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Development-Controls (1)

The document outlines the development controls as per the National Building Code of the Philippines, focusing on the carrying capacity and development potential of lots. It details the factors affecting development potential, regulations for site and building usage, and methods for determining allowable maximum building footprint, percentage of site occupancy, and gross floor area. Additionally, it highlights the importance of compliance with zoning classifications, setbacks, and other building regulations.

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Aira David
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5 views

Development-Controls (1)

The document outlines the development controls as per the National Building Code of the Philippines, focusing on the carrying capacity and development potential of lots. It details the factors affecting development potential, regulations for site and building usage, and methods for determining allowable maximum building footprint, percentage of site occupancy, and gross floor area. Additionally, it highlights the importance of compliance with zoning classifications, setbacks, and other building regulations.

Uploaded by

Aira David
Copyright
© © All Rights Reserved
Available Formats
Download as PDF, TXT or read online on Scribd
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DEVELOPMENT CONTROLS

RULE VII and RULE VIII of the Revised IRR of PD1096


The National Building Code of the Philippines

PREPARED BY: AR. LANCE MARCO M. BANDILING


CARRYING CAPACITY (CC) OF THE LOT

The optimized extent of physical development that may be introduced into the lot
without causing undue damage, effects or hardship on the end-users of the proposed
development.

DEVELOPMENT POTENTIAL (DP) OF THE LOT

The maximum extent of physical development that may be introduced into the lot, i.e.,
the erection of the proposed building after full compliance with the applicable
regulations found in the National Building Code of the Philippines (NBCP).
FACTORS AFFECTING THE DEVELOPMENT POTENTIAL OF THE LOT

▪ Zoning and Building Use Classification (Table VII.1. on Rule 7 of NBCP)


▪ Road Right-of-Way (Section 704.4. on Rule 7 of NBCP)
▪ Type of Lot (Page 135-136 of the 2004 Revised IRR of PD 1096)
▪ Additional Considerations:
- Firewall provisions (Section 704.4. on Rule 7 of NBCP)
- Building density – FLAR (Table VII.G.1. on Rule 7 of NBCP)
- Building height restrictions (Table VII.2. on Rule 7 of NBCP)
- Incremental setback requirements (Table VIII.20. on Rule 8 of NBCP)
DEVELOPMENT CONTROLS (DC)

Is a set of inter-acting regulations concerning the physical utilization of a lot


and governs the planning and design of spaces, as well as, the use or occupancy
of a building.
DEVELOPMENT CONTROLS (DC)

Level or intensity of development is regulated by the following Development


Controls:

For lot/site usage (at grade level) For building usage (building floor areas)
▪ Allowable Maximum Building Footprint ▪ Gross Floor Area (GFA)
(AMBF) ▪ Total Gross Floor Area (TGFA)
▪ Percentage of Site Occupancy (PSO)
▪ Total Open Space Within Lot (TOSL) For building bulk or building volume
▪ Unpaved Surface Area (USA) ▪ Allowable Maximum Volume of
▪ Impervious Surface Area (ISA) Building (AMVB)
▪ Maximum Allowable Construction Area
(MACA)
DETERMINING THE AMBF AND PSO

1. Identify the zoning for the Project Site


(Refer to Table VII.1 Building Use and Occupancy)

2. Plot the lot according to TLA, frontage and type of lot.

3. Apply the necessary minimum setbacks


(Table VIII.2 and VIII.3 or as prescribed by zoning and other restrictions)
DETERMINING THE AMBF AND PSO
DETERMINING THE AMBF AND PSO

For Commercial, Industrial, Institutional and Recreational Buildings


DETERMINING THE AMBF AND PSO
4. Determine the AMBF
ALLOWABLE MAXIMUM BUILDING FOOTPRINT (AMBF) – The maximum
portion of the lot that may be occupied by the building/structure at grade level
after satisfying setback, yard and court requirements.
• The area of the AMBF is measured from the outermost face of the exterior
walls of the proposed building/structure.
• All areas outside of the AMBF but within lot lines shall be considered open
spaces, i.e., impervious or unpaved.
• The AMBF is the true buildable area on which a fully enclosed
building/structure can be erected.
• The AMBF shall exclude provisions for courts at grade level.
• If provided with a firewall, determine the maximum length allowed. (Pg. 81-83)
DETERMINING THE AMBF AND PSO
4. Determine the AMBF
ALLOWABLE MAXIMUM BUILDING FOOTPRINT (AMBF) – The maximum
portion of the lot that may be occupied by the building/structure at grade level
after satisfying setback, yard and court requirements.
DETERMINING THE AMBF AND PSO
5. Determine the PSO (Percentage of Site Occupancy)
DETERMINING TOSL, ISA, USA & MACA

TOTAL OPEN SPACE WITHIN LOTS (TOSL)


- are portions of the Total Lot Area (TLA) not
occupied by the BF/PSO.
UNPAVED SURFACE AREA (USA)
- Unpaved areas within the lot that are with
exposed soil and planted (softscaped); this
sub-classification is the true open space.
IMPERVIOUS SURFACE AREA (ISA)
- Paved or tiled (hardscaped areas)
MAXIMUM ALLOWABLE
CONSTRUCTION AREA (MACA)
DETERMINING TOSL, ISA, USA & MACA

TLA = AMBF/PSO + TOSL (USA + ISA)


TLA = MACA + USA
TOSL = TLA – AMBF/PSO
TOSL = USA + ISA
ISA = TLA – AMBF/PSO – USA
ISA = TOSL - USA
MACA = TLA – USA
MACA = AMBF/PSO + ISA
Note: *To determine the prescribed ISA, USA and PSO
for bigger projects, refer to Table VIII.1. Page 131.*
DETERMINING GFA AND TGFA
GROSS FLOOR AREA- the total floor space within the perimeter of the permanent
external building walls (inclusive of main and auxiliary buildings) such as office areas,
residential areas, corridors, lobbies and mezzanine level/s.
- The GFA shall also include building projections which may serve as floors or platforms that
are directly connected to integrate with areas within the building/structure.
- The GFA excludes the following:
- Covered areas used for parking and driveways, services and utilities;
- Vertical penetrations in parking floors where no residential or office units are
present;
-Uncovered areas for helipads, air-conditioning cooling towers or air-conditioning
condensing unit (ACCU) balconies, overhead water tanks, roof decks, laundry areas and
cages, wading or swimming pools, whirlpools or jacuzzis, terraces, gardens, courts or
plazas, balconies exceeding 10 sqm, fire escape structures and the like
DETERMINING GFA AND TGFA
Computing for the allowable maximum Gross Floor Area (GFA)

(Refer to Table VII.G.1. Page 124)

FLOOR TO LOT AREA RATIO (FLAR) – is the ratio between the Gross Floor Area (GFA)
of a building and the Total Lot Area (TLA) of the lot/property on which it stands.

Gross Floor Area


FLAR =
Total Lot Area
DETERMINING GFA AND TGFA
TOTAL GROSS FLOOR AREA- the total floor space within the main and auxiliary buildings
primarily consisting of the GFA and all other enclosed support areas together with all other
usable horizontal areas/surfaces above and below established grade level that are all
physically attached to the building/s which shall consist of the following:
- Covered areas used for parking and driveways, services and utilities. The TGFA
specifically excludes provisions for courts above grade level;
- Vertical penetrations in parking floors where no residential or office units are present;
- Uncovered areas for helipads, air-conditioning cooling towers or ACCU balconies,
overhead water tanks, roof decks, laundry areas and cages, wading or swimming pools,
whirlpool or jacuzzis terraces, gardens, courts or plazas, balconies exceeding 10 sqm, fire
escape structures and the like
- Other building projections which may additionally function as floors or platforms if
properly reinforced, e.g., top surfaces of roof extensions/eaves, sunbreakers, large roofed
or cantilevered areas such as porte cocheres, canopies and the like.
DETERMINING GFA AND TGFA
Computing for the allowable maximum Total Gross Floor Area (GFA)
PARKING, LOADING/UNLOADING SPACE REQUIREMENTS
PARKING, LOADING/UNLOADING SPACE REQUIREMENTS
BUILDING HEIGHT LIMIT
BUILDING HEIGHT LIMIT
END OF PRESENTATION

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