Saurabh Sanjay Kasliwal

Civil Engineering

B.E Civil, M.E Structural Engg.

 Building Technology
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and
Architectural Planning
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Building Bye Laws

 As Per
 Maharashtra Regional and Town Planning Act : 1966
 Model Building Bye Laws : 2016 (Ministry or Urban
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Development)
 National Building Code of India : 2016

(Volume 1 and Volume 2)

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 A. Building Bye Laws:
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 A. Building Bye Laws:

 Building Bye Laws consist of certain rules and regulation framed by a

municipal or town planning or urban development board to control the
development of area under its jurisdiction.
 The aim of framing the bye-laws is to ensure the provision of reasonable
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minimum requirements and standards in the planning, designing and

construction activities of buildings in the zone.
 The bye-laws are framed paying due regard to the weather conditions,
Local construction practice, availability of materials, labor, and other
similar factors.
 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
 To limit or define the way in which new structure is to be built.
 To control the development and to check un-authorized construction

 To curb the haphazard growth of towns or cities.

 To  provide open space, air ,breeze etc.
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 To offer safety against fire, noise, smoke, etc.

 To facilitate future use of land, widening of streets, controlling the ribbon

development in an area.
 To reduce pollutions in the area by restricting population density in an
area thereby providing the hygienic environment.
 To ensure that every in citizen will receive facilities like water supply,
sanitation, ventilation, electric supply, parking, and safety.
 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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 A. Necessity of Bye Laws
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  Plot Sizes (As per Model Building Bye Laws-2016)
Depending upon the type of development, the bye law of a locality may
prescribe a definite minimum size of plot for a particular type of
development.
1. Residential and Commercial Zone:
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 Minimum Plot size in residential zone should be 50 sq.m

Sr. No Type of Plot Size Min. Width or

Development (Sq. m) Frontage
(m)
1 Row house type 50 – 125 Sq.m 4.8 to 8 m
Building

2 Semi-Detached 125 – 250 Sq.m 8 to 12 m

Building

3 Detached Building Above 250 Sq.m Above 12 m

 Continued…….
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Row House
 Continued…….
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Semi-detached Building
 Continued…….
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Detached Building
 Continued…….
 For special slum clearance and resettlement scheme the minimum plot size
should be 25 sq.m with minimum width of 3.6 m as prescribed and for
Low Income Group and economic weaker section of society and; the
minimum plot size should be 30 sq.m.
2. Industrial Zone:
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 The width of plot shall not be less than 15 m and the size of plot should
not be less than 300 sq.m

3. Other Buildings:
i. Cinema Assembly Halls: Minimum area per seat = 3 sq.m

ii. Mangal Karyalaya: Minimum area = 1000 sq.m

 Continued…….
iii. Petrol Pump:

a. Only filling stations 30 m x 17 m and small size 18 m x 15 m (for two

and three wheelers).

b. Filling-cum-service station minimum size 36 m x 30 m and maximum

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45 m x 33 m

c. Frontage of the plot should not be less than 30 m.

d. Longer side of the plot should be the frontage.
  Road Width (As per Model Building Bye Laws-2016)
 Every building existing or proposed shall have public or internal means of
access.
 The plot should abut on public means of access and if not so, then
following table should be followed:
Length of Width of means of access (m)
means of When development is only on When development is on
access one side of means of access both side of means of
(m)
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(minimum) access
(minimum)
Upto 5.0 m 6.0 m
75 m
150 m 6.5 m 7.5 m

300 m 8.0 m 9.0 m

Above 11.0 m 12.0 m

300 m
Upto 1000 17.0 m 18.0 m
m
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Continued…….
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Continued…….
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Continued…….
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Continued…….
 Continued…….

 For all industrial buildings, theatres, cinema halls, assembly halls,

stadiums, educational buildings, markets which attracts large crowd, width
of road should be as per following table:

Length of means of access Width of means of access

(m) (minimum)
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(m)
Upto 200 m 12 m
Above 200 m 15 m
Upto 600 m 18 m
 Continued…….

 In gaothan areas: Building line or plot boundary should be at 2.25 m

from road centre line.
 No premises other than highway amenities like petrol pumps, hotels, etc.
will have direct access from highways.
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 Open Spaces:
  Open Spaces:  
The open space is useful from the following aspects:

i. To meet light and ventilation requirements.

ii. To facilitate the fire fighting operation.

iii. To serve the purpose of future widening of street.
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iv. To reduce noise level and entry of pollutants in building by planting

tress.

v. To reduce loss due to fire in case of adjoining catches fire.

 Open Spaces for front, rear and side yard depends upon height of
building and can be calculated as

Width of open space (m) = 3 + …….where h ˂ 25 m

 Continued…….
[A] For building having height ˂ 10 m, following values for front, rear and
side yards are recommended as:
1) Front open Space: - minimum 3 m.

- And in no case should not be less than 1.8 m when

building is fronting two or more sides.
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2) Rear Space: - 3 m minimum on an average and in no case should be less

than 1.8 m subject to condition of free ventilation.

3) Side Distance: 3 m minimum for every semidetached or detached

building.
4) The minimum distance for construction of any building from centre line
of any street shall not be less than 7.5 m.
 Continued…….
[B] For building with height 10 m ˂ Ht. ˂ 25m, minimum space required for
height of 10 m are increased at the rate of 1 m for every 3 m or fraction
thereof for height above 10 m.
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[C] For building with height 25 m ˂ Ht. ˂ 30m, minimum space required for
height of 10 m are increased at the rate of 1 m for every 5 m increase in
height with maximum open space of 16 m
 Continued…….
[D] For Educational and Institutional buildings, open spaces around the
building should not be less than 6 m.
[E] For Assembly buildings front space should be 12 m and other open space
should not be less than 6m.
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 Continued…….
[F] For Business, Mercantile and storage buildings open space should not be
less than 4.5 m.
[G] For Industrial buildings open space should not be less than 4.5 m upto
height of 16 m and should be increased by 0.25 m for every 1 m increase in
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height.
  Floor Area Ratio (FAR):
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  Floor Area Ratio (FAR):  
 “The ratio of total covered/built up area of all floors to the area of plot on which
building is to be constructed is known as FAR/FSI.”
FAR/FSI =
 FSI/FAR may vary from place to place, city to city or even place to place in same
city.
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 For calculation of FAR/FSI following areas are excluded:

1. Projection of cornice, chajja, roof shade having projection less than 0.75 m.
2. Basement exclusively to be used for parking with max lear height of 2.4 m.
3. Electric Cabin
4. Lift rooms, ducts, etc.
5. Ramps, compound walls, gate, uncovered swimming pools, etc.
6. Pump house, water tanks, etc.
 Continued…….
 Necessity of FAR/FSI:

1. To check and counter density of population.

2. To avoid haphazard growth of city.

3. To control development activity on the plot of land.

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  Set Back Distances:
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  Set Back Distances:
 It is the distance measured from centerline of road upto which plinth of
building may extend.
 It is provided to facilitate future road widening, parking of vehicles, free
circulation of air, etc.
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 Setback distance is about 1.5 to 1.67 times more for theatres, commercial
complexes, factories than that of residential building.

Type of Road Minimum Setback Distance (m)

Residential Building Industrial Building
Village Road 9m 15 m

Major District Road 15 m 24 m

National/State 30 m 45 m
Highway
  Set Back Distances:
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Type of Road Minimum Setback Distance (m)

Residential Building Industrial
Building
Village Road 9m 15 m

Major District 15 m 24 m
Road
National/State 30 m 45 m
Highway
  Set Back Distances:
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  Building Line:
“The line upto which the plinth of a building adjoining the street or an
extension of street or future street may lawfully extend is called building line.”

 Control Line:
“Certain buildings such as cinema halls, factories, business centers, etc.
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which attract large no. of vehicles; should be set back with a further distance
apart from building line. Hence the line which account for this extra margin is
called Control Line”
 The distance of centre line is taken as 1.5 times of building line which is
invariably measured from the centre of roadway.
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Continued…….
 Continued…….
 The distance of building and control lines depends on the category of street
and its width given as in following table:

Type of Road Actual Limits in Urban Area (m)

Building Line Control Line
National/State 30 m 45 m
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Highway
Major District Road 15 m 24 m

Ordinary District 09 m 25 m
Road
Village Road 09 m 15 m
  Height Regulations:
 The height of building is decided by two factors either by width of street on
which it fronts or minimum width of rear space.
 The height of building is measured upto beam in case of pitched roofs and
upto roofs in case of flat roofs.
 In case of pitched roof, the pitch is not accepted to exceed 45˚ or the height
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of parapet by 1 m in case of flat roof.

 Plinth height or any part of a building or outhouse shall be not be less than
30cm or 60cm above determined level of central part of abutting street or
footpath or the highest part of service lane or any portion of the ground
within 3 m distance of such a building.
 Continued…….
 The Height and number of storeys shall be related to provisions of FAR as
per given 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.
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 (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.
 Continued…….
 c) For buildings in the vicinity of the aerodromes the maximum height of
such buildings shall be subject to clearance from the Civil Aviation
Authorities from time to time and to this effect a no objection certificate
issued by that Authority shall be submitted by the applicant along with plans
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to the sanctioning Authority.

 Continued…….
 
 Height of building can also be fixed by 45˚ or ˚ rule

 A table below gives typical example of building height with respect to

street widths.

Width of street Height of Building

(m) (m)
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Upto 8 m H = 1.5 x width of Road

8 m to 12 m ≯ 12 m
Above 12 m Not more than width of
road or ≯ 24 m
  Room Sizes:
Sr. Type of Room Minimum Minimum Minimum Other Important
No Area Width Height Factors
(Clear)
1 Habitable Rooms 9.5 Sq.m 2.4 m 2.75 m  Clear height
2 One Room 12.5 Sq.m 2.4 m 2.75 m under Beam
Tenements (LHS) ≮ 2.4 m
 Eaves height
3 Hostel Rooms 7.5 Sq.m 2.4 m 2.75 m ≮ 2.1 m
(Single Person)  Avg Height for
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4 Kitchen 5.5 Sq.m 2.4 m 2.75 m Pitched Roof

≮ 2.75 m
5 Kitchen + Dining 9.5 Sq.m 2.4 m 2.75 m
6 Bathrooms 1.8 Sq.m 1.2 m 2.2 m  Ventilators
7 Water Closet 1.1 Sq.m 0.9 m 2.2 m ≮ 0.3 Sq.m
 Dado Height
8 Common W.C and 2.1 Sq.m 1.2 m 2.2 m ≮ 1.0 m
Bath
9 Store Room 3.0 Sq.m 1.2 m 2.2 m
  Rules for Ventilation and Lighting:
 For light, a clear window area in the wall abutting to air space either directly
through open verandah or gallery.
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 Continued…….
 
 For light, a clear window area in the wall abutting to air space either directly
through open verandah or gallery and should not be less than:
i. of floor area for dry hot climate.
ii. of floor area for dry wet climate.
iii. of floor area for dry intermediate climate.
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iv. of floor area for dry cold climate.

 Continued…….
 
 The aggregate area of door and window shall not be less than of the room
area.
 In addition to above means of light, every such room shall have ventilator of

at least 0.3 Sq.m in an area near top of the wall.

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  Vertical Circulation:
1] Staircase:
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  Vertical Circulation:
1] Staircase:
Minimum Width for Various Building Staircase:-
 Residential building staircase – 1.0 m (minimum)
 Hotel Building Staircase– 1.5 m (minimum)
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 Assembly Building Staircase– 2.0 m (minimum)

 Institutional Building Staircase– 2.5 m (minimum)

 All other Building Staircase– 1.5 m (minimum)

Minimum Tread for Various Building Staircase:-

 Residential building staircase – 250 mm (minimum)

 High Rise/Public Building Staircase – 300 mm (minimum)

 Continued…….

Maximum Riser for Various Building Staircase:-

 Residential building staircase – 185-190 mm (maximum)

 High Rise/Public Building Staircase– 150 mm (maximum)

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Number of risers in single flight ≯ 12 Nos

Handrails should be provided.

 Continued…….

2] Lifts:
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 Continued…….

2] Lifts:
 Should be easy to access.
 Should be located adjacent to staircase or alternative means of access.

 Lift of Bigger size for railway stations, airports and hotels.

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 All Hospitals Should be provided with big service lifts to accommodate

big size beds, trolley, stretchers and other equipments.
 Lift should be fire proof for at least one hour.
 Continued…….

3] Escalators:
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 Continued…….

3] Escalators:
 Speed ≯ 0.75 m/Sec.

 Emergency Stop control should be visible and accessible to all users.

 Escalators should be provided with Alternative means of access.

 Moving handrails should exceed minimum 300 mm beyond the start

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and end of escalator.

 Riser ≯ 240 mm or 210 mm.
 Vertical Clearance should be minimum 2300 mm.

 Footway at start and end should be contrast i.e clearly we can

distinguish it.
 Vertical Clearance should be minimum 2300 mm.
 Moving Step width should be 580 mm to 1100 mm.
 Continued…….

4] Means of Escape:
 Staircase should directly lead to the ground.

 Location of staircase should be such that it is easily accessible

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from any corner of building in an emergency situation.

 Staircase Minimum Width = 1.0 m and handrail Ht. minimum =

1.0 m
 Continued…….

4] Means of Escape:

 Walls should have fire resistance of at least half hour or more.

 Exit directions should be well marked.
 The building should be cleared within 2.5 to 3.0 minutes.
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  Sanitation:
The planning, design, construction and installation of sanitation shall be in
accordance with National Building Code – 2016, Part 9, Section-2.

1] Residential Building:
a. Water Supply – 135 lpcd
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b. Bathroom – 01 Nos
c. Water Closet (W.C) – 01 Nos

d. Sink – 01 Nos
2] Commercial Shops and Offices:

e. Drinking Water Tap – 01 per 100 person

f. Water Closet (W.C) – 01 No. per 25 person

g. Wash Basin – 01 No. per 25 person

 Continued…….

3] Hotels:

a. Water Closet (W.C) – 01 No. per 100 males

– 02 Nos. per 100 females

b. Urinals – 01 No. per 50 males

4] Educational Building:
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b. Nursery school – 01 W.C per 30 pupils

c. Other Educational Institutions – 01 W.C per 80 boys

– 01 Urinal per 20 boys

– 01 W.C per 50 girls

c. Separate arrangement for staff

 Continued…….

5] Hospitals:

a. Water Closet (W.C) – 01 No. per 08 beds - males

– 01 No. per 08 beds - females

b. Wash Basin – 02 Nos. per 30 beds

c. Bathroom – 01 No. per 08 beds

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d. Water Supply – 340 lpcd

6] Government and Public Buildings:

e. Water Closet (W.C) – 01 No. per 25 males

– 01 No. per 15 females

b. Urinals – 01 No. per 20 males

c. Water Supply – 45 lpcd
 Continued…….

7] Cinema Hall and Auditorium:

a. Water Closet (W.C) – 01 No. per 100 to 400 males (increase at the rate of
01 no. per 250 persons.)
– 03 Nos. per 100 to 200 females (increase at the rate
of 02 nos. per 100 females)
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b. Urinals – 01 Nos. per 25 males

c. Water Supply – 15 lpcd

8] Industries:

d. Water Closet (W.C) for Workers – 01 No. per 12 males

– 01 No. per 15 females

b. Urinals – 01 No. per 20 males

c. Water Supply – 30 lpcd