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Group Housing Bye Laws

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The document discusses residential zoning regulations and guidelines for residential plots. It provides details on: 1) Minimum plot sizes for individual residential plots, which should be at least 125 square yards for a two-storey, two-family dwelling. Smaller plots of 80 square yards are allowed for low-income housing. 2) Guidelines for plot coverage, floor area ratios (FAR), density, setbacks, frontage and more for ensuring adequate light, ventilation and open space. 3) Higher densities and FARs are allowed for group housing developments compared to individual plots, provided they meet overall density guidelines and include sufficient community facilities and open space.

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RESIDENTIAL USE ZONE :- 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 servant’s quarter per dwelling unit (250 sq. mtr.) Good planning practice for designs of residential areas should include:- •Light and air in the building; •Protection against noise, dust and local hazards; •Open space for various family needs; •Easy circulation and access, safety from accidents; •As far as possible regular shape of plots; and •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. INDIVIDUAL PLOTS:- (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. NOTES: i.Each servant's 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.). ii.For the purpose of density calculation, the number of persons per servant's quarter will be reckoned as 2. iii.The number of dwelling units on a plot will be reckoned as in the table below:- S.no. Plot size No. of dwelling units 1. Not exceeding 500 sq. mt. One dwelling unit on each floor. 2. Above 500 sq. mt. but not exceeding Two dwelling units on each floor, whether 1500 sq. mt. attached or detached. 3. Above 1500 sq. mt. but not exceeding Three dwelling units on each floor whether 2250 sq. mt. attached or detached. 4. Above 2250 sq. mt. but not exceeding Four dwelling units on each floor, whether 3000 sq. mt. attached or detached. 5. Above 3000 sq. mt.but not exceeding Five dwelling units on each floor, whether 3750 sq. mt. attached or detached. 6. Above 3750 sq. mt. Six dwelling units on each floor, whether attached or detached.
•Plot Coverage-The plot coverage shall be as follows:- Coverage on each floor Upto 100 sq. yds. (83.61 sq.mt.) 66% Above 100 sq. yds. (83.61 sq. mt.) 50% Above 600 sq. yds. and not exceeding 1200 sq. 40% yds. Above 1,200 sq. yds 33.33% 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 Note:- The area to be covered used in no case be less than the permissible covered area for the large size plot in the lower category. For example, the area to be covered in a plot of 1028.44 sq.mt. (1230sq.yds.) will be 40% of 1003.3 sq.mt.(1,200sq.yds.) i.e. (401.34 sq.mts.) (480 sq.yds.) and not 1/3 rd ofl028.44 sq.mt. (1.230sq.yds.) which is only 342.81 sq.mt. (410 sq.yds) •Floors-In individual residential plots, normally only two storied buildings may be allowed plus an optional provision of barsati floor at the top. In individual plots exceeding 167.23 sq.mt. (200sq.yds.) a building raised on stilts may be permitted provided the stilt floor shall be treated as one of the main floors of the building. •Frontage of plots-Each individual plot should provide minimum frontage of 18 ft. on the access road, The ratio of depth to frontage should normally range between 3.0 to 2.0 is to 1.0. •Set back lines- The following set back, lines are prescribed depending upon the depth of plot for individual plots.
Depth of plot Minimum set back required from plot line Upto 60 feet 10 feet. Above 60 ft. and not exceeding 90 ft 15 feet Above 90 ft. and not exceeding 120 ft 20 feet Above 120 ft. and not exceeding 150 ft 25 feet Above 150 ft. and not exceeding 200 ft 30 feet Above 200 ft 40 feet 1) Rear set back line-Besides the front set back line, set back should also be provided at the rear of the plots according to municipal bye-laws subject to height restriction to allow sufficient light and air circulation. 1) Side set back line-Side set backs of at least 10ft. from plot line on each side should be left on detached plots. 2) In semi-detached, plots side set back on one side should be at least 10ft. from the plot line to the building line. 3) F or row housing, comer plots should be suitably, set back from the road right of way, according to traffic requirements. 4) Service Lanes: The minimum width of the service lane shall be 15 ft. but it may be reduced to 10ft. in the case of law cost housing schemes sponsored by Government, Semi Government or other public bodies. It is not necessary to have these in the case of detached and semi -detached housing. If provided, it should have a minimum of 15 ft. right of way. 5) In the case of row and terraced housing, service lanes may be provided. It should have a minimum right of way of 15 ft. In case the length of the lane is more than 500 ft. the minimum right of way should be 20 ft. 6) Where garages are to be provided, in order to allow for easy turn of motor vehicle, the garages should be set back 15 ft. from the centre line of the service lane.
GROUP HOUSING- • 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 gov- erned 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 pedes-trian paths and their width would also be governed by design requirements. Adequate provi-sion 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 storey's, 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. Residential density Maximum Coverage MaxImum F.A.R (Persons per acre) 25 25 75 50 25 75 60 25 75 75 30 125 100 33 150 125 33 150 150 35 150 200 35 175
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. Notes: 1) The coverage's will be calculated on the basis of the whole area reserved for Group Housing after deducting:- 2) 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.) 3) The area for schools and other community facilities within the group housing area; and 4) 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). • 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. • In density calculation for group housing, each servant's quarter will be reckoned as one family. • 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. • 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. • 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 distribu- tion 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.) PERMISSIBLE FLOOR AREA RATIO FOR DIFFERENT SIZE OF PLOTS (AFTER 1998 AMENDEMENTS) S.No. Area of Plot Maximum Ground FAR Number of Max. Height ('Sq. Mtrs.) Coverage % DUs (in Mtrs.) 1 Below 32 75 225 1 12.5 2 Above 32 to 50 75 225 2 12.5 3 Above 50 to 100 75 225 3 12.5 4 Above 100 to 250 66.66 200 3 12.5 5 Above 250 to 500 50 150 3 (4) 12.5 6 Above 500 to 1000 40 120 6 (8) 12.5 7 Above 1000 to 1500 33.33 100 6 (8) 12.5 8 Above 1500 to 2250 33.33 100 9 (12) 12.5 9 Above 2250 to 3000 33.33 100 12 (16) 12.5 10 Above 3000 to 3750 33.33 100 15 (20) 12.5 11 Above 3750 33.33 100 18 (24) 12.5 • 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.) • 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 : • Basement in case of plotted development if constructed shall not be included in FAR. • 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. Other controls: 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. Farm Houses: 1)Minimum size of farm house.............................. 0.8 ha. 2) Maximum ground coverage ...............................5% 3)Maximum FAR .....................................5 (subject to maximum of 500 sq. mtrs. irrespective of the size of the farm ) 4)Number of storeys........................................... Two 5) 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.

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Group Housing Bye Laws

  • 1. RESIDENTIAL USE ZONE :- 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 servant’s quarter per dwelling unit (250 sq. mtr.) Good planning practice for designs of residential areas should include:- •Light and air in the building; •Protection against noise, dust and local hazards; •Open space for various family needs; •Easy circulation and access, safety from accidents; •As far as possible regular shape of plots; and •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. INDIVIDUAL PLOTS:- (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. NOTES: i.Each servant's 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.). ii.For the purpose of density calculation, the number of persons per servant's quarter will be reckoned as 2. iii.The number of dwelling units on a plot will be reckoned as in the table below:- S.no. Plot size No. of dwelling units 1. Not exceeding 500 sq. mt. One dwelling unit on each floor. 2. Above 500 sq. mt. but not exceeding Two dwelling units on each floor, whether 1500 sq. mt. attached or detached. 3. Above 1500 sq. mt. but not exceeding Three dwelling units on each floor whether 2250 sq. mt. attached or detached. 4. Above 2250 sq. mt. but not exceeding Four dwelling units on each floor, whether 3000 sq. mt. attached or detached. 5. Above 3000 sq. mt.but not exceeding Five dwelling units on each floor, whether 3750 sq. mt. attached or detached. 6. Above 3750 sq. mt. Six dwelling units on each floor, whether attached or detached.
  • 2. •Plot Coverage-The plot coverage shall be as follows:- Coverage on each floor Upto 100 sq. yds. (83.61 sq.mt.) 66% Above 100 sq. yds. (83.61 sq. mt.) 50% Above 600 sq. yds. and not exceeding 1200 sq. 40% yds. Above 1,200 sq. yds 33.33% 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 Note:- The area to be covered used in no case be less than the permissible covered area for the large size plot in the lower category. For example, the area to be covered in a plot of 1028.44 sq.mt. (1230sq.yds.) will be 40% of 1003.3 sq.mt.(1,200sq.yds.) i.e. (401.34 sq.mts.) (480 sq.yds.) and not 1/3 rd ofl028.44 sq.mt. (1.230sq.yds.) which is only 342.81 sq.mt. (410 sq.yds) •Floors-In individual residential plots, normally only two storied buildings may be allowed plus an optional provision of barsati floor at the top. In individual plots exceeding 167.23 sq.mt. (200sq.yds.) a building raised on stilts may be permitted provided the stilt floor shall be treated as one of the main floors of the building. •Frontage of plots-Each individual plot should provide minimum frontage of 18 ft. on the access road, The ratio of depth to frontage should normally range between 3.0 to 2.0 is to 1.0. •Set back lines- The following set back, lines are prescribed depending upon the depth of plot for individual plots.
  • 3. Depth of plot Minimum set back required from plot line Upto 60 feet 10 feet. Above 60 ft. and not exceeding 90 ft 15 feet Above 90 ft. and not exceeding 120 ft 20 feet Above 120 ft. and not exceeding 150 ft 25 feet Above 150 ft. and not exceeding 200 ft 30 feet Above 200 ft 40 feet 1) Rear set back line-Besides the front set back line, set back should also be provided at the rear of the plots according to municipal bye-laws subject to height restriction to allow sufficient light and air circulation. 1) Side set back line-Side set backs of at least 10ft. from plot line on each side should be left on detached plots. 2) In semi-detached, plots side set back on one side should be at least 10ft. from the plot line to the building line. 3) F or row housing, comer plots should be suitably, set back from the road right of way, according to traffic requirements. 4) Service Lanes: The minimum width of the service lane shall be 15 ft. but it may be reduced to 10ft. in the case of law cost housing schemes sponsored by Government, Semi Government or other public bodies. It is not necessary to have these in the case of detached and semi -detached housing. If provided, it should have a minimum of 15 ft. right of way. 5) In the case of row and terraced housing, service lanes may be provided. It should have a minimum right of way of 15 ft. In case the length of the lane is more than 500 ft. the minimum right of way should be 20 ft. 6) Where garages are to be provided, in order to allow for easy turn of motor vehicle, the garages should be set back 15 ft. from the centre line of the service lane.
  • 4. GROUP HOUSING- • 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 gov- erned 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 pedes-trian paths and their width would also be governed by design requirements. Adequate provi-sion 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 storey's, 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. Residential density Maximum Coverage MaxImum F.A.R (Persons per acre) 25 25 75 50 25 75 60 25 75 75 30 125 100 33 150 125 33 150 150 35 150 200 35 175
  • 5. 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. Notes: 1) The coverage's will be calculated on the basis of the whole area reserved for Group Housing after deducting:- 2) 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.) 3) The area for schools and other community facilities within the group housing area; and 4) 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). • 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. • In density calculation for group housing, each servant's quarter will be reckoned as one family. • 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. • 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. • 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 distribu- tion of space and creation of desirable environment. It also includes creation of several dwelling units out of one dwelling unit by partition.
  • 6. 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.) PERMISSIBLE FLOOR AREA RATIO FOR DIFFERENT SIZE OF PLOTS (AFTER 1998 AMENDEMENTS) S.No. Area of Plot Maximum Ground FAR Number of Max. Height ('Sq. Mtrs.) Coverage % DUs (in Mtrs.) 1 Below 32 75 225 1 12.5 2 Above 32 to 50 75 225 2 12.5 3 Above 50 to 100 75 225 3 12.5 4 Above 100 to 250 66.66 200 3 12.5 5 Above 250 to 500 50 150 3 (4) 12.5 6 Above 500 to 1000 40 120 6 (8) 12.5 7 Above 1000 to 1500 33.33 100 6 (8) 12.5 8 Above 1500 to 2250 33.33 100 9 (12) 12.5 9 Above 2250 to 3000 33.33 100 12 (16) 12.5 10 Above 3000 to 3750 33.33 100 15 (20) 12.5 11 Above 3750 33.33 100 18 (24) 12.5 • 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.) • 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 : • Basement in case of plotted development if constructed shall not be included in FAR. • 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.
  • 7. 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. Other controls: 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. Farm Houses: 1)Minimum size of farm house.............................. 0.8 ha. 2) Maximum ground coverage ...............................5% 3)Maximum FAR .....................................5 (subject to maximum of 500 sq. mtrs. irrespective of the size of the farm ) 4)Number of storeys........................................... Two 5) 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.