:2.00 shall be permissible to those who
have been already allowed an FAR of 1:1.75.
IV.Those seeking additional FAR in any category, the provisions
of Punjab Municipal Building Byelaws/Rules with regard to
Height, Parking, Setbacks, Structural Safety and Security,
Environmental clearance, access and Barrier Free
Environment, Rain Water Harvesting and requirements of
National Building Code (NBC)-2016 shall apply and be
strictly complied with.
V. Separate operational Rules for sale/purchase of Transferable
Developmental Rights shall be notified.
4.1.3 Following Clause is inserted after 4.1.2:
Charges for Purchase of FAR:
The base FAR is the existing permissible FAR. Purchase of
additional FAR shall be allowed on payment of External
Development Charges, Change of Land Use and Processing Fee
charges at current rate as on date of application for additional FAR
on pro-rata basis i.e. on excess/additional FAR allowed.
4.2.1 a) Following words are omitted from this clause: “It can be
changed in subsequent plan depending upon need based upon local
vehicle ownership, mass transportation and consequent parking
needs.”
b) Parking Standards for Residential plotted housing is amended
and shall be as follows:-
S.No. Land use Parking Standards Remark
1 Residential
Residential Upto 100 sq. meters 2 no of two
Plotted wheeler parking
Housing space
Above 100 to 150 Sq.m 1 ECS
Above 150 to 200 Sq.m 1 ECS ------
Above 200 to 300 Sq.m 2 ECS
Above 300 to 500 Sq.m 3 ECS
Above 500 to 1000 Sq.m 3 ECS
Above 1000 Sq.m 3 ECS
4.4.3 Note 2 of this clause shall be read as 'Single basement is permissible
subject to condition that provisions of Clause-4.23 shall be
followed'.
 6

4.4.4 a) In the table given under this clause showing Minimum

setback for the Rear and side setback the same shall be governed by
Clause 4.22 for plots of all sizes.
4.5 Following are included in Clause 4.5 above the table:
A) Independent Floors: Shall mean residential floors including
stilted residential floors on plotted development and planned
uniformly in the sanctioned layout plan at the time of
approving a colony/ TP Scheme and shall also be subject to
the following:
1. Minimum Approach Road shall be 45 feet for plot area up
to 10 acres, 60 feet for plot area up to 25 acres and 80 feet
for plot area above 25 acres.
2. Internal roads shall not be less than 40 feet in width.
3. Rear setback shall be 1/5th of the height of the building or
2 meter, whichever is higher.
4. Zoning and standard design shall be got approved from the
competent authority.
B) In clause 4.5, following notes are inserted after note (d)
e) Maximum Density, green open areas, other common
services and areas shall be permissible as per Group Housing
norms and clause 4.6 of these Bye-Laws and their
maintenance shall be governed as per the provisions of the
Punjab Apartment and Property Regulation Act, 1995 and the
Rules made there under.
f) The builder or seller of independent floors shall have to
register as „Builder Promoter‟ and obtain license under the
Punjab Apartment and Property Regulation Act, 1995.
g) The External Development Charges, Change of Land Use
and Processing Fee charges shall be same as applicable to the
Group Housing projects.
4.6 GROUP HOUSING, MULTI-STOREYED BUILDING AND
APARTMENTS:
SCHEDULE OF GROUP HOUSING:
Following are added in the table:
i) After 'Minimum Plot Size' following is added:
Minimum Frontage : 18 Meters in width.
ii) Under 'Óther Uses', existing provisions are be replaced by
following:
 The provisions of organised community open space/parks
shall be compulsory and shall be minimum 15% of the total
plot area.
 Convenience shopping shall be permissible within the site at
the rate of One shop for having maximum area of 350 square
feet for every 25 dwelling units subject to provision of
parking as per norms of commercial use and payment of
additional External Development Charges/Change of Land
Use/Processing Fee charges applicable for commercial use.
The shop(s) can be given on ground level or at first floor
level.
 7

 Plot frontage shall not be less than 18 meters. If shops are to

be provided on the main approach road, the plot frontage shall
have 18 meters clear circulation space for access to the
apartments, required parking space and frontage.
 Provision of crèche, School, Community hall, Public toilets,
Solid Waste Management and other such facilities like
Sewerage Treat Plant shall be mandatory. For these following
norms shall be followed:
1) Crèche/Nursery School (1 for 2500 persons) having an area of
800 square meter
2) Primary School (1 for 5000 persons) having an area of 4000
square meter
3) Community Hall (1 for 15000 persons) having an area of
2000 square meter
4) Public Toilets: Public toilets for visitors/customers shall be
provided as per norms of National Building Code (NBC)-
2016 separately for males, females and differently abled
persons.
5) Norms for other utilities/ facilities shall be as per Urban and
Regional Development Plans Formulation and
Implementation guidelines.
6) Minimum number of staircases in a single cluster of units /
tower shall be provided as per National Building Code-2016
norms. Fire staircase shall not be counted in FAR.
7) One lift in the towered group housing buildings shall have the
capacity for a stretcher to carry an ailing person.
8) Parapet height for high rise buildings (30 meter and above)
shall be at least 4 feet.
9) Height of stilts in high rise buildings (30 meter and above)
shall at least be 8 feet 6 inches and can be extended upto 10
feet only in 10% of the plot area at ground floor exclusively
for the purpose of providing services only.
10) A studio apartment means a self - contained apartment
having, single bedroom with bathroom and kitchenette with
or without living room.
4.7.2 In this Clause the clause 4.14 shall be read as clause 4.23
4.7.4 SCHEDULE OF COMMERCIAL BUILDINGS: The word
SCHEDULE–I Schedule I is omitted and is numbered as 4.7.4. Further in this
schedule following are added:
Road width shall be as under in Urban Local Bodies (ULBs) where
Master Plan is not yet notified:
Plot area Minimum Road width
Upto 500 sq. yds area 40 feet
500-1000 sq.yds 60 feet
above 1000 sq.yds.- 80 feet
In ULBs where Master Plan has been notified the road width will be
as per the provisions of Master plan.
Note: In core areas or areas declared Commercial in Master Plan or
by Local Government notification in any Urban Local Bodies if
above restrictions are not applicable, those areas shall be subject to
Fire and safety regulations.
 8

4.8 MINIPLEX/CINEMA: The notified provisions of Building Bye-

Laws 2018 are Amended to the extent that a MINIPLEX/CINEMA
shall mean to have:

a) Minimum plot size of 2000 sq. meter and upto 4054 square
meter;
b) Minimum Frontage 70 feet;
c) Maximum Ground Coverage 50%;
d) Setbacks shall be as per schedule 4.22.
e) In case of existing cinema sites or sites falling in core areas, if
road width is less than 60 feet then FAR will be as follows.
Road width: 50 feet or more but less than 60 feet – FAR 1:2.00

f) Maximum Minimum approach Road width 60 feet 1:2.25

Floor area Minimum approach road width 80 feet 1:2.50
Ratio

g) Following are substituted for (a) and (b) of note of Clause 4.8.
(a) In case of Miniplex or Cinema the physical and development
norms as specified in the Punjab Cinemas (Regulation) Act,
1952, shall also be applicable. However, for the provisions not
specified /covered under this Act, these rules shall be applicable.
(b) Commercial component such as retail, shopping restaurant,
food courts are permissible in Miniplex.

4.9 MULTIPLEX
SCHEDULE V (MULTIPLEX) The schedule -V shall be read as
clause 4.9.5 and the schedule is amended and followings are added:
Road width FAR
Minimum 24 - 40 meters 1:1.75
40-60 meters 1.2.0
60 meters and above 1.2.5
Ground Coverage = 45%
Frontage: Minimum Frontage 24 meters

4.10 HOTELS & MOTELS:

Parameters are amended as follows:
Plot size frontage Road width FAR
Minimum 200 sq. Minimum 12 12 meters 1:2.00
meters and up to 836.43 meters
sq. meters
836.43 sq. meters to Minimum 18 meters 1:2.25
3345.72 sq. meters 20 meters
above 3345.72 sq. Minimum 24 meters 1:3.00
meters 20 meters
 Front setback shall be 25% of the plot area and rear and side
setbacks shall be 35% of plot area.
 9

4.12 This clause is substituted by following:

Parameter Permissible Limits

Minimum Site area 200 sq. meters
Minimum Approach Plot size from 200 sq. meters upto 12 meters
Road 836.43 sq. meters
Plot size above 836.43 square 18 meters
meters
Maximum Ground 40% of Net Plot Area
Coverage
Maximum Floor Area Plot size from 200 square meters 1:1.0
Ratio upto 836.43 sq. meters
Plot size above 836.43 square 1:2.0
meters
Parking 2 ECS /100 square meters of the total covered
area.
Frontage Plot size from 200 sq. meters upto 12 meters
836.43 sq. meters
Plot size above 836.43 sq. meters 20 meters
Set Back Front set back shall be 25% and rear and side
setback will 35% of total plot area.

4.13 In this clause 4.14 (a) and 4.14 (b) shall be read as 4.13 (a) and 4.13
(b).

4.14 Clause 4.14 is substituted by followings:

INDUSTRIAL PLOTTED & GODOWNS/ STORAGE
BUILDINGS
INDUSTRIAL PLOTTED: Table 1
Parameter Permissible Limits
Minimum Approach Road 12 meters
Minimum Plot Size upto 300 Square meters
Maximum Ground Coverage 65 % of the plot area
Maximum Floor Area Ratio 1.1.50
Maximum Height of Building 15 meters, In case of Information
Technology and Textile & Knitwear it
shall be 21 meter.
Note: Excluding mumty, parapet, lift
room and architectural features
Setbacks around buildings Front setback 20% of plot area
Rear and Side 15% of plot area
setback , if left at
any point of the
building,
Parking General Industry 1 ECS per 100 sq.
meters of the total
covered area.
Information 2 ECS per 100 sq.
Technology meters of the total
covered area.
Textile & 1 ECS per 200 Sq.
Knitwear meters of the total
covered area.
 10

INDUSTRIAL PLOTTED: Table 2

Parameter Permissible Limits
Minimum Approach Road 12 meters
Minimum Plot Size Above 300 Sq. meters
Maximum Ground Coverage 65 % of the plot area
Maximum Floor Area Ratio 1.2.00 and in case of Information
Technology and Textile & Knitwear
1:2.50
Maximum Height of Building 15 meters and in case of Information
Technology and Textile & Knitwear
21 meters
Note: Excluding mumty, parapet, lift
room and architectural features
Setbacks around buildings Front setback 20% of plot area
Rear and Side 15% of plot area
setback , if left at
any point of the
building,
Parking General Industry 1 ECS per 100 sq.
meters of the total
covered area.
Information 2 ECS per 100 sq.
Technology meters of the total
covered area.
Textile and 1 ECS per 200 Sq.
Knitwear meters of the total
covered area.
4.15 GENERAL INDUSTRY FLATTED:
Table is substituted by following:
Parameter Permissible Limits
Minimum Site area 2000 sq. meters
Minimum 18 meters
Approach Road
Maximum Ground 40 %
Coverage
Maximum Floor 1:2.00, 1:2.50 in case of Textile and Knitwear
Area Ratio
Parking 2.0 ECS /100 square meters of the total covered area.

4.17 Table is substituted by following:

WHOLESALE TRADE/ WARE HOUSE/ INTEGRATED
FREIGHT COMPLEX (STANDALONE)
Parameter Permissible Limits
Minimum Site area 1 Ha.
Minimum Approach 24 m (80‟-0”)
Road
Maximum Ground 40% of Net Plot Area
Coverage
Maximum Floor Area 1:1.50
Ratio
Maximum Height of No Restriction subject to clearance from Airport
Building Authority and fulfillment of norms such as
setbacks around building, ground coverage,
F.A.R., structural safety and fire safety norms.
Parking 2 ECS /100 square meters of the total covered
area.
Setback Front setback 25% and rear and side setback 35%
of the plot Area.
 11

4.18(c), In clause 4.18(c), (d), (e) and (f) following is added:

(d),(e)
(c) Educational (Pre Nursery/Nursery School) Minimum area 1000
& (f):
sq. meters on min 40‟ road.
(d), (e) and (f): Minimum Area as per requirement of affiliation
authority or 5000 sq. meters also whichever is more.

4.18(h) Omitted upto the extent: “For area per school, school building area,
play field area and parking area, the provisions made under clause
5.5.1 of the National Building Code of India (Part-3) 2016 may be
referred.”

4.18(n) In clause 4.18 following clause 4.18(n) is added:

Medical college or Nursing college with Hospital, hostels, (i) With
area of 5-10 acres: shall not exceed 40% of the total area of the plot
with maximum FAR of 1:1.50.
(ii) Above 10 acres: 45 % of ground coverage with FAR of 1:2.00
(iii) Road Width and other norms: As per notified Uniform Zoning
Regulations and Development Control issued by Town and Country
Planning Department, Punjab.

4.19 Clause 4.19 (ii) is deleted.

Clause 4.19(iv) is substituted with the following clause:
iv) New Petrol Pump shall not be located on roads having less than
60 feet Right of Way. Anything not contained in Bye Laws shall be
as per IRC/ MoRTH guidelines

SCHEDULE-IV
SCHEDULE OF NURSING HOME/HOSPITAL :

Schedule IV shall be read as clause 4.21.8 and following is added:

(i) Minimum Plot size above 1000 Sq.Yds and above: Site Coverage
40% excluding 5% additional ground coverage for multi-level
parking.

(ii) Other Controls (for all plot sizes of Nursing Homes/Hospitals)

1. Upto 25% of the permitted FAR can be utilized for residential

use for essential staffs, dormitory/hostel for attendants of the
patients, Crèche.

2. Multi Level Podium parking shall be permissible to the extent

of building envelope lines, free from FAR and ground
coverage to facilitate ample parking in spaces, subject to
structural safety.
 12

3. Common areas such as waiting halls, reception and fire stairs

cases shall be allowed free from FAR.

4. Service floor upto 1.8 meters of height shall not be counted in

FAR.
4.22 Clause 4.22 (ii) is substituted by following:

The width of front set back shall be regulated as per provisions

indicated in respect of residential, commercial and industrial
buildings and also in accordance with the provisions of ground
coverage and F.A.R. restrictions in respect of group housing,
institutional and other public buildings. For height of the building
less than 15 meters (excluding parapet), side setbacks shall be
optional if provided, it shall not be less than 2 meters or 1/6th of the
height of the building whichever is more. The width of the rear set
back, if provided at any point of building, it shall not be less than 3
meters or 1/5th of the height of the building whichever is more. If
the height of the building is 15 meters or above, Table 5.4 of these
Bye Laws shall be applicable.

4.23 Clause 4.23 (ii) is substituted by following:

The roof level of the basement shall not be less than 3 feet 6 inches
from the adjoining ground level for adequate light and ventilation, if
used for purpose listed at 4.23(iv)

4.25 Following is added to clause 4.25 after 4.25 (d):

e) Crèches/day care facilities for toddlers are allowed in Residential

zones with minimum 40 feet road. Ground coverage and FAR as per
Residential plotted category will be applicable.

f) Day care centers/ crèches which are above 1000 sq. meters shall
be considered at par with nursery schools.

g) Play way schools shall attract norms of nursery schools.

 13

4.26 Following clause 4.26 is added:

Other community facilities:
Development Controls for old age homes, religious facilities, shall
be as follows:
S.No Category Max. Max. Max. Other
Ground FAR Height controls
coverage
1. Old Age Home/Care 40% 1:2.00 26 m Parking
Centre for standard@
Differently Abled 1.8
ECS/100
Persons
sq. meter
/Mentally
Challenged/ of floor
Working area
Women / Men
Hostel / Adult
Education Centre/
Orphanage/
Children‟s
Centre/Night
Shelter.
2. Religious 35% 1: 0.70 15 meters
upto roof
level and
including
shikhara
26 meters
3. Anganwari 30% 1:0.60 15 meters

4.21.3 Clause 4.21.3(ii); 5.19.7(d); 6.4.7 (d) and 12. 8.3(f) are omitted and
all of them are substituted by the following:
“The width of the ramp for movement shall not be less than 4‟6”,
gradient shall not be less than 1:8 and minimum width of the ramp
in the Hospital shall be not less than 2.4 meters.”
Ramp for Basement for Parking: As per amended clause 4.23.
4.23 Clauses 4.23 (xvi), 5.19.7(a) and 6.4.7(a) are modified and shall be
read as followings:
a) In plots having area one acre or more the ramp to the basement
for parking and parking floors shall not be less than 7.2 meters
wide for two way traffic and 3 meters wide for one way traffic,
provided with the Gradient of 1:7 for cars and 1:15 for heavy
vehicles.
b) At curved portions of the ramp for circular ramps the slope
should not be more than 1:12.
c) For plots having area less than 1 acre with one basement the
width of ramp shall not be less than 4.5 m for two way traffic. In
case of double basement same as clause (a) to be applicable.
d) The ramp for basement parking should be provided in front set
 14

back areas for better accessibility. Ramp should start after

leaving 16 feet 6 inches areas from the plot boundary and same
shall form part of the parking area.
5.24.1 Clause 5.24.1 (c) is replaced by following:-
(c) i) In case of residential building only, a balcony or balconies at
roof level of a width of 1.20 m. overhanging in set-backs within
one‟s own land and courtyards shall be allowed provided that
minimum area required shall not be reduced by more than 30% of
such open spaces.
ii) In case of group housing and Independent floors, the balconies
upto maximum of 6 feet depth shall not be counted towards FAR. In
case the depth of the balconies is more than 6 feet, then the area
beyond 6 feet shall be counted towards ground coverage and FAR.
6.2 Clause 6.2 is omitted.
SCHEDULE – VI shall be read as SCHEDULE – I-INDEMNITY
BOND FOR BASEMENT
SCHEDULE – VIII shall be read as SCHEDULE – II
If any difficulties arise in implementation of Punjab Municipal Building Bye Laws
2018 including these amendments or if any clarification or interpretation of these
Bye Laws is required, Government shall be competent to issue such clarification
or remove such difficulties by way of notification.

Chandigarh Sanjay Kumar, IAS

Dated:31.12.2019 Additional Chief Secretary to Government of Punjab,
Department of Local Government, Punjab

Endst.No. LG/CTP(LG) –2019 /3978 Dated Chandigarh the, 31.12.2019

A copy is forwarded to the Controller, Printing & Stationary
Department, Punjab, SAS Nagar (Mohali) with a request to get this notification
published in the Punjab Government Gazette Extra ordinary and supply ten spare
copies for record.
Sd/-
Under Secretary Local Government

Endst.No.LG/CTP(LG) – 2019 /3979 Dated Chandigarh the,31.12.2019

A copy of the above is forwarded to the following for information and
further necessary action:-

1. Mayors/Commissioners of All Municipal Corporations in Punjab.

2. All Regional Deputy Directors, of Local Government Department in Punjab.
3. EOs of All Municipal Councils/Nagar Panchayats in Punjab.
4. All Officers in the Local Government Department.
5. All Superintendents in the Local Government Secretariat / Directorate.
Sd/-
Under Secretary Local Government