DCR Report
DCR Report
CONTENTS:
DEFINITION
PLANNING AREAS UNDER DCR
MASTER PLAN
LITERATURE STUDY
PREAMBLE OF MMC
FSI IN MUMBAI
FUNGIBLE FSI
AREAS IN &OUT OF FSI
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FIRESAFETY
PARKING ANALYSIS
INFERENCE
VIJAYAWADA DCR
SINGAPORE DCR
CONCLUSION
REFERENCES
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INTRODUCTION:
Development controls have been defined as the mechanism through which entire process of urban development is regulated to achieve the
objective of promoting overall benefit of the society and creating a distinct image of the city. It includes guiding the development and use of
land, curbing misuse of land and promoting rational and orderly development of built environment. Development controls are required to meet
situations and contexts which are generally static. In this context they tend to become too rigid and complex. Looking at the far reaching impact
and implications of the development controls on the growth and development, character, fabric and personality of a city, they need to be
framed with great care and abundant caution. Considering the larger public interest and general welfare of the community, formulation of the
development control should satisfy the basic requirements of the health, safety convenience, economy and amenity. Over the last few decade
so many initiatives were taken up in the country mainly by government agencies to build houses for the poor under various central and state
schemes as part of Five Year Plans. The sheer magnitude of the housing shortage at the low income level, aggravated by poverty and rapid
population growth has however made all past efforts appear grossly inadequate. Indian cities have an average figure(urban) of 25.70%
population below the official Poverty Line. A Government of India Report comments that this figure is an underestimation and that the degree of
underestimation may be higher for bigger cities. Building Bye-laws typically lay down details of buildings in terms of width of access roads
abutting housing plots, minimum plot sizes, minimum size of dwelling unit s and minimum all round open spaces, maximum ground coverage as
percentage of plot size, maximum height of buildings and other related controls. The basic principle behind byelaws is to ensure adequate
natural light and ventilation, privacy and ease of access for achieving minimum health and environmental standards within settlements. India
has had National Building Codes since 1970s (framed by the Bureau of Indian Standards) which were twice revised leading to the most recent
2005 NBC.
It includes:
GUIDING THE DEVELOPMENT AND USE OF LAND,
CURBING MISUSE OF LAND AND PROMOTING RATIONAL AND ORDERLY DEVELOPMENT OF BUILT ENVIRONMENT.
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3. RURAL LOCALBODIES.
a. MANDAL HEADQUARTERS.
b. GRAMPANCHAYATS.
NOTE:
1. TO AMMEND ANY EXISTING REGULATION REGARDING THE DEVELOPMENT OF A PARTICULAR AREA, THEN THOSE
AMMENDMENTS CAN BE DONE BY THE LEGISLATURE.
2. AND SO FORMED ADMINISTRATIVE JURDICTIONS, CAN BE ENFORCED AS ACTS OR STRAIGHTLYREGULATIONS.
3. MASTER PLAN MAKES EASE IN REGULATING DEVELOPMENT THROUGH LAND USE CONTROL AND ZONING REGULATIONS.
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CONTENTS OF MASTERPLAN:
1. PROPOSALS FOR FUTURE REQUIREMENTS AND GROWTH DIRECTION OF THE TOWN.
2. PROPOSALS FOR IMPROVEMENT OF EXISTING ROADS AND FUTURE ROAD NETWORK.
3. GROUPING OF VARIOUS LAND USES.
4. PROPOSALS FOR AVAILABILITY AND ACCESS TO BASIC SERVICES TO ALL CITIZENS.
5. PROPOSALS FOR PROTECTION OF ENVIRONMENTALLY SENSITIVE AREAS.
6. CONSERVATION OF HERITAGE BUILDINGS & PRECINCTS.
7. ZONING REGULATIONS & BUILDING REQUIREMENTS
6. INDUSTRIAL USE.
7. CONSERVATION USE WATER BODY, HILLOCKS
8. AGRICULTURE USE.
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1. LANDUSE.
2. LAND DISTRIBUTION RATIO BETWEEN PLOTTED AREA AND OPEN AREA I.E. ROADS, PARKS & PLAYGROUND, AMENITIES,
ETC.,
5. MINIMUM DISTANCE FROM RAILWAY LINE, WATER BODIES, RIVERS, ELECTRIC LINES,ETC.,
As per the provisions of the Act every development of land or construction of a building requires, prior permission from the respective Local Body.
Any variation or modification arises during the construction or development the same has to be intimated to the Local Body and obtain revised
approval.
3. SUB-DIVISION OFLAND
4. LAND USE, OPEN SPACE, BUILT-UP AREA AND HEIGHT LIMITATION.
5. FLOOR SPACE INDEX
6. LIGHTING AND VENTILATION
7. STRUCTURAL DESIGN
8. MATERIAL AND METHOD OF CONSTRUCTION ETC.
FLOOR SPACE INDEX (FSI) = TOTAL COVERED AREA ON ALL FLOORS/GROSS PLOT AREA
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3. FLOOR AREA RATIO (FA R) MEANS THE QUOTIENT OF THE RATIO OF THE COMBINED GROSS AREAS OF ALL FLOORS, EXCEPT THE AREAS
SPECIFICALLY EXEMPTED UNDER THESE REGULATIONS, TO THE TOTAL AREA OF THE PLOT,VIZ.
METHODOLOGY
The aim of this literature study was to identify various development control rules, in different Parts
of India with different socio-economic and cultural factors. This study was done on Mumbai
concerning:
1. BYLAWS
2. COMPARATIVE STUDY OF DCR 1991&2034
3. COMPARATIVE STUDY OF DCRS OF MUMBAI &PUNE
BYLAWS: Mumbai
1. THE PRESENT DEVELOPMENT CONTROL REGULATIONS OF MUMBAI HAVE COME INTO FORCE FROM 25TH MARCH1991.
2. THE REGULATIONS ARE FRAMED TO REGULATE THEDEVELOPMENT
/REDEVELOPMENT IN THE MUMBAI REGION.
3. THE VARIOUS REGULATIONS AT AGLANCE:
REG 2: speaks about definitions of the various terms used in the regulations.
REG 3 to 8: documents & procedure for submission of proposal, obtaining development permissions and procedure to be adopted
during construction.
REG 9: speaks about development of lands which are reserved for certain purposes in the development plan.
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REG 31: height of building in relation to roads. REG 32: floor space index and tenement density.
REG 35: computation of fsi. REG 36: parking requirements. REG 37: occupant load
REG 38: requirements of part of the buildings such as basement, loft, canopy, etc.
REG 42: lighting and ventilation. REG 43: fire protection requirements. REG 51 TO 57:
land uses permitted.
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FSI IN MUMBAI:
1. FSI IN MUMBAI CITY IS 1.33 & FSI IN THE SUBURBS IS 1.0.
2. IN SUBURBS TDR POTENTIAL IS PERMISSIBLE WITH TOTAL CAP OF 2.0.
3. A REGULATION UNDER 33 OF MUMBAI DCR HAS ADDITIONAL FSI FOR VARIOUS CATEGORIES.
SOME ARE ENLISTED BELOW.
4. FSI HAS TO BE USED IN COMBINATION WITH LOT COVERAGE. COMMERCIAL AND
RESIDENTIAL AREAS WOULD HAVE A DIFFERENT LOT COVERAGE FOR THE SAME FSI.
RESIDENTIAL 3.6 m
COMMERCIAL 4.5m UPTO A HT OF 24 M.
FOR A HEIGHT OF BLDG MORE THAN 24 M THE OPEN SPACE SHALL BE MINIMUM OF 6M OR MORE SUBJECT TO CFO REQUIREMENTS.
LONG LENGTH FACTOR: FOR BUILDINGS HAVE LENGTH OR DEPTH OF MORE THAN 40M ADDITIONAL 10%
FOR ROAD WIDER THAN 21M 3.0 M FOR (R) AND 4.5 M FOR (C) IN CITY
6.0 M FOR (R) AND 6.0 M FOR (C )IN SUBURBS
FOR LESSER ROADS 3.0 M FOR (R ) AND 4.5 M FOR (C )IN CITY
4.5 M FOR (R) AND 4.5 M FOR (C )IN SUBURBS
FOR SOME SPECIFIC ROADS LIKE PEDDER ROAD, CARMICHEAL, ALTAMOUNT, NEAPEANSEA, HUGHES ROAD THE SETBACK IS 4.5 M FOR BOTH (R) AND
(C)
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3. IF A BUILDING ABUTS TWO OR MORE ROADS OF DIFFERENT WIDTHS, THE HEIGHT OF THE BLDG SHALL BE REGULATED BY THE WIDER WIDTH
OF THE ROAD AND MAY BE CONTINUED TO A DEPTH OF 24 M ALONG THE NARROWERSTREET.
Toilets 2.2 m2
DISTANCE: TRAVEL
Note: TRAVEL DISTANCE FROM DEAD END SHALL NOT EXCEED HALF THE DISTANCE MENTIONEDABOVE.
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IT SHALL BE STAGGERED TYPE WITH LANDING OF EACH SECTION AT THE VERTICAL HEIGHT OF NOT MORE THAN21M.
(OR)
CONTROLLED LOWERING DEVICE FOR EVACUATION. AS APPROVED BY CFO
CFO REQUIREMENT
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In case of multi storied & high rise buildings up to 30.00 m height, the terrace floor shall be treated as the refuge area.
Not required for building fronting more than one public road.
Ramp width Min. 4.50 m and Gradient not steeper than 1 in10.
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BASEMENTS:
Vents with minimum aggregate area of 2.5 percent of the floorarea.
Ifthetraveldistanceexceeds18.50m,additionalstaircasesarerequired.
Kitchensworkingorgasfuel,departmentstoresandshopsnotpermittedinbasements.
Separatedusingfirewallsofmin.twohoursfireresistance.
2/3RD TEN WITH CARPET AREA OVER 22.5 BUT NOT ABOVE 45SQ.M
1/3RD TEN WITH CARPET AREA OVER 45 SQ.M AND NOT ABOVE 100SQ.M.
1/4TH TEN WITH CARPET AREA EXCEEDING 100SQ.M.
VISITOR PARKING TO BE 25% OF ABOVE SUBJECT TO MINIMUM OFONE.
FOR REDEVELOPMENT UNDER 33(5), 33(7), 33(9), and 33(10), 33(14) ONE PARKING FOR:
COMMERCIAL:
GOVT, SEMI GOVT, PRIVATE OFFICE BLDGS:
one parking space for every 37.50 sq.mts of office space up to 1500 sq.mts and for every 75 sq.mts of additional space for areas exceeding
1500sq.mts
MERCANTILE (MARKETS, DEPARTMENTAL STORES, SHOPS)
one parking space for every 40 sq.mts of office space up to 800 sq.mts and for every 80 sq.mts of additional space for areas exceeding 800sq.mts
CONVENIENCE SHOPPING
One parking space for every 150 sq.mts of total floor area in case of shops up to 20 sq.mts in area and one parking for 50 sq.mts of floor area for
shops over 20sq.mts.
In addition to the parking spaces provided for mercantile& commercial office buildings, parking space for transport vehicles of size 3.75 x 7.5 m shall
be provided at the rate of one space for each 2000 sq.mts subject to maximum 6 nos.
The size of the parking space to be 2.5m x5.5m.
50% of the parking spaces can be of smaller size of2.3 x4.5m.
Parking can be provided underneath the buildings or on upper floors, podium, in basements and in open spaces beyond the compulsory open
spaces.
Additionalparkingfloorsinresidentialbldg.inexcessofoverandabove25%
of the required parking including visitors parking shall be counted in fsi.
in non-residential bldg. only where entire parking is proposed by mechanical/ automatic means additional 10% of the required parking
shall be permitted free of fsi
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Source: https://mmrda.maharashtra.gov.in
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Housing is the prime necessity of human beings. Government has made many policies to encourage the housing activity.
Building Byelaws affect housing activities very significantly in terms of its utilization and cost. Building Byelaws control the
numbers of dwelling units, in some cases, that can be accommodated in a given parcel of land by implementing the
essential clauses such as Built up Area, FSI/FAR, Maximum Building Height, Margins to be kept open in front and around
the buildings, etc. The impact of all these clauses varies to the extent of 200 percent in case of Jaipur and Pune city.
Attempt has been made in this case to reveal the impact of Byelaws on housing. Comparative study has been done for
Jaipur and Pune cities for five building forms and impact has been revealed.
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Building byelaws are the tools in hand of policy makers to control the various parameters affecting the quality of life. It is also helpful for
implementing authority to control and carry out systematic development as per policies. These byelaws affect the availability of housing. This is due
to the impact of DCR on the planning, which controls the numbers of dwelling units that can be accommodated in a given parcel of land.
Source: jda.urban.rajasthan.gov.in/content/raj/udh/jda
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NOTE:
PERMISSIBLE FSI IN JAIPUR IS 1.2 FOR DETACHED BUNGALOWS, DUPLEX BUNGALOWS AND ROW HOUSES, 1.67 FOR LOW RISE
BUILDINGS AND 1.8 FOR HIGH RISE BUILDINGS WHEREAS IN PUNE, IT IS 1.0 FOR ALL BUILDING FORMS.
COMMON OPEN PLOT: NOT REQUIRED IN JAIPUR CITY WHEREAS 10% IN PUNE CITY.
MARGIN BETWEEN TWO ADJACENT BUILDINGS WITHIN SAME BUILDING UNIT:
JAIPUR CITY: NOT SPECIFIED
PUNE CITY: (H/2 3.0) X 2 FOR BOTH LOW RISE BUILDINGS AS WELL AS HIGH RISE BUILDINGS,
WHERE, H IS HEIGHT OF TALLER BUILDING.
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The layout plans are prepared in a hypothetical plot of an extent of one hectare
i.e. 100 m X 100 m for all five building forms. Layout plans for high rise buildings are shown in Fig. 2 consuming full permissible FSI available as per
building byelaws in force for both the cities. Number of dwelling units that can be accommodated in layout for each building form by applying the
byelaws of both the cities separately have been obtained. It is noted as shown in Table 2.
Main effects of byelaws are maximum permissible ground coverage i.e. built up area, maximum permissible FSI or FAR, maximum permissible height
of the building, the width of the road on which the building unit i.e. plot abutting, minimum margins to be kept open on all sides of the building, etc.
All these byelaws ultimately used for controlling the population density and to create comfortable environment for achieving best possible quality
of life. It also takes care of the safety of occupants. In DCR of Pune city, one more parameter is used to control the population density, is tenement
density i.e. permissible numbers of tenements per hectare of land. This rule controls the numbers of dwelling units that can be permitted in a given
parcel of land. It also controls the size of dwelling unit indirectly.
In DCR of Jaipur City, required size of plot for various building form varies from 45 Sq. m for row
housing to 1,000 sq. m for high rise buildings. Similarly, permissible built up area, FSI, margins,
maximum permissible building height and requirement of width of road on which plot shall abut gets
changed. Thus, when the building form is changed, and the entire requirement is changed. For
Jaipur City, only one byelaw remains same for all building forms under consideration, which is requirement of COP not required to be provided.
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Ground coverage varies from 35 percent for high rise buildings to 60 percent for row houses. Height varies from 12 m for
detached bungalows, duplex bungalows, row houses and low rise buildings to 30 m for high rise buildings. Minimum width of road on which plot
shall be abutting for high rise buildings is 24 m in Jaipur city for getting full height of 30m whereas it is only 9 m in Pune city. In Pune city DCR,
required size of Plot for various building forms varies from 50 sq. m. for Row House to 1,000 sq. m. for high rise buildings. Byelaws remain same for
all building forms considered in study are requirement of COP and permissible FSI, which are 10 percent of plot area. Ground Coverage is 50
percent for detached bungalow, duplex bungalow and row houses whereas for low rise buildings and high rise buildings, it is 25percent.
Maximum permissible height varies from 10 m for row houses to 36 m for high rise buildings. Requirement for margins is correlated
with extent of plot and width of road on which the plot abuts for all type of building forms. Distance between two buildings on a single plot is {(
H 3) x 2} meter for both low rise buildings as well as for high rise buildings.
MAJOR FINDINGS:
From the study, it is found that by applying the DCR of Jaipur city and Pune city, there is not much impact of DCR on detached bungalows, duplex
bungalows and row houses type development. By applying DCR of Pune city, 31.25 percent more dwelling units can be accommodated in case of
detached bungalows type development and 25 percent in case of duplex bungalows and row houses type development than by applying DCR of
Jaipur city. In case of low rise buildings and high rise buildings, by applying DCR of Jaipur city, 128 and 160 dwelling units can be accommodated
respectively instead of 80 dwelling units for both type of development in the same parcel of land in Pune city i.e. 60 percent and 100 percent
respectively more as shown in Fig. 2. Hence, the DCR of Jaipur city allows
1.60 Times the dwelling units in low rise buildings and 2 times in high rise buildings than that in Pune city. Thus, DCR affect availability of numbers
of housing units that can be accommodated in a available parcel of land. The development can be categorized in four categories considering
different philosophy:
High Rise with High Density;
High Rise with Low Density;
Low Rise with High Density; and
Low Rise with Low Density.
The study supports the first notion that high rise with high density particularly for high land cost with sound infrastructure available.
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a) Land Use.
b) Land distribution ratio between plotted area and open area I.e. Roads, Parks & Playground, Amenities, etc.,
c) Minimum Road widths 12Mts
category Types/ use of building plot minimum abutting existing
permissible road width required ( in meter)
(1) (2) (3)
category Types/ use of building plot permissible minimum abutting existing road width required ( in meter)
(1) (2) (3)
Source:jda.urban.rajasthan.gov.in/content/raj/u
dh/jda
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Provision of exterior open spaces and height limitation around the building
Exterior open spaces Up to 25% of the total setback area can be sunk for light, ventilation and access to basement, provided fire tender
movement is not hindered.
Height Limit Height Exemptions
(1) Rooftanksandtheirsupportsnotexceeding1.5minheight.
(b) Pergola shall be permitted in a residential building if constructed in the exterior open spaces within setback or terrace. Such pergola shall not
exceed10% of ground coverage. Such pergolas shall have a minimum clear height of 2.2m.
(c) IncaseofIndividualResidentialBuildinginplotsmorethan300sq.m:
The height of these accessory buildings shall not be morethan2.5m and shall not occupy more than 1/4th of the plot width.
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Parking Spaces
The parking spaces may be provided in Basements or cellars (one or more) / multi- level (allowed for plots 750sq.m and above only).
In respect of Apartment Complexes / Building / Block of residential nature, in sites up to 750sq.m the Parking requirement shall be deemed
to be met if the entire stilt floor is left for parking.
Parking Area to be provided in All Building.
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*In case of Sites in Category-A, if a Site is abutting to a road which is less than 9m in width, a building may be permitted with a maximum height of
10m in such site, after leaving 4.5m from the Centre Line of such road for widening and the same shall be handed over to the Local Body and shall
leave the prescribed setback as per Table-17 after the said road widening portion. No relaxations are permissible in such cases. Buildings more than
10 Mts. height may be permitted in the sites abutting the existing 18 Mts. (60-0) wide roads subject to complying other rules. This will transform
the slum character.
Restrictions of Building Activity
(1) Airport
(i) Irrespective of their distance from the aerodrome, even beyond
22km limit from the Aerodrome Reference Point, no radio masts or similar installation exceeding 152m in height shall be erected except with the
prior clearance from Civil Aviation Authorities.
(ii) In respect of any land located within 1000m from the boundary of
Military Airport no building is allowed except with prior clearance from the concerned airport authority with regard to building height permissible
and safe distance to be maintained between the building and boundary of the aerodrome.
(2) Defense Establishments
In case of Sites within 500m distance from the boundary of Defense Areas/Military Establishments prior clearance of Defense Authority shall be
obtained.
A minimum 2 m wide green planting strip in the periphery on all sides within the setbacks are required to be developed and maintained.
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Provisions for construction and regulation of High-rise hospital buildings (above 30m height)
(a) In order to facilitate firefighting operations and also to prevent fire exposure to adjacent buildings, it is essential to have adequate open spaces
around the building.
(b) Open spaces around the building shall be as per section 8.2.3.1 Table 2, NBC Part III.
(c) Minimum 7 meters wide hard leveled motor able open to sky drive-way shall be provided around the building for the movement and
operation of specialized fire vehicles e.g. Hydraulic Platform, Turn Table Ladder,etc.
(e) The height of each floor shall be not less than 4met
(2) Construction costs: On average, estimates show a gold certified building in India costs between 3 to 7 percent more to build, while platinum costs 12
to 18 percent more and silver only about 2 percent more.
(3) User savings: In terms of running costs savings, green buildings save 25-35 percent on energy use on average and 30 to 85 percent on water
consumption annually.
The provisions for green buildings indicated in the table below are applicable on all plots more than 300sq. m in size:
Plot category Sub Category Applicable Plot area Provisions for residential Provisions for non-
(sq.m.) residential
(A) (B) (C) (D) (E)
I Below 300 Nil Nil
a 300 to 500 (1)Water Conservation & (1)Water Conservation &
Management Management
(A)Rain water harvesting (A)Rain water harvesting
(by recharge) (by recharge)
(2) Solar energy utilization (2) Solar energy utilization
(B)Installation of Solare (B)Installation of Solare
assisted water heating assisted water heating
systems (optional) systems
(4) Waste Management (4) Waste Management
b 500 to 1000 (1)Water Conservation & (1)Water Conservation &
Management Management
(A)Rain water harvesting (A)Rain water harvesting
II (by recharge) (by recharge)
(B) Reduction of (B) Reduction of
headspace headspace
(2) Solar energy utilization (2) Solar energy utilization
(A)Installation of Solar (A)Installation of Solar
assisted water heating assisted water heating
systems systems
(3) Energy efficiency (B) Installation of solar
(C) Lighting of common photovoltaic panels
lights by solar energy (3) Energy efficiency
(4) Waste Management (C) Lighting of common
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Plot category Sub Category Applicable Plot area (sq.m.) Provisions for residential Provisions for non-residential
III a Above 3000 (1)Water Conservation & Management (1)Water Conservation & Management
(A)Rain water harvesting (by recharge) (A)Rain water harvesting (by recharge)
(B) Reduction of headspace (B) Reduction of headspace
(C) Waste water recycle & reuse (C) Waste water recycle & reuse
(D) Low water consumption plumbing (D) Low water consumption plumbing
features features
(2) Solar energy utilization (2) Solar energy utilization
(A)Installation of Solar assisted water (A)Installation of Solar assisted water
heating systems heating systems
(B) Installation of solar photovoltaic (B) Installation of solar photovoltaic
panels panels
(3) Energy efficiency (3) Energy efficiency
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(C) Lighting of common lights by solar (C) Lighting of common lights by solar
energy energy
(D) Energy efficiency in HVAC Systems (D) Energy efficiency in HVAC
Systems
(a) Provision of minimum 1 tree/every 80sqmt of plot area for plot sizes>100sqmt and planted within the setback of the plot.
(b) Compensatory Plantation for felled/transplanted tress in the ratio 1:3 within the premises under consideration.
All building having a minimum discharge of 15,000 liters and above per day or premises consisting of 25 dwelling units and above shall incorporate waste
water recycling system.
RAIN-WATER HARVESTING
STRUCTURES
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Procedure for Obtaining Building Permission for all commercial, public buildings and new buildings on plots of
300sq.m and above:
(1) In all commercial, public buildings and new buildings on plots of 300sq.m and above.
(2) On plots of 300sq.m and above.
(3) The indicative provisions for rainwater harvesting by building types shall be as given in the Tablebelow.
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(1) In case of new buildings proposed for construction with plot area more than 1000sq.m and all public buildings, the Solar Roof Top Systems shall be
installed.
(2) It is compulsory to install Solar Photo Voltaic Panels for the required lighting in the common areas in the following categories.
(a) Hostels of Schools, Colleges and Training Centers with more than 100Students.
(b) Hotels, Lodges, and Guest Houses, Group Housing with the plot area of 3000 sq.m.
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(3) The recommended minimum capacity shall not be less than 25litres 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.
(4) The roof loading adopted in the design of such building should be at least 50 kg per sq. m. for the installation of solar water heating system.
Residential Buildings have exceeded the fungible FSI at One town areas.
Most of the hillock areas of Vijayawada have no buffer space beside road adjacent houses, as there is no provision for
pedestrian pathways in by laws.
DCR have not been incorporated density wise like foreign cities.
Though, there is scarcity of residential areas available in Vijayawada, the number of floors has been bound up to 4floors.
Open space is left to 2.3% (according to NBC, it should be 10% at any city
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SINGAPORE DCR
For planning purposes and as a general guide, the various housing density in terms of GPR are as follows:
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a- As the building height is regulated in terms of number of storeys, the absolute floor-to-floor height control (maximum) has to be complied with. This
helps to ensure that the overall height of buildings of the same number of storeys buildings incomparable.
b. A floor height is measured from the floor level of one storey to the floor level of the next storey (i.e. from the top of one floor to the top
of another floor). For a building with a pitched roof, the top most storey height is measured from the top floor level to the springing line
(i.e. the line joining to the points where the roof rest). See Figure3a.
For developments with sky terrace floors1, the overall height control will be relaxed, based on the proposed storey height of the development. The
additional allowable height over and above the overall aggregate height for the development is tabulated:
This additional height can only be distributed to sky terrace floors within the development. Spaces for M&E services located directly beneath the sky
terrace floor can also be included under the additional height. Drop-panels are not allowed at the soffit along the perimeter of sky terrace floors, as the
intention is to encourage the provision of high volume open communal spaces.
To illustrate the relaxation of the guideline, a typical 12-storey commercial development that has an overall aggregate height of 60.0m under the current
guideline based on 5.0m maximum floor-to-floor height for each floor, can enjoy an additional height of 10m, if the development includes at least one sky
terrace floor.
(b) The new Landscape Replacement Area requirements (LRA) for non-landed residential developments specifically target the provision of
communal greenery and the levels of greenery provision will be tiered according to the developments intensity as shown in Figure21.
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(i) Predominant Covered Communal Ground Garden: Additional covered spaces at the first storey can be considered for GFA exemption
if these spaces provide substantial ground greenery with good spatial quality; or
(ii) Secondary Covered Communal Ground Garden: The existing GFA exemption for Communal Landscaped Area under the 45 degree
line at the first storey will continue to apply. This scheme will now be re-termed as Secondary Covered Communal Ground Garden.
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Landscaping on deck
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ROAD BUFFERS
1(a) All developments are required to provide a buffer between the road reserve line and the building. The exception is when there are urban
design requirements allowing the buildings to abut the road reserve line/site boundaries such as residential developments in the Central Area.
See Figure 5a
i) For residential developments within the River Valley Planning Area, Newton Planning Area and Orchard Planning Area, the standard
minimum road buffer is
7.5m (of which 3m is for the green buffer), regardless of the category of the road that the developments face.
ii) For residential developments in the Central Area other than those in the River Valley, Newton and Orchard Planning Area, the buffer
standards will be determined by urban design considerations.
1(b) Setback controls of buildings from public roads are determined by the road buffer only. The minimum buffer width or setback of
building depends on the hierarchy of the category of the road the site fronts, the type and height of development. See Figure 5 for details.
For roads that are not categorized, the minimum road buffer (i.e. 7.5m for residential developments) applies.
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BASEMENT SETBACKS
1- The setbacks for basements, as illustrated in Figure 7b, are;
BASEMENT OPENINGS
1-Basement protruding up to 1.0 m with vertical openings on the side walls can be allowed for all types of development. However, to allow
greater flexibility to incorporate natural ventilation to basements in the building designs, higher vertical openings and horizontal openings
within the setback distance can be allowed for the types of developments as indicated below:
Site Coverage
1- Site coverage control is only applicable to detached house or bungalow development. The intention is to safeguard the ambience and
character of bungalow development. It also helps to ensure that there are sufficient open areas around the compound of each bungalow
which, together with other similar units, contribute to the total environmental quality of a bungalow area.
2- There is no site coverage control for semi-detached and terrace houses.
3- The site coverage controls vary with the plot size as follows:
(a) Good Class Bungalows (1400m):35%
(b) Other Bungalows (>800m):40%
(c) Other Bungalows (<= 800m):40%
(d) Other Bungalows (<= 800m) in 2-storey mixed landed and 2-storeysemi- detached housing areas:45%
Plot Size
The minimum plot dimensions and plot sizes for all types of landed (Iand title) housing development are as follows:
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For the developments with sky terrace floors1, the overall height control will be relaxed, based on the proposed storey height of the
development.
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GREENERY
LANDSCAPE REPLACEMENT AREA POLICY IN STRATEGIC AREAS
(a) The Landscape Replacement Areas guidelines are set out to achieve the following objectives:
i) Enhance the quality of life in our urban areas by providing spaces of relief and greenery which are close to users;
ii) Create a distinctive image of the city in the tropical climate through extensive greenery at the ground and sky-rise levels.
The total size of the landscape areas must be at least equivalent in size to the development site area. However, it is recognized that in areas
where there is a technical height control, there could be design constraints to the provision of 100% landscape replacement. For
developments outside of Central Area that are subjected to a technical height constraint of 80m Above Mean Sea Level (AMSL) and below,
the required landscape replacement areas will be lowered to 70% of the development site area.
(a) The new Landscape Replacement Area requirements (LRA) for Commercial/Mixed-use/Hotel developments specifically target the
provision of communal greenery and the levels of greenery provision will be tiered according to the developments intensity as shown in
Figure3.30.
(b) The landscaped areas should either be open-to-sky, or if covered, to qualify for GFA exemption under the existing LUSH guidelines
(e.g. Sky Terraces, Covered Communal Ground Gardens, and Communal Planter Boxes).
buildings, party wall developments, developments subject to specific urban design requirements, and developments with storey height
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SKY TERRACES
Sky terraces play a key role in contributing towards to our vision to make Singapore a City in Garden.
i) The sky terrace should be of a meaningful size and configuration to facilitate communal usage. As a guide, the proposed depth of the
sky terrace should be at least5m.
ii) For sky terraces in residential developments that occupy less than 60% of the floor plates, the sky terraces should serve a minimum of
2 strata units to ensure that they remain as communal space.
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Setback controls of building from public roads are determined by the road buffer only. The minimum buffer width depends on the hierarchy
of the category of the road the site fronts, the type and height of development. See Figure 3.4
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PLANTING STRIP
To preserve the green and garden city image, 2.0m (minimum) wide planting strip is to be provided for all developments along all sides of
the development site boundary except where it fronts a public road. In such a situation, the width of the green buffer shall be provided in
accordance with the category of the road. The planting strip shall be continuous except where an access road is required.
In Singapores tropical climate, covered walkways enhance the environment for pedestrian traffic. The list of requirements for the design of
walkways should take into account the following:
(c) Soffit height for covered walkway should be 3.6m. Where higher ceiling height is desired, glass or other cladding can be provided at the
edge of the covered walkway to achieve the 3.6m height measured from the covered walkway to the base of the cladding.
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Land Area
The minimum land area of an entire Business Park is 5 hectares. This is to ensure the land is large enough to landscape and create a park-
like environment. Within the Business Park, individual plots are demarcated to be developed.
Intensity
The maximum allowable GPR is stipulated in the Master Plan 2008. The intensity will vary depending on the planning intention and
surrounding developments.
Building Height
The maximum allowable building height is expressed in terms of number of storeys stipulated in the Master Plan. However, the resultant
building height must also comply with the technical height controls imposed by other authorities such as aviation path restrictions,
telecommunication and military installation.
Building Setback & Road Buffer Requirements
The building setback and road buffer requirements for BP developments are set out in Table A and Table B below:
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PARAMETERS
The parameters1 for golf course developments are:
(a) Intensity
The GFA for chalet/guest house facilities should not exceed 30% of the total GFA or 10,000sqm, whichever is the lower.
These facilities shall be subject to payment of development charge or differential premium, where applicable.
(c) Zoning
The chalet/guest house facilities are intended to be ancillary to the golf course development and should remain under the
same zoning, Sports & Recreation, as the golf course development. The lease for these facilities shall be tied to the
lease of the golf course.
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Conclusion:
The rules, regulations and bye-laws are made by the councils or development authorities taking in view the larger public interest of the
society and it is the bounden duty of the citizens to obey and follow such rules which are made for their own benefits. If possible, the
citizen of the town should self-participate in the process of development of town.
Since planning authority is adequately empowered to enforce the act, the rules and bye-laws, need is to strengthen the municipal council
with the technical man power and adequate machinery to run the mechanism. Provision of land through town planning scheme
should be carried out to augment the supply of land resources for a balanced development.
A comprehensive three tier real time information and control system and violation reducing mechanism as suggested will strengthen the
municipal council in detecting the deviation in the construction in advance of their occurrence and may be avoided by appropriate and timely
action. It will also enhance the public participation for controlling building violation.
The present development control rules should also be made dynamic by changing as per the urban development requirement and its validity
must be verified periodically. This will inspire new initiatives & stimulate debate in the often neglected area of urban development control
rules & regulation for sustainable development.
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REFERENCES
www.urbanindia.nic.in/what'snew/tkc.htm
National building code. 2005 published by Bureau of Indian Standards www.bis.org.in
http://www.gisdevelopment.net/application/urban/overview/me05_...
Maharashtra Municipalities Act. Of1965.
Maharashtra regional and Town Planning Act.1966
Standardized Building Bye-laws and Development Control Rules for B and C Class Municipal Councils of Maharashtra
Government of Gujarat (1976) Gujarat Town Planning and Urban Development Act
1976,
Government of Gujarat, Gandhinagar.
Government of Gujarat. Revised Development Plan with Development Control Rules Surat
Urban Development Authority, Surat.
Government of Maharashtra. Development Control Regulations for Pune Municipal Corporation, Pune