1. TS Building Regulations – A Study
By The Indian Institute of Architects
(Telangana Chapter)

2. BUILDING HEIGHTS

3. Building Heights Plinth
CASE 1A: Site with Flat Road on one or more sides
Formation level of 0.6m above Road level to be allowed.
Plinth of 0.9m as per NBC to be considered after formation level.
Height of building to be considered after Plinth level.

4. Building Heights Plinth
CASE 1B: Site with Sloping Road on one or more sides
Formation level of 0.6m above the highest abutting Road level to be allowed.
Plinth of 0.9m as per NBC to be considered after formation level.
Height of building to be considered after Plinth level.
Direct Entry to basement to be encouraged
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5. Building Heights Above Mean Sea Level
Defining AMSL or Above Mean Sea Level
AMSL or Above Mean Sea Level must be established for every High Rise proposal.
Contour maps with AMSL as a benchmark point to be enclosed.
The same must be considered in establishing the building height.
In all High-Rise Building Approvals AMSL Levels to be mentioned, as Airport Approvals for permissible height is measured from AMSL.
Airport and Building approvals to be matched.

6. BUILDING SETBACKS

7. Building Setbacks Transfer of Setbacks Present Scenario
As per GO.MS.168- Rule 5(f) (ix),
“…in case of Plots Sq.mt, it is permitted to transfer up to 1m of Setback from any one side to any other side without exceeding overall permissible plinth area. The Transfer of setback from Front setback is not allowed.” a b
Scenario 1
Vaastu Line
Scenario 1: No Setback Transfers
Total Site Area: 301 Sq.mt (360 Syds)
Vaastu Permitted BUA (a): 1095 Sft
Un-utilizable area (b): 268 Sft
Total allowable BUA (a+b): 1363 Sft
Proposal
Scenario 2: Split Setback Transfers
Vaastu Permitted BUA (a): 1179 Sft
Un-utilizable area (b): 184 Sft
This arrangement helps in cutting down wastage and efficient usage of odd shaped plots.
Scenario 2 b a
Vaastu Line

8. Building Setbacks Habitable Spaces in Setbacks
Present Scenario As per GO Ms 168, only non-habitable service areas like generator room, parking sheds/ garages etc. are allowed in the setbacks.
Proposal
Partially Habitable spaces like Maid rooms, Driver toilets etc. must be permitted in the side & rear setbacks with certain minimum setbacks and maximum permissible area to be worked out so that it doesn’t interfere with neighbour’s ventilation.

9. Building Setbacks Linear plots size restriction Present Scenario:
As per Rule 5 (f) (xi) of GO Ms 168,
“For narrow plots having extent not more than 400sq.m and where the length is 4 times of the width of the plot, the setbacks on sides may be compensated in front and rear setbacks so as to ensure that the overall aggregate setbacks are maintained in the site, subject to maintaining a minimum of side setback of 1m in case of buildings of height up to 10m and minimum of 2m in case of buildings of height above 10m and up to 15m without exceeding overall permissible plinth area. (This Rule shall not be applicable for made-up plots).”
Proposal
It is essential to remove the plot extent restriction in order to encourage efficiency and aestheticism of the built space.
The site extent can be restricted to the maximum of 2000 Sq.m.
This clause shall be restricted to Low-rise buildings only.

10. Building Setbacks Additional Setbacks for High-Rise Peripheral Road
Present Scenario
Rule 7(a)(x) of GO Ms168 says “After 55m, 0.5m additional setback for every 5m of height shall be insisted”.
Peripheral Road
Present Scenario
Rule 8(k) of GO Ms 168 says,
“A thorough public access road of 12m width with 2- lane black-topped is to be developed within the applicant’s site on any one side at the periphery / as per suitability and feasibility for the convenience of accessibility of other sites and lands located in the interior. This condition would not apply if there is an existing abutting peripheral road on any side”.
Proposal
There is no reference to additional setbacks in the NBC.
Additional Setback, if necessary, must be implemented for every 7m height for Commercial (3.5m+3.5m) and 6m height for Residential (3m+3m)
Proposal
The provisions of road widening concessions to be made applicable in case of land left for peripheral road.
This concession can be either monetary or relaxation in setback regulations.
Procedure to be made more technical and genuine.
List of submittals to be discussed.

11. Building Setbacks
Impact of Setbacks as per Plot Area ranges on Built-Up Areas
Plot Range
(Sq.m.)
Plot size
Bldg. Ht.
(m)
Road Width
Setbacks
No. of Floors
BUA as per GO 168
FRONT
OTHER SIDES
50-100 98 10 12
1.5m
0.5m
G+2
2,273 Sft.
101
1.0m
1,963 Sft.
199
4,555 Sft.
201
2.0m
3,875 Sft.
299
6,367 Sft.
301
3.0m
5,353 Sft.
399
7,760 Sft.
401
2.5m
7,043 Sft.
499
9,420 Sft.
501
8,614 Sft.
749
14,654 Sft.

12. Building Setbacks GO Ms – 423 and GO Ms – 168 PLOT SIZE NO. OF FLOORS
BUA AS PER GO 168
BUA AS PER GO 423
398 Sq.m.
G+2
7,748 Sft.
7,097 Sft.
403 Sq.m.
7,081 Sft.
7,150 Sft.
499 Sq.m.
9,414 Sft.
9,178 Sft.
502 Sq.m.
8,651 Sft.
9,246 Sft.
748 Sq.m.
14,630 Sft
14,630 Sft.
752 Sq.m.
12,436 Sft.
13,526 Sft.
Salient Features of GO 423:
Proportionate increment in BUA with increment in Plot area.
West Side Setback increase for Vaastu can be avoided.
Unnecessary offset in building frontage due to sudden increase in front setback in odd/ corner plots can be avoided.

13. Building Setbacks 12M WIDE ROAD GO Ms 168
Change in Front Setback in different plot sizes impacts the street character and reduces built- up area
12M WIDE ROAD
Plot Area: 296 Sq.m.
BUA: 366 Sq.m. (G+1)
Plot Area: 401 Sq.m.
BUA: 316 Sq.m. (G+1)
1.5m
1.5m 2m 3m 2m 2m

14. Building Setbacks 12M WIDE ROAD 12M WIDE ROAD GO Ms 423
Provision for equal Front and Rear setbacks encourages street uniformity
Built-up Area remains same – same block can be repeated.
12M WIDE ROAD
Plot Area: 296 Sq.m.
BUA: 366 Sq.m. (G+1)
Plot Area: 401 Sq.m.
BUA: 316 Sq.m. (G+1)
Plot Area: 296 Sq.m.
BUA: 330 Sq.m. (G+1) 3m
12M WIDE ROAD
Plot Area: 401 Sq.m.

15. BUILDING TYPES

16. Building Types Tower & Podium type Buildings Present Scenario
Tower and Podium Type Buildings : GO.MS. Rule No-7 (b) states that:
Height of the building shall be allowed up to 50.0Mts only.
For Podium i.e. GF & FF : All-round setback to shall be 7.0Mts
For Tower Block : The Coverage and all-round setbacks shall be min 50% of the Podium Block and shall be atleast 3.0Mts from the Podium edge on all sides.
The Fire safety and fire escape measures for the Tower shall be independent of the Podium Block.
Proposal
Fire Driveway requirement should be increased from 7.0 Mts to 9.0Mts for Fire Snorkel movement for better fire safety.
Tower Block can be of any profile as long as its coverage is 50% of the Podium area leaving minimum of 3.0Mts from the edge of the Podium line, which can be transferred from any side to any side to allow flexibility in building design and encourage more building forms.
Since the Setbacks are increased from 7m to 9m, the restriction on height (50m) can be relaxed.

17. Building Types Tower & Podium type Buildings VIEW 1 VIEW 2 VIEW 3
Type 1: Single Tower Centrally located on Podium
Site Area: 2 Acres
Site Setbacks: 9m
Building Height: 50m
Podium Slab Area: 53,721 Sq.ft.
Tower Slab Area: 26, 829 Sq.ft. (50%)

18. Building Types Tower & Podium type Buildings VIEW 1 VIEW 2 VIEW 3
Type 2: Single Tower Flushed with One side of Podium
Site Area: 2 Acres
Site Setbacks: 9m
Building Height: 50m
Podium Slab Area: 53,721 Sq.ft.
Tower Slab Area: 26, 829 Sq.ft. (50%)

19. Building Types Tower & Podium type Buildings VIEW 1 VIEW 2 VIEW 3
Type 3: Single Tower Flushed with Two sides of Podium
Site Area: 2 Acres
Site Setbacks: 9m
Building Height: 50m
Podium Slab Area: 53,721 Sq.ft.
Tower Slab Area: 26, 829 Sq.ft. (50%)

20. Building Types Tower & Podium type Buildings VIEW 1 VIEW 2 VIEW 3
Type 4: Multiple Towers on Podium
Site Area: 2 Acres
Site Setbacks: 9m
Building Height: 50m
Podium Slab Area: 53,721 Sq.ft.
Tower Slab Area: 8943 Sq.ft.= x 326, 829 Sq.ft. (50%)

21. Building Types Tower & Podium type Buildings
Type 5: Tower/s of different forms on Podium
Site Area: 2 Acres
Site Setbacks: 9m
Building Height: 50m
Podium Slab Area: 53,721 Sq.ft.
Tower Slab Area: 24,000 – 26,000 Sq.ft (50%)

22. Building Types Stepped Building
Present Scenario Rule 7 (c) of GO Ms 168 says:
Proposal
It is necessary to establish a stepped setback wide enough to accommodate:
Fire Fighting
Services
Refuge Area: As per section on part IV of NBC, the refuge area shall be provided on the periphery of the floor & open to air atleast on one side protected with suitable railing.
a) For floors above 24m & up to 39m one refuge area on the floor immediately above 24m.
b) For floors above 39m one refuge area on the floor immediately above 39m & so on after 15m refuge area shall be provided.
Serves the purpose of lighting & ventilation
Discourages excessive built up area density.
Stepped Bldg. with 1m all round Open Space
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23. Building Type: Built-Up Area Increments in Stepped Buildings
Site Area: 2 Acres
BUA
@ 60m Ht: 64,000 Sq.m
@ 75m Ht: 77,000 Sq.m
@ 90m Ht: 90,000 Sq.m
No Specific restrictions on Building Height
Built Up Area is too High when compared to other building types, resulting in:
Burden on Resources
High Density of occupied space
Higher Risk in case of Disasters
90m
75m
60m

24. Building Type: Built-Up Area Comparisons (bldg hts/ floors)
TOWER & PODIUM
REGULAR
STEPPED
Sl. No.
Building Type
No. of Floors
Site
Area
Ht. of
Building
Built-up
No. of Occupants (10 Sq.m p p) 1
Regular Building 13
2 Acres
50m
41,000Sq. m.
4100 3
Tower & Podium (50% of Footprint)
37,000 Sq. m.
3700 2
Stepped Building
53,000 Sq. m.
5300

25. Building Types Stepped Building: Typologies REGULAR ONE SIDED NEW
TWO SIDED

26. SITE PLANNING

27. Site Planning - Central Courtyard
SCENARIO 1
The adjacent example shows a typical present arrangement of a residential 20 floors High-rise project.
The all round setbacks for each block are 16.5m.
Totlot is 11.5%
Amenities is 5%
Central Courtyard is 27%
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28. Site Planning - Central Courtyard
SCENARIO 2
This scenario shows the same project with setbacks relaxed to 10m on all peripheral sides.
(2m Green Strip + 7m Fire Driveway+ 1m Buffer to Block)
Helps consolidate the entire Organized Open space in a central location, accessible to all blocks equally and visually much more pleasing.
Requires a Provision for Setback Transfer from all sides to any side/ center.
Fire safety requirements as Benchmark for Restrictions instead of 1m or 2m as currently specified and would help create the much needed larger Central green areas in large projects.
Restrictions on Setback Transfers for buildings beyond 30m height need to be removed.
Totlot is 14.5% (+3%)
Amenities is 5%
Central Courtyard is 37% (+10%)

29. AMENITIES & OPEN SPACES

30. Amenities & Organized Open Spaces
Present Scenario
Amenities: Rule no.15 (a)(x) in GO Ms 168 states that “In case of Group Housing buildings where there are 100 units and above, a minimum of 3% of the Total Built up Area shall be planned and developed for common amenities and facilities like convenient shopping, committee hall/ club etc as per NBC”.
Total BUA
Clubhouse BUA
1,00,000 sft
3,000 sft
5,00,000 sft
15,000 sft
10,00,000 sft
30,000 sft
20,00,000 sft
60,000 sft
50,00,000 sft
1,50,000 sft
Proposal
Amenities in large scale housing projects are unmaintainable with common funds and turn into liabilities and dead investments.
Flexibility must be left to the developer to split amenities into:
1.5% of Total BUA as covered/ built Amenities clubhouse (Non saleable)
1.5% of Total BUA to be onsite facilities like Convenience shopping, School, Laundry (Saleable)
Special % for affordable housing in amenities and parking to be worked out.
Separate Clubhouse block clause in case of multiple blocks to be removed to avoid additional setbacks and small, disproportionate floor plates.
Provision of clubhouse in the blocks is also a safer option.

31. Amenities & Organized Open Spaces
Present Scenario
Organized Open Spaces: Rule no.8 (g) in GO Ms 168 states that “Minimum of 10% of site area shall be earmarked for organized open space and utilised as greenery, Tot-lot or soft landscape etc. and shall be provided over and above mandatory setbacks. Such Open space to be minimum of 3.0 mts in width and 50 sq.mt in area and can be one or more pockets.”
Proposal
For Low rise Buildings: 3m width and 15 sq.mt minimum area.
For High rise Buildings: 6m width and 50 sq.mt minimum area.
Organized open spaces must be usable areas
Median/ Strip Organized Spaces must be discouraged.
Activities like Swimming pools and play courts can be allowed in the Organized Open space but must be removed as a part of Amenities calculations.

32. Amenities & Organized Open Spaces
Present Scenario
Swimming Pools: Open/Semi-outdoor activities like Swimming pools and Play courts are not permitted on terraces
Proposal
Provision of amenities like Swimming Pools and Play courts on Terraces can help free up scarce open spaces in smaller sites with high density of construction.
If required authorities can demand additional structural calculations for the amenities provided.

33. FIRE SAFETY

34. Fire Safety Staircases Present Scenario:
GO Ms 168, Rule no. 15 (b) (i) requires that an additional staircase and lift be provided to act as a dedicated fire escape.
Approving Authorities insist on one additional staircase for every 5 flats in Low Rise buildings though the travel distances are met, in spite of no such rule being present in the GO.
Proposal:
The number of staircases for normal and emergency usage is already specified in NBC and also by the Fire Department.
Any additional staircase is hence not required and therefore this clause in GO Ms 168 can be removed.
One central staircase with extra width would suffice the additional staircase requirement in Low rise buildings.

35. Fire Safety Fire Driveways Present Scenario
Buildings upto 21mt height require 7.0mt setback of which 2mt is required for Green Belt.
Buildings above 21 mt height require 7.0 mt hard paved driveway for fire tender movement.
Proposal
For buildings upto 21m height, it is suggested to have a minimum width of paved driveway of 6.0mt, hence increasing the setback to 8.0 mt including the green belt.
For buildings above 21m height, it is suggested to have a hard paved driveway of 9.0m width to allow bigger fire tender vehicles.

36. Fire Safety Driveways, Organized Spaces and Service Areas
BUA=9.0 Lakhs Sft
Present Scenario
GO Ms 168 Rule 7 (x): The minimum abutting road width and all round Open Space / Setback for High Rise Buildings / Complexes.
GO Ms 168 Rule 15 (a) (i): The building requirements and standards other than heights and setbacks specified in the NBC-2005 shall be complied with.
Proposal
Fire Department accepts driveways closers to buildings with no obstructions.
Organized Open Spaces are with in the Setbacks of the Buildings, as discussed, and more % of Open Spaces.
Service Yards can be away from the Buildings for Safety reasons. (transformers, gas banks etc)
Corners land parcels can be properly utilised for organized Spaces or for Services.

37. OTHER SERVICES

38. Services On Terrace Present Scenario
Services are not allowed on terraces
Proposal
The NBC (chapter 3) clearly indicates that 1/3rd of the terrace can be utilized towards services and the height of such structures/ equipment is exempted from the total building height.
This amendment in the GO would go a long way in freeing up spaces on the ground floor, encouraging larger green spaces.

39. Services In Cellars Present Scenario
Rule 13 (xi) of GO MS 168 indicates that “Upto 10% of cellars may be utilized for utilities & non-habitation purpose like AC Plant Room, DG Room, STP, Electrical Rooms, Laundry etc”.
Proposal
In cellars, staircases, lifts and lobbies need to be exempted from the calculated Service Areas.
The following services need to be permitted in the cellars in addition to the specified:
Toilets and rest areas for Drivers
Transportation Room for Security purposes,
Car Wash Areas, in large complexes and public Buildings.
BMS Room (Building Management Systems).
Change Rooms for the Staff in Commercial Buildings and Large Complexes.
Hotels need additional services & facilities in cellars, like Dishwasher Rooms, change rooms etc.
NBC allows Kitchen in the Cellars with electrical stoves and air-conditioning.
Possibility of using actual available space in cellar instead of restricting to 10% also needs to be explored after satisfying the parking requirement.
Lobby Area
Lobby Area

40. BUILDING SANCTIONS

41. Building Sanctions
Present Scenario
Submission of 5 sets of Cloth and Blue prints after marking walls in red colour.
Proposal
As per the note given in the above table, colouring of plans is not required for “Entirely New Construction.

42. Building Sanctions
Present Scenario
Redundancy in submission process resulting in reprinting of sheets multiple times.
Approval from Multiple Authorities at different times delaying the sanctions process.
Drawing Scale for submission drawings.
Proposal
Drawings for approval need to be accepted in two steps –
STEP 1 - First for approval of Architectural Design & Planning
STEP 2 - Next with additional details like structural and services upon finalization of Step 1, to avoid redundancy.
All approvals like Airport Clearance, EIA etc. under a single Authority (which can be a special wing under the GHMC/HMDA) would help coordinate all requirements of the proposed project and help get the permission faster.
In future, the possibility of a single window E-submission to be explored and implemented.
Insisting on certain drawing scale for bigger projects is sometimes difficult to handle, both for the architects as well as the sanctioning authorities. Hence flexibility according to size of project needs to be introduced.

43. MISCELLANEOUS

44. Parking Cluster Housing Present Scenario:
As per GO Ms 168, Rule no. 10, specifications beyond site area requirement not given.
Proposal:
Plot sizes
Requirements like parking etc. to be mentioned and further elaborated.
Cellar Parking to be permitted for Cluster Housing.
Permitting Cellars will facilitate better layout planning and promote surface greenery.

45. Ventilation Present Scenario
In larger apartment units, the internal planning needs to be modified to suit the 7.5m Ventilation clause of NBC during approval process. (Table to be Added)
Rule 13 (c) of GO Ms 168 states, “Cellar floor shall be used only for parking and not for any habitation purpose. There shall be ventilation to cellars with not less than 2.5% of each cellar floor area.”
Proposal
The applicability of this clause needs to be looked into on a case to case basis.
The architect needs to be given the flexibility to substantiate with alternative design calculations.
An additional clause needs to be added to evenly spread the ventilation cut-outs across the site between the units in Apartments.

46. To turn Hyderabad into a global city and create a special place for it on the world map, international architectural styles practiced across the globe must be adopted and implemented.

47. One hindrance is the rigidity in Regulations, which need to be either modified or special regulations need to be drafted for such buildings.

48. Creating Special Zones in the city for such structures could be an approach

49. These “Iconic” landmarks must be complemented with world class physical infrastructure.

50. THANK YOU