Presentation on theme: "Building Bye-laws applicable for the 'development areas' of the Delhi Development Authority within the Union Tenitory of Delhi-Building Bye-Laws, 1983."— Presentation transcript:
Building Bye-laws applicable for the 'development areas' of the Delhi Development Authority within the Union Tenitory of Delhi-Building Bye-Laws, 1983.
1. The building bye-laws should be reasonably rigid and adequately flexible as they have to be sometimes revised according the improvements affected in science and engineering and as per peculiar circumstances existing at the time. These laws should be advantageously used for the common good of the people. 2. Minimum standards should be properly laid down and they should be strictly made to be adhered to by all concerned. 3. minimum floor space and cubic space per member should be insisted upon.
4. The size of any room should not be less than a specified minimum. 5. Taking into consideration the number of inmates in the building the minimum window space and sanitary conveniences should be insisted upon. At least one window of the specified size/area should be provided in each room to open either on a street or open yard. 6. The room should receive direct light and air from exterior open space on at least two sides to satisfy ideal conditions of air circulation. 7. There should be some healthy relations between the cubic contents of the room building and open spaces around. The width and extent of the open space depends upon the height of the structure.
8. The height of the building is fixed as per the zone in which it is built. The width of the street should never be exceeded by the height of the building there. 9. The openings admitting light and air should bear a prescribed ratio to the floor space. 10 The setbacks should be correctly followed.
1. The minimum distance between individual buildings should be rigidly controlled. 2. Necessary water supply and sanitary connections should be made to every unit. 3. There should be uniformity as regards drainage connections, water supply, gas and electricity. 4. The buildings should have adequate fire-fighting arrangements if over 69 ft. in height. 5. In fact, it is essential that there should be control over the user of the buildings and control over the materials and construction of the building.
As a formula: Floor Area Ratio = (Total covered area on all floors of all buildings on a certain plot) / (Area of the plot) The Floor Area Ratio (FAR) or Floor Space Index (FSI) is the ratio of the total floor area of buildings on a certain location to the size of the land of that location, or the limit imposed on such a ratio. The Floor Area Ratio is the total building square footage (building area) divided by the site size square footage (site area). Thus, an FSI of 2.0 would indicate that the total floor area of a building is two times the gross area of the plot on which it is constructed, as would be found in a multiple- story building.
Before we go further, let us know that general building bye- laws as prevalent in Delhi. The building bye-laws, as published by the Delhi Development authority, are quite voluminous one and cannot be dealt with in a short lecture like the one we are under-taking to day. However, we shall try to know a few of the main and important factors only and leave out the details for the more zealous to study from the books at their convenience. 4.1 No person shall erect, re-erect or make alterations or demolish any building are cease the same to be done without first obtaining a separate A separate building permit for each such building from the authority.
This permit shall be valid for two years from the date of issue and a fresh permit shall be necessary to proceed further with the work as per bye-laws. The building should not be constructed merely with profit health and comfort of the inhabitants. The buildings must get sufficient sunshine, air and ventilation. Open spaces should be well planned. The buildings should create better environment. The buildings should be located in healthy surroundings and should have an aesthetic appearance. But to achieve all this, there has to be a suitable regulations or what are know as model building laws enforced strictly by the authorities, and followed by the builders honestly and truthfully.
Irrespective of the actual number of servants quarters, for purpose of the density calculations of considering layout plans, the number of servants quarters in various sizes of plots will be reckoned as under :- Plot upto 300 sq yards Nil. Plots above 300 sq. yards One servants quarter per dwelling unit (250 sq. mtr.)
i. Light and air in the building; ii. Protection against noise, dust and local hazards; iii. Open space for various family needs; iv. Easy circulation and access, safety from accidents; v. As far as possible regular shape of plots; and vi. A logical arrangement of residential plots by size and shapes. The translation of these requirements into actual planning practice would vary with design relation and density patterns.
Row houses, detached and semi -detached houses). Minimum plot size- The minimum size of an individual residential plot for a two storey, two family dwelling, should be 125 square yards. In the case of low cost housing for low income-group and slum re- housing, the minimum plot size could be 80 sq. yds. for two dwelling units, one on each floor, and about 33 sq. mt. (40sq. yds.) for single dwelling unit two storey building.
1)Each servants quarter shall comprise one or more habitable room/rooms, kitchenette/ cooking verandah/space, bath room and lavatory, subject to a minimum of a total floor space measuring 18.58 sq.mtr. (200sq. ft.). 2)For the purpose of density calculation, the number of persons per servants quarter will be reckoned as 2. 3)The number of dwelling units on a plot will be reckoned as in the table below:- Provided that, in the areas which, prior to the establishment of the Municipal Corporaion of Delhi, were included within the jurisdiction of the Delhi Municipal Committee, the permissible plot coverage for plots not exceeding 200 sq. yds. shall be as under:- Not exceeding 100 sq.yds. 75% on each floor Above 100 sq. yds. and not exceeding 200 sq.yds. 66% on each floor
Group housing developments (two and multi storey apartments flow cost housing schemes) which will not be sub-divided into the customary streets and plots, will be governed by good design standards to ensure open spaces and community facilities. The intensity of use and the net density in these are intended to be higher than that stipulated in the plan, provided the average gross residential density of the area under development of which the group housing is a part, is in accordance with the density requirement of the plan. Also, no limits on the number of floors is stipulated except those that may be imposed in areas near monuments, Airports etc. Access to dwellings could be provided by walk way and pedestrian paths and their width would also be governed by design requirements. Adequate provision has to be made for parking & servicing & the walk ways should open on a residential street of at least 45 ft. or cul-de-sac or loop street of at least 30 feet.
In case of group housing having more than two storeys, steps must be taken to ensure water in the higher floors. For this purpose booster pumps and overhead tanks must be installed. Lifts and suitable stair-cases should be provided for more than 4 storey high building. Also open balconies for open air sleeping or air conditioning must be provided. In order to encourage higher storey development which will provide more open spaces by having lesser coverage, a higher floor area ratio is allowed. It is expected that development on group housing basis would be done according to the Zonal Development Plan. Floor area X 100 F.A.R. or floor area ratio - Plot area Floor area is defined as plinth area on all floors unless specifically excluded.
1)The coverages will be calculated on the basis of the whole area reserved for Group Housing after deducting:- The area of collection streets 80 feet wide and feeder streets 60 feet wide around and within the group housing area. (Residential streets, loop streets cul-de-sac, service lanes will be deducted.) The area for schools and other community facilities within the group housing area; and The area for neighborhood parks within the group housing area as shown in the Zonal Development Plan (local open spaces, playground and tot-lots will not be deducted). 2)The above basis will apply even in the case of group housing covering an entire neighborhood, the whole of which will be treated as one scheme. 3)In density calculation for group housing, each servants quarter will be reckoned as one family. 4)The density of particular neighborhood in which the group housing area is located will be as shown in the Zonal Development Plan and the corresponding figure in the above table will be operative unless otherwise prescribed in the Zonal Development Plan for a specific area. 5)The areas of barsati and mumti to the extent permissible for houses on individual plots will not be reckoned in the FAR. For all areas in Delhi for residential development on group housing basis the FAR will be further subject to the restriction of various heights as below:
A maximum of36.58 mts. (120ft.) in respect of Government point block buildings where over-head reservoirs (tanks) as well as lifts and other services are to be provided in the buildings. A maximum of24.4 mtrs. (80 ft.) where lift and other necessary services are provided; and A maximum 0f 13.72 mtrs. (45ft. )if such services are not adequately provided. 6)Group Housing includes construction of a number of dwelling units, without customary division into streets and individual holdings with a view to ensuring more rational distribution of space and creation of desirable environment. It also includes creation of several dwelling units out of one dwelling unit by partition. Building Bye-Laws in Delhi (1998 Amendments) Some of the Useful information on Building Bye-laws of Delhi is given hereunder. These details are after amendments of 1998 approved by Government of India. (This is just reference and should be verified before this information is used for any purpose.)
i.Levy on the additional FAR to be allowed vide above over the FAR allowed vide Notification dated 15.05.95 including the basement and /or development charges shall be charged at the rates as laid down in the Building Bye-laws or through Government orders and as revised from time to time. (At present it is Rs.450/- per sq. mtr.) ii.In case of residential plots above 250 sq. mtrs. Facing 24 mtrs. and above road, (a) the FAR shall be increased by the maximum ground floor coverage, (b) maximum height shall be 15 mtrs. And(c) the number of dwelling units shall be as given in brackets.
Basement : (1)Basement in case of plotted development if constructed shall not be included in FAR. (2) Basement area shall not exceed the ground floor coverage and shall be below the Ground floor. Basement area may, however, be extended below the internal courtyard and shaft. RESIDENTIAL PLOT-GROUP HOUSING the following amendments/additions are made: Maximum FAR ……………………….. 167 Maximum height ………………….33 mtrs. Levy on additional FAR and /or development charges for additional FAR shall be charged at the rate as decided by the Government from time to time.
1)The net housing density permissible shall be 175 DUs per hectare with a 15% variation on either side. This should be indicated in the Zonal in the Zonal Plan/Layout plan taking into consideration the gross residential density prescribed for the area. At the permissible level, maximum variation in density shall be 5%. 2)Additional FAR up to a maximum of 400 sq. mtrs. shall be allowed to cater to Community needs such as Community Hall, Crèche, Library, Reading Room and Society Office. Professional activity shall be allowed in residential plots and flats on Any floor on the following conditions: Part of the premises shall be permitted to be used upto a maximum of 25% of Far or 100 sq. mtrs., whichever is less, for non-residential but non-nuisance activities for rendering service based on professional skills.
(i)Minimum size of farm house………………………… 0.8 ha. (ii) Maximum ground coverage ………………………….5% (iii)Maximum FAR ……………………………….5 (subject to maximum of 500 sq. mtrs. irrespective of the size of the farm ) (iv)Number of storeys……………………………………. Two (v) Maximum height……………………………………… 8 mtrs. All constructions including basement, if any will be counted towards FAR. Land will be surrendered free of cost for circulation network and infrastructure requirement as per the layout plan by the land owners, allowing them the benefit of FAR on total area. Levy on additional FAR over and above permitted vide Government of India, Gazette Notification dated 1.8.90 and /or development charges shall be charged at rates to be decided by the Government of India from time to time.