NATIONAL BUILDING CODE OF INDIA (2005)

C O N T E N T S

FOREWORD

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SCOPE

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TERMINOLOGY

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LAND USE CLASSIFICATION AND USES PERMITTED

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MEANS OF ACCESS

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COMMUNITY OPEN SPACES AND AMENITIES

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REQUIREMENTS OF PLOTS

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CLASSIFICATION OF BUILDINGS

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OPEN SPACES (WITHIN A PLOT)

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AREA AND HEIGHT LIMITATIONS

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OFF-STREET PARKING SPACES

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GREENBELTS, LANDSCAPING AND WATER CONSERVATION

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REQUIREMENTS OF PARTS OR BUILDINGS

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FIRE AND LIFE SAFETY

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DESIGN AND CONSTRUCTION

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LIGHTING AND VENTILATION

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ELECTRICAL AND ALLIED INSTALLATIONS (INCLUDING LIGHTNING

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PROTECTION OF BUILDINGS)

AIR CONDITIONING, HEATING AND MECHANICAL VENTILATION

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ACOUSTICS, SOUND INSULATION AND NOISE CONTROL

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HEAT INSULATION

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INSTALLATION OF LIFTS AND ESCALATORS

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PLUMBING SERVICES AND SOLID WASTE MANAGEMENT

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ANNEX A CIVIL AVIATION REQUIREMENTS FOR CONSTRUCTION IN

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THE VICINITY OF AN AERODROME

ANNEX B OFF-STREET PARKING SPACES

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ANNEX C SPECIAL REQUIREMENTS FOR LOW INCOME HOUSING IN

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URBAN AREAS

ANNEX D SPECIAL REQUIREMENTS FOR PLANNING OF PUBLIC

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BUILDINGS MEANT FOR USE OF PHYSICALLY CHALLENGED

ANNEX E SPECIAL REQUIREMENTS OF CLUSTER PLANNING FOR

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HOUSING

ANNEX F SPECIAL REQUIREMENTS FOR LOW INCOME HABITAT

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PLANNING IN RURAL AREAS

ANNEX G SPECIAL REQUIREMENTS FOR DEVELOPMENT PLANNING

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IN HILLY AREAS

LIST OF STANDARDS

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NATIONAL BUILDING CODE OF INDIA

National Building Code Sectional Committee, CED 46

FOREWORD

This Part covers development control rules, including such aspects as sub-division and layout rules, land use

classifications, open spaces, area and height limitations, means of access, and parking spaces; this part also

covers the general building requirements, such as the requirements of parts of buildings, provision of lifts, etc.

It is expected that for proper coordination and enforcement of the development control rules and general building

requirements, the departments concerned, namely, the town planning department and the building department,

will coordinate the total development and building activity at both organizational and technical levels.

Particular attention is invited to Table 3 on floor area ratio (FAR) limitations. It is emphasized that the floor area

of a single storey building is limited in absolute terms by the type of construction and occupancy class. Also, the

absolute floor areas for different types of construction and different occupancies have a definite ratio among

them. The ratios as recommended in the American Iron and Steel Institute publication 1961 ‘Fire Protection

Through Modern Building Codes’ have been generally adopted in this Part and Table 3 has been developed on

this basis. Table 3 is repeated in Part 4 ‘Fire and Life Safety’ also for convenience of reading.

Limitation of areas and heights of buildings is achieved in this country by specifying it in terms of floor area ratio

(FAR) or floor space index (FSI). The significance of the contribution of different types of construction giving

different fire resistances has not been taken cognizance of in specifying FAR for different occupancies, in the

present development control rules and municipal byelaws of the country. Table 3, therefore, gives the comparative

ratios of FAR between types of buildings and occupancy classes and these have been specified mainly from the

fire protection aspect of buildings. To arrive at the actual FAR for different buildings coming up in different

areas, the Authority should further modify them, by taking into consideration other aspects like density of any

area, parking facilities required, the traffic load (road width) and the services available. The heights of buildings

shall also be regulated, keeping in view the local fire fighting facilities.

In some state byelaws, the FAR (or FSI) has been expressed in the form of percentage. However, the Committee

responsible for preparation of this Code is of the opinion that, it being a ratio should be expressed only in the

form of a ratio, as done in this Part.

It is particularly to be borne in mind by the Authority that the ratios are definitive and it can assess the particular

FAR for a type of construction and for an occupancy and establish a new table, but retaining the comparative

ratios as given in Table 3.

Keeping in view the enormous problems faced by the country with regard to the ever increasing squatter settlements/

pavement dwellers in urban areas (cities of all sizes), it is imperative that all the urban local bodies sooner or later

evolve schemes for their rehabilitation. The resources are meagre and the problems are enormous. There has

been a tendency on the part of a number of development agencies/local bodies to link space norms with

affordability. Affordability is an important criterion but at the same time a public agency cannot ignore the basic

minimum needs of the family to be housed (including the mental, physical and social health of the marginalized

groups, which is linked with shelter). The local bodies shall have to evolve appropriate policies for their integration

with the broad urban society and generate/allocate resources and more importantly adopt a planning process,

which are people friendly. The Government of India has also formulated the National Slum Policy to this effect.

Therefore, keeping in view the needs of low income housing, to cater to Economically Weaker Sections of

Society (EWS) and Low Income Group (LIG), the requirements on planning, design of layout/shelter have

been rationalized and the same are provided in this Part. This will contribute significantly in the massive

housing programmes undertaken for the low income sector. This information is based on the provisions

of IS 8888 (Part 1) : 1993 ‘Guide for requirements of low income housing: Part 1 Urban areas (first revision)’.

Further, city development process would need a dynamic approach to take care of urban renewal and also

development needs in dense core areas of the cities. Innovative approaches in planning and design with participating

models of public private-people’s partnership become necessary to solve the emerging development needs. With

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

this in view, many city development agencies have evolved innovative planning and development tools like

transferable development rights (TDR) where the developer would receive a portion of the development rights in

a new location, keeping in view the constraints in the existing land area and the development potential. Such

development rights can be transferred into outskirts or new developed areas where land availability is assured.

This would encourage the professionals and developers to participate in urban renewal and at the same time

ensure that the developments in both the inner core areas and new areas take place in an orderly and efficient

manner. The TDR concept should be increasingly encouraged by the authority dealing with urban renewal, re-

development projects including housing and re-development projects for slum including dwellers.

Urbanization in India is taking place at a rapid pace. With 5 million population in cities at the time of independence,

it has already crossed 28 million (2001 census). It is likely to be 50 million by 2021. The number of cities and

towns have been expanding and there are 5 161 cities and towns of various sizes. In the Indian practice cities

over 50 lakhs population have been identified as mega-cities (6 in number) and cities over 10 lakhs (29 in

number) population as metro-cities. These 35 cities above 10 lakhs population is likely to be above 70 by 2021.

The other cities are either small or medium towns or cities with different population limits. Urbanization in each

of above cities and towns (mega-cities, metro-cities, small and medium towns and cities) will be different in

nature and the development challenges are also different keeping in view the extent of urbanization,

industrialization, commercialization and the nature of transportation needs. Therefore, the Code provisions should

be appropriately utilized depending upon the need of hierarchy of cities for which the administrative and technical

requirements have been covered in the Code for various facets of the activity.

The first version of this Part was prepared in 1970. As a result of incorporation of this Part in the revised

development control rules and building byelaws of some municipal corporations and municipalities, some useful

suggestions had emerged. First revision of this part was brought out in 1983, where these suggestions were

incorporated to the extent possible. The major modifications incorporated in the first revision included:

a) Addition of development control rules giving guidance on means of access, community spaces and

other aspects required for planning layouts.

b) Addition of provisions regarding plot sizes and frontage for different types of buildings, such as detached,

semi-detached, row type and special housing schemes.

c) Requirements of open spaces for other occupancies, such as educational, institutional, assembly, industrial

buildings, etc, were included.

d) Provisions relating to interior open space were elaborated, including requirements for ventilation shaft.

e) Requirements of open spaces for group housing development were covered.

f) Requirements of off-street parking spaces were covered.

g) Requirements for greenbelts and landscaping including norms for plantations of shrubs and trees were

covered.

h) Requirements of certain parts of buildings, such as loft, store room, garage, basement, chimney, parapet,

cabin, boundary wall, wells, septic tanks, office-cum-letter box room, meter room were included.

Special requirements of low income housing were covered.

The term Development Control Rules used in this Part encompasses the related aspects comprehensively with a

view to promoting orderly development of an area.

This second revision is being brought out to incorporate the modifications found necessary in light of the experience

gained with the use of this Part. Significant modifications incorporated in this revision include:

a) Terminology given in this Part has been made exhaustive by incorporating definitions of additional

terms used, such as, access, chimney, to erect, etc, and number of terms pertaining to cluster planning

for housing.

b) Detailed planning norms/open spaces for various amenities such as educational facilities, health care

facilities, socio-cultural facilities, distribution services, police, civil defence and home guards, and fire

services have been included.

c) Off-street parking requirements have now been also included for cities with population (i) between

1 000 000 and 5 000 000, and (ii) above 5 000 000 (see Annex B).

d) Special requirements for low income housing given in the earlier version have been modified and

updated (see Annex C) based on IS 8888 (Part 1) : 1993 ‘Guide for requirements of low income housing:

NATIONAL BUILDING CODE OF INDIA

Part 1 Urban area (first revision)’. In these revised provisions, single room dwelling has been discouraged,

guidelines for water seal latrine have also been incorporated, and cluster planning approach has been

recommended.

e) Requirements for cluster planning for housing have been added (see Annex E), which are based on the

guidelines given in IS 13727 : 1993 ‘Guide for requirements of cluster planning for housing’.

f) Special requirements for low income housing for rural habitat planning has been added (see Annex F).

g) Special requirements for development planning in hilly areas has been added (see Annex G).

h) The requirements for buildings and facilities for the physically challenged have been revised, with

listing of additional categories of physically challenged; modifications in requirements of ramps, stairs,

doors, handrails and controls; and incorporation of additional requirements regarding windows.

Also, the opportunity has been utilized to update the reference to Indian Standards.

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

NATIONAL BUILDING CODE OF INDIA

PART 3 DEVELOPMENT CONTROL RULES AND

GENERAL BUILDING REQUIREMENTS

1 SCOPE

2.9 Building — Any structure for whatsoever purpose

and of whatsoever materials constructed and every part

This Part deals with the development control rules and

thereof whether used as human habitation or not and

general building requirements to ensure health and

includes foundation, plinth, walls, floors, roofs,

safety of the public.

chimneys, plumbing and building services, fixed

2 TERMINOLOGY

platforms, VERANDAH, balcony, cornice or projection,

part of a building or anything affixed thereto or any

2.0

For the purpose of this part, the following

wall enclosing or intended to enclose any land or space

definitions shall apply:

and signs and outdoor display structures. Tents,

2.1 Access — A clear approach to a plot or a building.

SHAMIANAHS, tarpaulin shelters, etc, erected for

temporary and ceremonial occasions with the permission

2.2

Accessory Use — Any use of the premises

of the Authority shall not be considered as building.

subordinate to the principal use and customarily

incidental to the principal use.

2.10 Building, Height of — The vertical distance

measured in the case of flat roofs, from the average

2.3 Alteration — A change from one occupancy to

level of the ground around and contiguous to the

another, or a structural change, such as an addition to

building or as decided by the Authority to the terrace

the area or height, or the removal of part of a building,

of last livable floor of the building adjacent to the

or any change to the structure, such as the construction

external walls; and in the case of pitched roofs, up to

of, cutting into or removal of any wall, partition,

the point where the external surface of the outer wall

column, beam, joist, floor or other support, or a change

intersects the finished surface of the sloping roof; and

to or closing of any required means of ingress or egress

in the case of gables facing the road, the mid-point

or a change to the fixtures or equipment.

between the eaves level and the ridge. Architectural

2.4 Approved — Approved by the Authority having

features serving no other function except that of

jurisdiction.

decoration shall be excluded for the purpose of

measuring heights.

2.5 Authority Having Jurisdiction — The Authority

which has been created by a statute and which for the

2.11 Building Envelope — The horizontal spatial

purpose of administering the Code/Part may authorize

limits up to which a building may be permitted to be

a committee or an official to act on its behalf;

constructed on a plot.

hereinafter called the ‘Authority’.

2.12 Building Line — The line up to which the plinth

2.6 Back-to-Back Cluster — Clusters when joined

of a building adjoining a street or an extension of a

back to back and/or on sides (see Fig. 1).

street or on a future street may lawfully extend. It

includes the lines prescribed, if any, in any scheme.

The building line may change from time-to-time as

decided by the Authority.

2.13 Cabin — A non-residential enclosure constructed

of non-load bearing partition.

2.14 Canopy — A projection over any entrance.

2.15 Carpet Area — The covered area of the usable

rooms at any floor level (excluding the area of the wall).

2.16 CHHAJJA — A sloping or horizontal structural

overhang usually provided over openings on external

walls to provide protection from sun and rain.

FIG. 1

BACK-TO-BACK CLUSTER

2.17 Chimney — An upright shaft containing one or

2.7

Balcony — A horizontal projection, with a

more flues provided for the conveyance to the outer

handrail or balustrade or a parapet, to serve as passage

air of any product of combustion resulting from the

or sitting out place.

operation of heat producing appliance or equipment

employing solid, liquid or gaseous fuel.

2.8 Basement or Cellar — The lower storey of a

building below or partly below ground level.

2.18 Chowk or Courtyard — A space permanently

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

open to the sky, enclosed fully or partially by building

direct access from the main room without any inter-

and may be at ground level or any other level within

communicating door.

or adjacent to a building.

2.26 Covered Area — Ground area covered by the

2.19 Chowk, Inner — A chowk enclosed on all sides.

building immediately above the plinth level. The area

covered by the following in the open spaces is excluded

2.20 Chowk, Outer — A chowk one of whose sides

from covered area (see Table 3):

is not enclosed.

a) Garden, rockery, well and well structures,

2.21 Closed Clusters — Clusters with only one

plant nursery, waterpool, swimming pool (if

common entry into cluster open space (see Fig. 2).

uncovered), platform round a tree, tank,

2.22 Cluster — Plots or dwelling units or housing

fountain, bench, CHABUTRA with open top

grouped around an open space (see Fig. 3).

and unenclosed on sides by walls and the like;

b) Drainage culvert, conduit, catch-pit, gully pit,

Ideally housing cluster should not be very large. In

chamber, gutter and the like;

ground and one storeyed structures not more than 20

houses should be grouped in a cluster. Clusters with

c) Compound wall, gate, unstoreyed porch and

more dwelling units will create problems in identity,

portico, canopy, slide, swing, uncovered

encroachments and of maintenance.

staircase, ramps areas covered by CHHAJJA

and the like; and

2.23 Cluster Court Town House — A dwelling in a

d) Watchmen’s booth, pumphouse, garbage

cluster plot having 100 percent or nearly 100 percent

shaft, electric cabin or sub-stations, and such

ground coverage with vertical expansion, generally

other utility structures meant for the services

limited to one floor only and meant for self use.

of the building under consideration.

2.24 Cluster Plot — Plot in a cluster.

NOTE — For the purpose of this Part, covered area

2.25 Cooking Alcove — A cooking space having

equals the plot area minus the area due for open spaces.

FIG. 2 CLOSED CLUSTER

FIG. 3 CLUSTER

NATIONAL BUILDING CODE OF INDIA

2.27 ‘Cul-de-Sac’ Cluster

2.34 Escalator — A power driven, inclined, continuous

stairway used for raising or lowering passengers.

Plots/dwelling units when located along a

pedestrianised or vehicular ‘cul-de-sac’ road (see

2.35 Exit — A passage, channel or means of egress

Fig. 4).

from any building, storey or floor area to a street or

other open space of safety.

2.36 External Faces of Cluster — Building edges

facing the cluster open spaces.

2.37 Fire Separation — The distance in metres

measured from the external wall of the building

concerned to the external wall of any other building

on the site, or from other site, or from the opposite

side of a street or other public space for the purpose of

preventing the spread of fire.

2.38 Floor — The lower surface in a storey on which

one normally walks in a building. The general term

‘floor’ unless specifically mentioned otherwise shall

not refer to a ‘mezzanine floor’.

2.39

Floor Area Ratio (FAR) — The quotient

obtained by dividing the total covered area (plinth area)

FIG. 4

CUL-DE-SAC CLUSTER

on all floors by the area of the plot:

2.28 Density — The residential density expressed in

Total covered area of the floors

terms of the number of dwelling units per hectare.

FAR =

Plot area

NOTE — Where such densities are expressed exclusive of

community facilities and provision of open spaces and major

2.40 Gallery — An intermediate floor or platform

roads (excluding incidental open spaces), these will be net

projecting from a wall of an auditorium or a hall

residential densities. Where these densities are expressed taking

providing extra floor area, additional seating

into consideration the required open space provision and

community facilities and major roads, these would be gross

accommodation, etc. It shall also include the structures

residential densities at neighbourhood level, sector level or

provided for seating in stadia.

town level, as the case may be. The provision of open spaces

and community facilities will depend on the size of the

2.41 Garage, Private — A building or a portion

residential community.

thereof designed and used for parking of private owned

Incidental open spaces are mainly open spaces required to be

motor driven or other vehicles.

left around and in between two buildings to provide lighting

and ventilation.

2.42 Garage, Public — A building or portion thereof,

other than a private garage, designed or used for

2.29 Detached Building — A building detached on

repairing, servicing, hiring, selling or storing or parking

all sides.

motor driven or other vehicles.

2.30 Development — ‘Development’ with grammatical

variations means the carrying out of building,

2.43 Group Housing — Housing for more than one

engineering, mining or other operations, in, or over,

dwelling unit, where land is owned jointly (as in the

or under land or water, on the making of any material

case of co-operative societies or the public agencies,

change, in any building or land, or in the use of any

such as local authorities or housing boards, etc) and

building, land, and includes re-development and layout

the construction is undertaken by one Agency.

and subdivision of any land and ‘to develop’ shall be

2.44 Group Open Space — Open space within a

construed accordingly.

cluster.

2.31 Drain — A conduit, channel or pipe for the

Group open pace is neither public open space nor

carriage of storm water, sewage, waste water or other

private open space. Each dwelling unit around the

water borne wastes in a building drainage system.

cluster open space have a share and right of use in it.

2.32 Drainage — The removal of any liquid by a

The responsibility for maintenance of the same is to

system constructed for the purpose.

be collectively shared by all the dwelling units around.

2.33 Dwelling Unit/Tenement — An independent

2.45

Habitable Room — A room occupied or

housing unit with separate facilities for living, cooking

designed for occupancy by one or more persons for

and sanitary requirements.

study, living, sleeping, eating, kitchen if it is used as a

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

living room, but not including bathrooms, water-closet

2.50

Lift — An appliance designed to transport

compartments, laundries, serving and store pantries,

persons or materials between two or more levels in a

corridors, cellars, attics, and spaces that are not used

vertical or substantially vertical direction by means of

frequently or during extended periods.

a guided car or platform. The word ‘elevator’ is also

synonymously used for ‘lift’.

2.46 Independent Cluster — Clusters surrounded

from all sides by vehicular access roads and/or

2.51

Loft — A structure providing intermediate

pedestrian paths (see Fig. 5).

storage space in between two floors with a maximum

height of 1.5 m, without having a permanent access.

2.52

Mezzanine Floor — An intermediate floor

between two floors of any storey forming an integral

part of floor below.

2.53

Occupancy or Use Group — The principal

occupancy for which a building or a part of a building

is used or intended to be used; for the purposes of

classification of a building according to occupancy;

an occupancy shall be deemed to include subsidiary

occupancies which are contingent upon it.

2.54 Occupancy, Mixed — The occupancy, where

more than one occupancy are present in different

FIG. 5

INDEPENDENT CLUSTER

portions of the building.

2.55 Open Clusters — Cluster where cluster open

2.47 Interlocking Cluster — Clusters when joined

spaces are linked to form a continuous open space (see

at back and on sides with at least one side of a cluster

Fig. 7).

common and having some dwelling units opening onto

or having access from the adjacent clusters.

2.56 Open Space — An area, forming an integral part

of the plot, left open to the sky.

Dwelling units in such clusters should have at least

two sides open to external open space. Houses in an

NOTE — The open space shall be the minimum distance

measured between the front, rear and side of the building and

interlocking cluster can have access, ventilation and

the respective plot boundaries.

light from the adjacent cluster and should also cater

for future growth (see Fig. 6).

2.57 Open Space, Front — An open space across the

front of a plot between the building line and front

2.48 Internal Faces of Cluster — Building edges

boundary of the plot.

facing the adjacent cluster open space (as in case of

interlocking cluster) of the surrounding pedestrian

2.58 Open Space, Rear — An open space across the

paths or vehicular access roads.

rear of a plot between the rear of the building and the

rear boundary of the plot.

2.49 Ledge or TAND — A shelf-like projection,

supported in any manner whatsoever, except by means

2.59 Open Space, Side — An open space across the

of vertical supports within a room itself but not having

side of the plot between the side of the building and

projection wider than 1 m.

the side boundary of the plot.

FIG. 6 INTERLOCKING CLUSTER

NATIONAL BUILDING CODE OF INDIA

FIG. 7 OPEN CLUSTER

2.60 Owner — Person or body having a legal interest

2.70 Row Housing/Row Type Building — A row of

in land and/or building thereon. This includes free

buildings, with only front, rear and interior open spaces

holders, leaseholders or those holding a sub-lease

where applicable.

which both bestows a legal right to occupation and

2.71 Semi-Detached Building — A building detached

gives rise to liabilities in respect of safety or building

on three sides.

condition.

2.72 Service Road/Lane — A road/lane provided

In case of lease or sub-lease holders, as far as ownership

adjacent to a plot(s) for access or service purposes as

with respect to the structure is concerned, the structure

the case may be.

of a flat or structure on a plot belongs to the allottee/

lessee till the allotment/lease subsists.

2.73 Set-Back Line — A line usually parallel to the

plot boundaries and laid down in each case by the

2.61 Parapet — A low wall or railing built along the

Authority, beyond which nothing can be constructed

edge of a roof or floor.

towards the plot boundaries.

2.62 Parking Space — An area enclosed or unenclosed,

2.74 Site (Plot) — A parcel (piece) of land enclosed

covered or open, sufficient in size to park vehicles,

by definite boundaries.

together with a drive-way connecting the parking space

2.75 Site, Corner — A site at the junctions of and

with a street or alley and permitting ingress and egress

fronting on two or more intersecting streets.

of the vehicles.

2.76 Site, Depth of — The mean horizontal distance

2.63 Partition — An interior non-load bearing barrier,

between the front and rear site boundaries.

one storey or part-storey in height.

2.77 Site, Double Frontage — A site, having a

2.64 Plinth — The portion of a structure between the

frontage on two streets, other than a corner plot.

surface of the surrounding ground and surface of the

floor, immediately above the ground.

2.78 Site, Interior or Tandem — A site access to

which is by a passage from a street whether such

2.65

Plinth Area — The built up covered area

passage forms part of the site or not.

measured at the floor level of the basement or of any

storey.

2.79 Staircover (or MUMTY) — A structure with a

roof over a staircase and its landing built to enclose

2.66 Porch — A covered structure supported on

only the stairs for the purpose of providing protection

pillars or otherwise for the purpose of pedestrian or

from weather and not used for human habitation.

vehicular approach to a building.

2.80 Storey — The portion of a building included

2.67 Road — See 2.82.

between the surface of any floor and the surface of the

2.68 Road Line — See 2.84.

floor next above it, or if there be no floor above it,

then the space between any floor and the ceiling next

2.69 Room Height — The vertical distance measured

above it.

from the finished floor surface to the finished ceiling

surface. Where a finished ceiling is not provided, the

2.81 Storey, Topmost — The uppermost storey in a

underside of the joists or beams or tie beams shall

building whether constructed wholly or partly on the

determine the upper point of measurement.

roof.

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

2.82

Street — Any means of access, namely,

2.87 Tower-like Structures — Structures shall be

highway, street, lane, pathway, alley, stairway,

deemed to be tower-like structures when the height of

passageway, carriageway, footway, square, place or

the tower-like portion is at least twice the height of the

bridge, whether a thoroughfare or not, over which the

broader base at ground level.

public have a right of passage or access or have passed

2.88 VERANDAH — A covered area with at least one

and had access uninterruptedly for a specified period,

side open to the outside with the exception of 1 m high

whether existing or proposed in any scheme, and

parapet on the upper floors to be provided on the open

includes all bunds, channels, ditches, storm-water

side.

drains, culverts, sidewalks, traffic islands, roadside

trees and hedges, retaining walls, fences, barriers and

2.89 Volume to Plot Area Ratio (VPR) — The ratio

railings within the street lines.

of volume of building measured in cubic metres to the

area of the plot measured in square metres and

2.83

Street Level or Grade — The officially

expressed in metres.

established elevation or grade of the central line of the

street upon which a plot fronts and if there is no

2.90

Water-Closet (WC) — A water flushed

officially established grade, the existing grade of the

plumbing fixture designed to receive human excrement

street at its mid-point.

directly from the user of the fixture. The term is used

sometimes to designate the room or compartment in

2.84 Street Line — The line defining the side limits

which the fixture is placed.

of a street.

2.91 Window — An opening to the outside other than

2.85 To Abut — To abut on a street boundary such

a door, which provides all or part of the required natural

that any portion of the building is on the road boundary.

light or ventilation or both to an interior space.

2.86 To Erect — To erect a building means:

3 LAND USE CLASSIFICATION AND USES

a) to erect a new building on any site whether

PERMITTED

previously built upon or not; and

3.1

Land Use Classification

b) to re-erect any building of which portions

above the plinth level have been pull down,

The land use classification may be as indicated

burnt or destroyed.

below:

Sl No.

Use Zone (Level 1)

Use Zone (Level 2)

(1)

(2)

(3)

Residential (R)

Primary Residential Zone (R-1)

Mixed Residential Zone (R-2)

Unplanned/Informal Residential Zone (R-3)

ii)

Commercial (C)

Retail Shopping Zone (C-1)

General Business and Commercial District/Centres (C-2)

Wholesale, Godowns, Warehousing/Regulated Markets (C-3)

iii)

Manufacturing (M)

Service and Light Industry (M-1)

Extensive and Heavy Industry (M-2)

Special Industrial Zone Hazardous, Noxious and Chemical (M-3)

iv)

Public and Semi-Public (PS)

Government/Semi-Government/Public Offices (PS-1)

Government Land (use determined) (PS-2)

Educational and Research (PS-3)

Medical and Health (PS-4)

Social, Cultural and Religious (PS-5)

Utilities and Services (PS-6)

Cremation and Burial Grounds (PS-7)

Recreational (P)

Playgrounds/Stadium/Sports Complex (P-1)

Parks and Gardens — Public Open Spaces (P-2)

Special Recreational Zone — Restricted Open Spaces (P-3)

Multi-Open Space (Maidan) (P-4)

NATIONAL BUILDING CODE OF INDIA

Sl No.

Use Zone (Level 1)

Use Zone (Level 2)

(1)

(2)

(3)

vi)

Transportation and

Roads (T-1)

Communication (T)

Railways (T-2)

Airport (T-3)

Seaports and Dockyards (T-4)

Bus Depots/Truck Terminals and Freight Complexes (T-5)

Transmission and Communication (T-6)

vii)

Agriculture and Water Bodies Agriculture (A-1)

Forest (A-2)

Poultry and Dairy Farming (A-3)

Rural Settlements (A-4)

Brick Kiln and Extractive Areas (A-5)

Water Bodies (A-6)

viii) Special Area

Old Built-up (Core) Area (S-1)

Heritage and Conservation Areas (S-2)

Scenic Value Areas (S-3)

Village Settlement (S-4)

Other Uses (S-5)

NOTES

1 Areas of informal activities may be identified in the above land use categories at Level 2.

2 Mixed use zone may be identified at the development plan level, having more than one use zone with mixed activities of

such use zones.

3 In all, there could be 35 use zones at the development plan level within eight land use categories at the perspective plan

level as given in the above table.

4 Use premises for different activities could be provided at the project/action plan level or with the approval of the Authority

as the case may be.

5 Use zone regulations for the use permissibility could be decided by the town planner depending upon the requirement/

feasibility.

3.2 The various building uses and occupancies (see 7)

3.6

Fire Safety

permitted on the various zones shall be as given in the

Buildings shall be so planned, designed and constructed

Master Plan.

as to ensure fire safety and this shall be done as per

Part 4 ‘Fire and Life Safety’.

3.3 Uses to be in Conformity with the Zone

Where the use of buildings or premises is not

4 MEANS OF ACCESS

specifically designated on the Development Plan or in

4.1

Every building/plot shall abut on a public/private

the absence of Development Plan, shall be in

means of access like streets/roads duly formed.

conformity with the zone in which they fall.

4.2

Every person who erects a building shall not at

3.4 Uses as Specifically Designated on Development

any time erect or cause or permit to erect any building

Plan

which in any way encroaches upon or diminishes the

area set apart as means of access required in the Code.

Where the use of a site is specifically designated on

No buildings shall be erected so as to deprive any other

the Development Plan, it shall be used only for the

building of the means of access.

purpose so designated.

4.3

Width of Means of Access

3.5 Non-conforming Uses

The residential plots shall abut on a public means of access

No plot shall be put to any use, occupancy or premises

like street/road. Plots which do not abut on a street/road

other than the uses identified in 3.1, except with the

shall abut/front on a means of access, the width and other

prior approval of the Authority.

requirements of which shall be as given in Table 1.

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

Table 1 Width and Length of Means of Access

4.3.4

In the interest of general development of an area,

(Clause 4.3)

the Authority may require the means of access to be of

larger width than that required under 4.3 and 4.3.1.

Width of Means

Length of Means

No.

of Access

4.3.5

In existing built-up areas in the case of plots

facing street/means of access less than 4.5 m in width,

(1)

(2)

(3)

the plot boundary shall be shifted to be away by 2.25 m

6.0

from the central line of the street/means of accessway

ii)

7.5

150

to give rise to a new street/means of accessway of 4.5 m

iii)

9.0

250

width.

iv)

12.0

400

18.0

1 000

4.4 The means of access shall be levelled, metalled,

vi)

24.0

above 1 000

flagged, paved, sewered, drained, chanelled, lighted,

NOTE — If the development is only on one side of the means of

laid with water supply line and provided with trees for

access, the prescribed widths may be reduced by 1 m in each case.

shade to the satisfaction of the Authority free of

In no case, development on plots shall be permitted

encroachment by any structure or fixture so as not to

unless it is accessible by a public street of width not

reduce its width below the minimum required under 4.3

less than 6 m.

and shall be maintained in a condition to the satisfaction

of the Authority.

4.3.1

Other Buildings

4.4.1 If any private street or any other means of access

For all industrial buildings, theatres, cinema houses,

to a building is not levelled, metalled, flagged or paved,

assembly halls, stadia, educational buildings, markets,

sewered, drained, channelled, lighted or laid with water

other buildings which attract large crowd, the means

supply line or provided with trees for shade to the

of access shall not be less than the following:

satisfaction of the Authority, who may, with the sanction

of the Authority, by written notice require the owner or

Width of Means of

Length of Means

owners of the several premises fronting or adjoining the

Access

of Access

said street or other means of access or abutting thereon

or to which access is obtained through such street or

12.0

200

other means of access or which shall benefit by works

15.0

400

executed, to carry out any or more of the aforesaid

18.0

600

requirements in such manner as he shall direct.

24.0

above 600

4.4.2

If any structure or fixture is set upon a means of

access so as to reduce its width below the minimum

Further, in no case shall the means of access be lesser

required, the Authority may remove the same further

in width than the internal accessways in layouts and

and recover the expenses so incurred from the owner.

subdivision.

4.3.2

Pathways

4.5

Access from Highways/Important Roads

The approach to the buildings from road/street/internal

No premises other than highway amenities like petrol

means of access shall be through paved pathway of

pumps, motels, etc, shall have an access direct from

width not less than 1.5 m, provided its length is not

highways and such other roads not less than 52 m in

more than 30 m.

width, which the Authority with the approval of the

Highway Authority shall specify from time-to-time.

4.3.2.1

In the case of special housing schemes for low

The Authority shall maintain a register of such roads

income group and economically weaker section of

which shall be open to public inspection at all times

society developed up to two storeyed row/cluster

during office hours. The portion of such roads on which

housing scheme, the pedestrian pathway width shall

direct access may be permitted shall be as identified in

be 3 m subject to provisions of 9.4.1(a). The pedestrian

the Development Plan. However, in the case of existing

pathway shall not serve more than 8 plots on each side

development on highways/other roads referred to

of the pathway; the length of the pathway shall be not

above, the operation of this clause shall be exempted.

more than 50 m.

These provisions shall, however, be subject to the

4.3.3

The length of the main means of access shall

provisions of the relevant State Highway Act, and

be determined by the distance from the farthest plot

National Highway Act.

(building) to the public street. The length of the

4.6

For high rise buildings and buildings other than

subsidiary accessway shall be measured from the

residential, the following additional provisions of

point of its origin to the next wider road on which it

means of access shall be ensured:

meets.

NATIONAL BUILDING CODE OF INDIA

a) The width of the main street on which the

catering to the needs of area of layout, population for

building abuts shall not be less than 12 m and

which the layout is planned and the category of

one end of this street shall join another street

dwelling units. The following minimum provision shall

not less than 12 m in width;

be made:

b) The approach to the building and open spaces

15 percent of the area of the layout, or

on all its sides up to 6 m width and the layout

0.3 to 0.4 ha/1 000 persons; for low income

for the same shall be done in consultation with

housing the open spaces shall be 0.3 ha/1 000

the Chief Fire Officer of the city and the same

persons.

shall be hard surface capable of taking the

mass of fire engine, weighing up to 45 tonnes.

5.2

No recreational space shall generally be less than

The said open space shall be kept free of

450 m².

obstructions and shall be motorable.

5.2.1

The minimum average dimension of such

c) The main entrance to the plot shall be of

recreational space shall be not less than 7.5 m; if the

adequate width to allow easy access to the fire

average width of such recreational space is less than

engine and in no case shall it measure less than

24 m, the length thereof shall not exceed 2.5 times

6 m. The entrance gate shall fold back against

the average width. However, depending on the

the compound wall of the premises, thus

configuration of the site, commonly open spaces of

leaving the exterior accessway within the plot

different shapes may be permitted by the Authority, as

free for movement of fire service vehicle. If

long as the open spaces provided serve the needs of the

the main entrance at the boundary wall is built

immediate community contiguous to the open spaces.

over, the minimum clearance shall be 4.5 m.

A turning radius of 9 m shall be provided for

5.2.2

In such recreational spaces, a single storeyed

fire tender movement.

structure as pavilion or gymnasia up to 25 m² in area

may be permitted; such area may be excluded from

4.7 Cul-de-sacs giving access to plots and extending

FAR calculations.

from 150 m to 275 m in length with an additional

turning space at 150 m will be allowed only in

5.3 Each recreational area and the structure on it shall

residential areas, provided cul-de-sacs would be

have an independent means of access. Independent

permissible only on straight roads and further provided

means of access may not be insisted upon if

the end of cul-de-sacs shall be higher in level than the

recreational space is approachable directly from every

level of the starting point of such dead end road. The

building in the layout. Further, the building line shall

turning space, in this case shall be not less than 81 m²

be at least 3 m away from the boundary of recreational

in area, with no dimension less than 9 m.

open space.

4.8 Intersection of Roads

5.4

Industrial Zones

In the case of sub-division of land in industrial zones

For intersection junctions of roads meeting at right

of area 0.8 hectare or more, 5 percent of the total area

angles as well as other than right angles, the rounding

shall be reserved as amenity open space which shall

off or cut off or splay or similar treatment shall be

also serve as a general parking space; when such

done, to the approval of the Authority, depending upon

amenity open space exceeds 1 500 m², the excess area

the width of roads, the traffic generated, the sighting

could be utilized for the construction of buildings for

angle, etc, to provide clear sight distance.

banks, canteens, welfare centres and such other

4.9 The building line shall be set back at least 3 m

common purposes considered necessary for the

from internal means of access in a layout of buildings

industrial user, as approved by the Authority.

in a plot subject to provisions of 8.2.1.

5.4.1

In all industrial plots measuring 1 000 m² or more

in area, 10 percent of the total area shall be provided as

5 COMMUNITY OPEN SPACES AND AMENITIES

an amenity open space to a maximum of 2 500 m². Such

5.1 Residential and Commercial Zones

an amenity open space shall have a means of access and

shall be so located that it could be conveniently utilized

In any layout or sub-division of land measuring 0.3

as such by the persons working in the industry.

hectare of more in residential and commercial zones,

the community open spaces shall be reserved for

5.5

Other Amenities

recreational purposes which shall as far as possible be

In addition to community open spaces, the layouts shall

provided in one place or planned out for the use of the

provide for the amenities as given in 5.5.1 to 5.5.6.

community in clusters or pockets.

These provisions may be modified based on specific

5.1.1

The community open spaces shall be provided

requirements, as decided by the Authority.

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

5.5.1 Educational Facilities

Land Area Required, Min

Pre-Primary to Secondary Education

Pre-primary, nursery school (1 for every 2 500 population)

i) Area per school

0.08 ha

ii) Location of pre-primary/nursery school

Near a park

Primary school (class 1 to 5) (1 for every 5 000 population)

Strength of school — 500 students

ii)

Area per school

0.40 ha

a) School building area

0.20 ha

b) Play field area (with a minimum of 18 m × 36 m to be ensured for effective play)

0.20 ha

Senior secondary school (class 6 to 12) (1 for every 7 500 population)

Strength of the school — 1 000 students

ii)

Area per school

1.80 ha

a) School building area

0.60 ha

b) Play field area (with a minimum of 68 m × 126 m to be ensured for effective play)

1.00 ha

c) Parking area

0.20 ha

Integrated school without hostel facility (class 1 to 12) (1 for every 90 000 to 100 000

population)

Strength of the school—1 500 students

ii)

Area per school

3.50 ha

a) School building area

0.70 ha

b) Play field area

2.50 ha

c) Parking

0.30 ha

Integrated school with hostel facilities (class 1 to 12) (1 for every 90 000 to 100 000

population)

Strength of school — 1 500 students

ii)

Area per school

3.90 ha

a) School building area

0.70 ha

b) Play field area

2.50 ha

c) Residential (including hostel area)

0.40 ha

d) Parking area

0.30 ha

School for physically challenged (class 1 to 12) (1 for every 45 000 population)

Strength of school — 400 students

ii)

Area per school

0.70 ha

a) School building area

0.20 ha

b) Play field area

0.30 ha

c) Parking area

0.20 ha

Higher Education — General

College (1 for every 125 000 population)

Student strength of college — 1 000 to 1 500 students

ii)

Area per college

5.00 ha

a) College building area

1.80 ha

b) Play field area

2.50 ha

c) Residential (including hostel area)

0.40 ha

d) Parking area

0.30 ha

University campus/centre area

10.00 ha

New university area

60.00 ha

NATIONAL BUILDING CODE OF INDIA

Land Area Required, Min

Technical Education

Technical education centre (A) (1 for every 1 000 000 population to include 1 ITI and

1 polytechnic)

Strength of ITI — 400 students

ii)

Strength of polytechnic — 500 students

iii) Area per technical education centre

4.00 ha

a) Area for ITI

1.60 ha

b) Area for polytechnic

2.40 ha

Technical education centre (B) (1 for every 1 000 000 population to include 1 ITI,

1 technical centre and 1 coaching centre)

Area per technical education centre

4.00 ha

a) Area for ITI

1.60 ha

b) Area for technical centre

2.10 ha

c) Area for coaching centre

0.30 ha

Professional Education

Engineering college (1 for every 1 000 000 population)

Strength of the college — 1 500 students

ii)

Area per college

6.00 ha

Medical college (1 for every 1 000 000 population)

Area of site including space for general hospital

15.00 ha

Other professional colleges (1 for every 1 000 000 population)

Area of site for students strength upto 250 students

2.00 ha

ii)

Additional area of site for every additional 100 students or part thereof upto

total strength of 1 000 students

0.50 ha

iii) Area of site for strength of college — From 1 000 to 1 500 students

6.00 ha

5.5.2

Health Care Facilities

Land Area Required, Min

1) Dispensary (1 for every 15 000 population)

Area

0.08 ha to 0.12 ha

2) Nursing home, child welfare and maternity centre (1 for every 45 000 to

100 000 population)

Capacity 25 to 30 beds

ii)

Area

0.20 ha to 0.30 ha

3) Poly-clinic with some observation beds (1 for every 100 000 population)

Area

0.20 ha to 0.30 ha

4) Intermediate hospital (category B) (1 for every 100 000 population)

Capacity 80 beds (initially the provision may be for 50 including 20 maternity

beds)

ii) Total area

1.00 ha

a) Area for hospital

0.60 ha

b) Area for residential accommodation

0.40 ha

5) Intermediate hospital (category A) (1 for every 100 000 population)

Capacity 200 beds (initially the provision may be for 100 beds)

ii)

Total area

3.70 ha

a) Area for hospital

2.70 ha

b) Area for residential accommodation

1.00 ha

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

Land Area Required, Min

6) General hospital (1 for every 250 000 population)

Capacity 500 beds (initially the provision may be for 300 beds)

ii)

Total area

6.00 ha

a) Area for hospital

4.00 ha

b) Area for residential accommodation

2.00 ha

7) Multi-speciality hospital (1 for 100 000 population)

Capacity 200 beds (initially the provision may be for 100 beds)

ii)

Total area

9.00 ha

a) Area for hospital

6.00 ha

b) Area for residential accommodation

3.00 ha

8) Speciality hospital (1 for every 100 000 population)

Capacity 200 beds (initially the provision may be for 100 beds)

ii)

Total area

3.70 ha

a) Area for hospital

2.70 ha

b) Area for residential accommodation

1.00 ha

5.5.3

Socio-cultural facilities

Land Area Required, Min

1) Community room (1 for every 5 000 population)

Area

750 m²

2) Community hall, mangal karyayala/kalyana mandapam/barat ghar/library

(1 for every 15 000 population)

Area

2 000 m²

3) Recreational club (1 for every 100 000 population) (see also 5.2, 5.2.1, 5.2.2 and 5.3)

Area

10 000 m²

4) Music, dance and drama centre (1 for every 100 000 population)

Area

1 000 m²

5) Meditation and spiritual centre (1 for every 100 000 population)

Area

5 000 m²

6) Socio-cultural centre (1 for every 1 000 000 population)

Area

15 ha

5.5.4

Distribution Services

Land Area Required, Min

1) Petrol/diesel filling and servicing centre

May be permitted in central as well as sub-central business district, district centres,

community centres (only filling station), residential and industrial use zones in urban

areas, along the national highways, state highways, villages identified as growth centres,

freight complex and on proposed major roads.

Shall not be located on the road having right of way less than 30 m.

Shall be approved by the explosive/fire department.

Area/Size

i) Only filling station

30 m × 17 m

ii) Filling-cum-service station

36 m × 30 m

iii) Filing-cum-service station-cum-workshop

45 m × 36 m

iv) Filling station only for two and three wheelers

18 m × 15 m

2) Compressed natural gas (CNG)/filling centre

Permitted in all use zones (except in regional parks and Developed District Parks) and

along the national highways, state highways and villages identified as growth centres,

freight complex and on proposed major roads

NATIONAL BUILDING CODE OF INDIA

Land Area Required, Min

Shall not be located on the road having right of way less than 30 m.

Shall be approved by the explosive/fire department.

Area/size for mother station (building component—control room/office/dispensing

1 080 m²

room, store, pantry and W.C.

(36 m × 30 m)

3) LPG godowns/Gas godown 1 for every 40 000 to 50 000 population

The major concern for its storage and distribution is the location which shall be away

from the residential areas and shall have open spaces all around as per the Explosive

Rules.

Capacity — 500 cylinders or 8 000 kg of LPG

520 m²

ii)

Area (inclusive of chowkidar hut)

(26 m × 20 m)

4) Milk distribution (1 milk booth for every 5 000 population)

Area inclusive of service area

150 m²

5.5.5

Police, Civil Defence and Home Guards

Land Area Required, Min

1) Police station (1 for every 90 000 population)

Area (inclusive of essential residential accommodation 0.05 ha additional to be

1.50 ha

provided for civil defence and home guards)

2) Police post (1 for every 40 000 to 50 000 population) (not served by a police station)

Area (inclusive of essential residential accommodation)

0.16 ha

3) District office and battalion (1 for every 1 000 000 population)

Area for district office

0.80 ha

ii)

Area for battalion

4.00 ha

iii) Total area

4.80 ha

4) Police line (1 for every 2 000 000 population)

Area

4.00 to 6.00 ha

5) District Jail (1 for every 1 000 000 population)

Area

10.00 ha

6) Civil defence and home guards (1 for every 1 000 000 population)

Area

2.00 ha

5.5.6

Fire

Land Area Required, Min

One fire station or sub-fire station within 1 km to 3 km (for every 200 000 population)

Area for fire station with essential residential accommodation

1.00 ha

ii)

Area for sub-fire station with essential residential accommodation

0.60 ha

5.5.7

Telephone, Telegraphs, Postal and Banking Facilities

Land Area Required, Min

a) Telephone and Telegraphs

1) Telephone exchange of 40 000 lines (1 for every 400 000 population)

Area

4.00 ha

2) Telegraph booking counter (1 for every 100 000 population)

Floor area to be provided in community centre

200 m²

3) Telegraph booking and delivery office (1 for every 500 000 population)

Floor area to be provided in district centres

1 700 m²

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

Land Area Required, Min

b) Postal

1) Post office counter without delivery (1 for every 15 000 population)

Floor area to be provided in local shopping centre

85 m²

2) Head post office with delivery office (1 for 250 000 population)

Area

750 m²

3) Head post office and administrative office (1 for 500 000 population)

Area

2 500 m²

c) Banking

1) Extension counters with ATM facility (1 for every 15 000 population)

Floor area for counters

75 m²

ii)

Floor area for ATM

6 m²

2) Bank with locker, ATM and other banking facilities (1 for 100 000 population)

Area

2 500 m²

5.5.8 Sports Activity

Land Area Required, Min

1) Divisional sports centre (1 for 1 000 000 population)

Area

20.00 ha

2) District sport centre (1 for 100 000 population)

Area

8.00 ha

3) Neighbourhood play area (1 for 15 000 population)

Area

1.50 ha

4) Residential unit play area (1 for 5 000 population)

Area

5 000 m²

5.5.9 Shopping

Land Area Required, Min

1) Convenience shopping (1 for 5 000 population)

Area

1 500 m²

2) Local shopping including service centre (1 for 15 000 population)

Area

4 600 m²

3) Community centre with service centre (1 for 100 000 population)

Area

5.00 ha

4) District centre (1 at district level/1 for 500 000 population)

Area

7.50 ha

5) Local wholesale market (1 for 1 000 000 population)

Area

10.00 ha

6) Weekly markets (1 to 2 locations for every 100 000 populations with 300 to 400 units per

location)

Parking and other open spaces within the commercial centres could be so designed that

weekly markets can operate in these areas during non-working hours.

The area of informal sector should have suitable public conveniences and solid waste

disposal arrangements.

Area per location

0.40 ha

7) Organized informal sector eating places (1 for 100 000 population)

Area

2 000 m²

NATIONAL BUILDING CODE OF INDIA

5.5.10 Religious

Land Area Required, Min

1) Religious campus (1 for 100 000 population)

Area

5.00 ha

5.5.11 Electrical Sub-station

Land Area Required, Min

11 kV Sub-station (1 for 15 000 population)

Area

500 m²

66 kV Sub-station (2 for 100 000 population)

Area for each Sub-station

6 000 m²

(that is 60 m × 100 m)

220 kV Sub-station (1 for 500 000 population)

Area

4.00 ha

5.5.12

Transport

Land Area Required, Min

1) Three wheeler and taxi stand (1 for 15 000 population)

Area

500 m²

2) Bus terminal (1 for 100 000 population)

Area

4 000 m²

3) Bus depot (1 for 500 000 population)

Area

2.00 ha

5.5.13 Cremation/Burial Ground

The site shall be identified in locations, which are not proximous to residential areas

Land Area Required, Min

1) Electric crematorium (1 for large size towns)

Area

2.00 ha

2) Cremation ground (1 for 500 000 population)

Area

2.50 ha

3) Burial ground (1 for 500 000 population)

Area

4.00 ha

5.5.14 Dhobi Ghat

Land Area Required, Min

1) Dhobi ghat with appropriate arrangements for water and drainage facilities

and it shall be ensured that the water bodies are not polluted as a result of

such activities (1 for 100 000 population)

Area

5 000 m²

5.6 Every layout or sub-division shall take into account

6 REQUIREMENTS OF PLOTS

the provisions of development plan and if the land is

6.1

No building shall be constructed on any site, on

affected by any reservation for public purposes, the

any part of which there is deposited refuse, excreta or

Authority may agree to adjust the location of such

other offensive matter objectionable to the Authority,

reservations to suit the development.

until such refuse has been removed therefrom and the

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

site has been prepared or left in a manner suitable for

corresponding to the type of development as given

building purposes to the satisfaction to the Authority.

below:

6.2 Damp Sites

Type of Development

Plot Size

Frontage

Wherever the dampness of a site or the nature of the

m²

soil renders such precautions necessary, the ground

(1)

(2)

(3)

surface of the site between the walls of any building

erected thereon shall be rendered damp-proof to the

Detached building

Above 250 Above 12

satisfaction of the Authority.

Semi-detached building

125-250

8 to 12

6.3 Surface Water Drains

Row type building

50-125

4.5 to 8

Any land passage or other area within the curtilage of

NOTE — For low income housing see 12.20.

a building shall be effectively drained by surface water

drains or other means.

6.6.1.1 The minimum size of the site for group housing

development shall be as given in the Master Plan and

6.3.1

The written approval of the Authority shall be

local development control rules.

obtained for connecting any sub-soil or surface water

drain to a sewer.

6.6.2

Industrial

6.4 Distance from Electric Lines

The size of the plot shall not be less than 300 m² and

No VERANDAH, balcony, or the like shall be allowed

its width shall not be less than 15 m.

to be erected or re-erected or any additions or alterations

6.6.3

Other Land Uses

made to a building within the distances quoted below in

accordance with the current Indian Electricity Rules as

The minimum size of plots for buildings for other uses

amended from time-to-time between the building and

not covered under 5.5 shall be as decided by the

any overhead electric supply line:

Authority.

Vertically

Horizontally

7 CLASSIFICATION OF BUILDINGS

7.0

Buildings are classified based on occupancy and

(1)

(2)

(3)

(4)

types of construction.

a) Low and medium

2.5

1.2

7.1

For the purpose of the Code, the following

voltage lines and

shall be the occupancy classification and types of

service lines

construction; for more detailed information, reference

b) High voltage lines up

3.7

1.2

may be made to Part 4 ‘Fire and Life Safety’.

to and including

11 000 V

7.1.1

Occupancy Classification

c) High voltage lines

3.7

2.0

a) Residential;

above 11 000 V and

b) Educational;

up to and including

33 000 V

c) Institutional;

Extra high voltage

3.7

2.0

d) Assembly;

line beyond 33 000 V

(plus 0.3 m

e) Business;

for every

f) Mercantile (will include both retail and

additional

wholesale stores);

33 000 V

g) Industrial (will include low, moderate and

or part

high fire hazards);

thereof)

h) Storage; and

Hazardous.

6.5 Distance of site from the normal edge of water

course/area may be specified by the Authority, keeping

7.1.2

Types of Construction

in view the normal maximum flood/tide level.

a) Type 1,

6.6 Size of Plots

b) Type 2,

6.6.1 Residential

c) Type 3, and

Each plot shall have a minimum size/frontage

d) Type 4.

NATIONAL BUILDING CODE OF INDIA

8 OPEN SPACES (WITHIN A PLOT)

be at least 5 m from the centre line of the street

(see 4.3.5).

8.1 General

NOTE — This limiting distance has to be determined

Every room intended for human habitation shall abut

by the Authority for individual road/street widths taking

on an interior or exterior open space or an open

into account the traffic flow.

VERANDAH open to such interior or exterior open

8.2.1.2

Rear open space

space.

Every residential building shall have a rear

8.1.1

The open spaces inside and around a building

open space, forming an integral part of the

have essentially to cater for the lighting and ventilation

site, of an average width of 3 m and at no

requirements of the rooms abutting such open spaces,

place measuring less than 1.8 m, except that

and in the case of buildings abutting on streets in the

in the case of a back-to-back sites, the width

front, rear or sides, the open spaces provided shall be

of the rear open space shall be 3 m throughout.

sufficient for the future widening of such streets.

Subject to the condition of free ventilation,

8.1.2

Open Spaces Separate for each Building or Wing

the open space left up to half the width of the

plot shall also be taken into account for

The open spaces shall be separate or distinct for each

calculating the average width of the rear open

building and where a building has two or more wings,

space. For plots of depths less than 9 m, for

each wing shall have separate or distinct open spaces

buildings up to 7 m in height, the rear open

for the purposes of lighting and ventilation of the wings.

space may be reduced to 1.5 m.

However, separation between accessory and main

Rear open space to extend the rear wall

buildings more than 7 m in height shall not be less

The rear open space shall be co-extensive with

than 1.5 m; for buildings up to 7 m in height no such

the entire face of the rear wall. If a building

separation shall be required.

abuts on two or more streets, such rear open

8.1.3

The open space shall be the minimum distance

space shall be provided throughout the face

measured between the front, rear and side of the

of the rear wall. Such rear wall shall be the

building and the respective plot boundaries. The front,

wall on the opposite side of the face of the

rear and side of the building shall be the point of the

building abutting on the wider street unless

building nearest to the boundary.

the Authority directs otherwise.

In case of corner plots less than 300 m² in

8.2 Residential Buildings

area, the rear open space should be 2.4 m

minimum.

8.2.1

Exterior Open Spaces

8.2.1.3

Side open space

8.2.1.1 Front open space

Every semi-detached and detached building

a) Every building fronting a street shall have a

shall have a permanently open air space,

front space, forming an integral part of the

forming an integral part of the site as below:

site as below:

1) For detached buildings there shall be a

Front Open Space,

Width of Street

minimum side open space of 3 m on both

No.

Min

Fronting the Plot

the sides.

NOTE — For detached residential buildings up

(1)

(2)

(3)

to 7 m in height on plots with a frontage less than

12 m (see 6.6.1), one of the side open spaces may

1.5¹⁾

Up to 7.5¹⁾

be reduced to 1.5 m.

ii)

3.0

7.5 to 18

2) For semi-detached buildings, there shall

iii)

4.5

18 to 30

be a minimum side open space of 3 m on

iv)

6.0

Above 30

one side.

NOTE — For semi-detached buildings up to 7 m

¹⁾ For buildings up to a maximum height 7 m.

in height on plots with a frontage less than 9 m

NOTE — In case a building abuts two or more streets, the

(see 6.6.1), the side open spaces may be reduced

value of open paces is to be based on the average width of

to 1.5 m.

streets, subject to a minimum of 1.8 m for cases (ii), (iii) and

3) For row-type buildings, no side open is

(iv) above.

required.

b) For streets less than 7.5 m in width, the

In the case of semi-detached buildings, the

distance of the building (building line) shall

open spaces provided on one side shall be as

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

in 8.2.1.3 (a) and all habitable rooms shall

d) The deficiency in the open spaces shall be

abut either on this side open space or front

made good to satisfy 8.2.3.1 through the set-

and rear open spaces or an interior open space

backs at the upper levels; these set-backs shall

(see 8.2.5).

not be accessible from individual rooms/flats

at these levels.

8.2.2

The provisions of 8.2.1.2 and 8.2.1.3 are not

applicable to parking lock-up garages up to 3 m in

8.2.4

The front open space would govern the height

height located at a distance of 7.5 m from any street

of the building (see 9.4).

line or front boundary of the plot.

8.2.5

Interior Open Spaces

8.2.3

The open spaces mentioned in 8.2.1.1 to 8.2.1.3

a) Inner courtyard — In case the whole of one

shall be for residential buildings up to a height of 10 m.

side of every room excepting bath, WC and

store room is not abutting on either the front,

8.2.3.1

For buildings of height above 10 m, the open

rear or side open spaces, it shall abut on an

spaces (side and rear) shall be as given in Table 2. The

inner courtyard, whose minimum width shall

front open spaces for increasing heights of buildings

be 3 m.

shall be governed by 9.4.1 (a).

Further, the inner courtyard shall have an area,

Table 2 Side and Rear Open Spaces for Different

throughout its height, of not less than the

Heights of Buildings

square of one-fifth the height of the highest

(Clause 8.2.3.1)

wall abutting the courtyard. Provided that

when any room (excluding staircase bay,

Height of

Side and Rear Open Spaces to

bathroom and water-closet) is dependent for

No.

Buildings

be Left Around Building

its light and ventilation on an inner courtyard,

the dimension shall be such as is required for

(1)

(2)

(3)

each wing of the building.

ii)

Where only water-closet and bath room are

iii)

abutting on the interior courtyard, the size of

iv)

the interior courtyard shall be in line with the

provision for ventilation shaft as given

vi)

vii)

in 8.2.5 (b).

viii)

b) Ventilation shaft — For ventilating the spaces

ix)

for water-closets and bath rooms, if not

xi)

opening on to front, side, rear and interior

xii)

55 and above

open spaces, these shall open on the

ventilation shaft, the size of which shall not

NOTES

be less than the values given below:

1 For buildings above 24 m in height, there shall be a minimum

front open space of 6 m.

Height of

Size of

Minimum

2 Where rooms do not derive light and ventilation from the

Buildings

Ventilation

One Dimension of

exterior open space, the width of such exterior open space as

given in col 3 may be reduced by 1 m subject to a minimum of

Shaft

the Shaft

3 m and a maximum of 8 m. No further projections shall be

m²

permitted.

(1)

(2)

(3)

3 If the length or depth of the building exceeds 40 m, add

to col

(3) 10 percent of length or depth of building minus

Up to 10

1.2

0.9

4.0 m.

2.8

1.2

4.0

1.5

8.2.3.2

For tower-like structures, as an alternative

5.4

1.8

to 8.2.3.1, open spaces shall be as below:

8.0

2.4

Above 30

9.0

3.0

a) Up to a height of 24 m, with one set-back, the

open spaces at the ground level, shall be not

NOTES

less than 6 m;

1 For buildings of height above 30 m, a mechanical ventilation

system shall be installed besides the provision of minimum

b) For heights between 24 m and 37.5 m with

ventilation shaft.

one set-back, the open spaces at the ground

2 For fully air-conditioned residential buildings for lodging

level, shall be not less than 9 m;

purposes, the ventilation shaft need not be insisted upon,

provided the air-conditioning system works in an uninterrupted

c) For heights above 37.5 m with two set-backs,

manner, also, provided there is an alternative source of power

the open spaces at the ground level, shall be

supply.

not less than 12 m; and

NATIONAL BUILDING CODE OF INDIA

c) Outer courtyard — The minimum width of

shops line zone the open spaces may be

the outer courtyard (as distinguished from its

relaxed.

depth) shall be not less than 2.4 m. If the width

e) Industrial buildings — The open spaces

of the outer courtyard is less than 2.4 m, it

around the building shall be not less than

shall be treated as a notch and the provisions

4.5 m for heights up to 16 m, with an increase

of outer courtyard shall not apply. However,

of the open spaces of 0.25 m for every

if the depth of the outer courtyard is more than

increase of 1 m or fraction thereof in height

the width, the provisions of 8.1.2 shall apply

above 16 m.

for the open spaces to be left between the

NOTE — Special rules for narrow industrial plots in

wings.

the city, namely plots less than 15 m in width, and with

appropriate set-backs from certain streets and highways,

8.2.6

Joint Open Air Space

shall be applicable.

Every such interior or exterior open air space, unless

f) Hazardous occupancies — The open spaces

the latter is a street, shall be maintained for the benefit

around the building shall be as specified for

of such building exclusively and shall be entirely within

industrial buildings [see 8.3.1 (e)].

the owner’s own premises.

8.4

Exemption to Open Spaces

8.2.6.1

If such interior or exterior open air space is

8.4.1

Projections into Open Spaces

intended to be used for the benefit of more than one

building belonging to the same owner, the width of

Every open space provided either interior or exterior

such open air space shall be the one specified for the

shall be kept free from any erection thereon and shall

tallest building as specified in 8.2.3 abutting on such

be open to the sky, except as below:

open air space.

a) Cornice, roof or weather shade not more than

8.2.6.2

If such interior or exterior open air space is

0.75 m wide;

jointly owned by more than one person, its width shall

b) Sunshades over windows/ventilators or other

also be as specified in 8.2, provided every such person

openings not more than 0.75 m wide;

agrees in writing to allow his portion of such joint open

c) Canopy not to be used as a sit out with

air space to be used for the benefit of every building

clearance of 1.5 m between the plot boundary

abutting on such joint open air space and provided he

and the canopy;

sends such written consent to the Authority for record.

d) Projected balcony at higher floors of width

Such common open air space shall thenceforth be

not more than 1.2 m; and

treated as a permanently open air space required for

the purposes of the Code. No boundary wall between

e) Projecting rooms/balconies [see (d)] at

such joint open air space shall be erected or raised to a

alternate floors such that rooms of the lower

height of more than 2.0 m.

two floors get light and air and the projection

being not more than the height of the storey

8.3 Other Occupancies

immediately below.

8.3.1

Open spaces for other occupancies shall be as

However, these projections into open spaces shall not

below:

reduce the minimum required open spaces.

a) Educational buildings — Except for nursery

8.4.1.1 Accessory building

schools, the open spaces around the building

The following accessory buildings may be permitted

shall be not less than 6 m.

in the open spaces:

b) Institutional buildings — The open spaces

a) In an existing building, sanitary block of

around the building shall be not less than 6 m.

2.4 m in height subject to a maximum of 4 m²

c) Assembly buildings — The open space at front

in the rear open space at a distance of 1.5 m

shall be not less than 12 m and the other open

from the rear boundary may be permitted,

spaces around the building shall be not less

where facilities are not adequate.

than 6 m.

b) Parking lock up garages not exceeding 2.4 m

NOTE — However, if assembly buildings are permitted

in height shall be permitted in the side or

in purely residential zones, the open spaces around the

building shall be not less than 12 m.

rear open spaces at a distance of 7.5 m from

d) Business, mercantile and storage buildings —

any road line or the front boundary of the plot;

The open spaces around the building shall be

and

not less than 4.5 m. Where these occur in a

c) Suction tank and pump room each up to

purely residential zone or in a residential with

2.5 m² in area.

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

8.4.2

Projection into Street

8.5.2

Additions or Extensions to a Building

8.4.2.1

In existing built-up or congested areas, no

Additions or extensions to a building shall be allowed,

projection of any sort whatsoever, except sunshades

provided the open spaces for the additions/extensions

(see 8.4.2.3) extending more than 23 cm below a height

satisfy 8.2 after such additions/extensions are made.

of 4.3 m, shall project over the road or over any drain

or over any portion outside the boundaries of the site,

9 AREA AND HEIGHT LIMITATIONS

provided the projection arising out of the vertical part

9.1

General

of the rain-water spouts projecting at the road level or

The limitation of area and height of buildings of

the water pipe may be permitted in accordance with

different occupancy classes and types of construction

the drainage plan.

shall be achieved by specifying it in terms of FAR,

8.4.2.2

Porticos in existing developed area

which shall take into account the various aspects that

govern in specifying FAR as given below:

Porticos in bazaar areas of existing developed areas

may be permitted to project on road land subject to the

a) Occupancy class;

following limitations:

b) Types of construction;

a) Porticos may be allowed on such roads

c) Width of street fronting the building and the

leaving a minimum clear space of 18 m

traffic load;

between kerbs;

d) Locality where the building is proposed and

b) The porticos shall not be less than 3 m wide;

the density;

c) Nothing shall be allowed to be constructed

e) Parking facilities;

on the portico which shall be used as an open

f) Local fire fighting facilities; and

terrace;

g) Water supply and drainage facilities.

d) Nothing shall be allowed to project beyond

the line of arcades; and

9.2

The comparative FAR’s for different occupancies

and types of construction are as given in Table 3 and

e) The space under the portico shall be paved

the Authority shall select a basic FAR for one

and channelled according to the directions of

occupancy and a type of construction and arrive at the

the Authority.

FAR values for other combinations taking into account

8.4.2.3

Sunshades over windows and ventilators

the other local factors (see 9.1).

Projections of sunshades over windows or ventilators

9.2.1

Unlimited Areas

in existing built-up or congested areas when permitted

The minimum fire separation on all sides of buildings

by the Authority shall fulfil the following conditions:

of unlimited areas (see Table 3) and of Type 1

a) No sunshade shall be permitted over the road

construction shall be 9 m.

or over any drain or over any portion outside

the boundaries of the site below a height of

9.3

Street Width

2.8 m from the road level;

The area limits shall apply to all buildings fronting on

b) Sunshades provided above a height of 2.8 m

a street or public space not less than 9 m in width

from the ground level shall be permitted to

accessible to a public street.

project up to a maximum width of 60 cm, if

the road over which they project exceeds 9 m

9.4

Height Limit

in width; and

The height and number of storeys shall be related to

c) No sunshade shall be permitted on roads less

FAR and the provisions of 8.

than 9 m in width or on roads having no

9.4.1

Where a building height is not covered by

footpaths.

Table 3, the maximum height shall be limited

8.5 Limitations to Open Spaces

according to the width of the street as follows:

8.5.1

Safeguard Against Reduction of Open Space

a) The maximum height of building shall not

exceed 1.5 times the width of road abutting

No construction work on a building shall be allowed

plus the front open space;

if such work operates to reduce an open air space of

any other adjoining building, belonging to the same

b) If a building abuts on two or more streets of

owner to an extent less than what is prescribed at the

different widths, the building shall be deemed

time of the proposed work or to reduce further such

to face upon the street that has the greater

open space if it is already less than that prescribed.

width and the height of the building shall be

NATIONAL BUILDING CODE OF INDIA

Table 3 Comparative Floor Area Ratios for

9.4.2

Height Exceptions

Occupancies Facing One Public Street

9.4.2.1

Roof structures

of at Least 9 m Width

(Clauses 2.26, 9.2 and 9.2.1)

The following appurtenant structures shall not be

included in the height of the building unless the

Occupancy

Type of Construction

aggregate area of such structures, including pent-

Classification

houses, exceeds one-third of the area of the roof of

Type 1

Type 2

Type 3

Type 4

building upon which they are erected:

(1)

(2)

(3)

(4)

(5)

a) Roof tanks and their supports (with support

Residential

2.0

1.4

1.0

Educational

2.0

1.4

1.0

height not exceeding 1 m);

Institutional

1.5

1.0

0.8

b) Ventilating, air-conditioning, lift rooms and

Assembly

1.0

0.7

0.5

similar service equipment;

Business

2.9

2.3

1.6

Mercantile

8.0

1.8

1.4

1.0

c) Stair cover (MUMTY) not exceeding 3 m in

Industrial

7.5

1.9

1.6

1.3

height; and

Storage

6.0

1.5

1.3

1.0

d) Chimneys, parapet walls and architectural

(see Note 4)

Hazardous

2.8

1.1

0.9

features not exceeding 1.2 m in height.

(see Note 4)

9.4.2.2

The building height for different occupancy

UL — Unlimited

types shall not exceed the maximum height prescribed

NP — Not Permitted

in Part 4 ‘Fire and Life Safety’.

NOTES

9.5

Restrictions in the Vicinity of Aerodromes

1 This table has been prepared, taking into account the

combustible content in the different occupancies as well as

9.5.1

For buildings in the vicinity of aerodromes, the

the fire resistance offered by the type of construction (see Part 4

maximum height of such buildings shall be decided in

‘Fire and Life Safety’).

consultation with the Civil Aviation Authorities. This

2 This table shall be modified by the Authority, taking into

shall be regulated by the rules for giving no objection

account the other aspects as given below (see 9.1):

certificate for construction of buildings in the vicinity

a) Density in terms of dwelling units/hectare;

of aerodromes of Directorate General of Civil Aviation,

b) Traffic considerations;

c) Parking spaces;

which are given in Annex A. However, the latest rules

d) Local fire fighting facilities; and

of Directorate General of Civil Aviation shall be

e) Water supply, drainage and sanitation requirements.

followed in all cases of buildings coming up in the

3 The FAR specified may be increased by 20 percent for the

vicinity of an aerodrome.

following:

9.5.1.1

For the purpose of 9.5.1 new buildings,

a) A basement or cellar and space under a building

structures which rise to 30 m or more in height and are

constructed on stilts and used as a parking space, and air-

conditioning plant room used as accessory to the principal

to be located within 20 km of the aerodrome reference

use;

point, shall be constructed only if no objection

b) Electric cabin or sub-station, watchman’s booth of

certificate has been obtained from the Directorate

maximum size of 1.6 m² with minimum width or diameter

General of Civil Aviation.

of 1.2 m, pumphouse, garbage shaft, space required for

location of fire hydrants, electric fittings and water tank;

9.5.1.2

In the case of buildings to be erected in the

c) Projections and accessory buildings as specifically

vicinity of defence aerodromes, the maximum height

exempted (see 8.4.1); and

of such buildings shall be decided by the Defence

d) Staircase room and lift rooms above the topmost storey,

Authority.

architectural features; and chimneys and elevated tanks of

dimensions as permissible under the Code; the area of the

9.5.2

This will apply specially to new constructions,

lift shaft shall be taken only on one floor.

overhead high voltage/medium voltage lines,

4 In so far as single storey storage and hazardous occupancies

telephones/telegraph lines, factories, chimneys, wire/

are concerned, they would be further governed by volume to

TV antennas.

plot area ratio (VPR), to be decided by the Authority.

9.5.2.1

No new chimneys or smoke producing

regulated by the width of that street and may

factories shall be constructed within a radius of 8 km

be continued to this height to a depth of

from the aerodrome reference point (ARP).

24 m along the narrower street subject to

9.5.2.2

Overhead high voltage/medium voltage lines

conformity of 8; and

or telephone/telegraph lines shall not be permitted in

c) For buildings in vicinity of aerodromes,

the approach/take-off climb areas within 3 000 m of

provisions of 9.5 shall apply.

the inner edge of these areas.

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

9.5.2.3

A3m margin shall be allowed in new

to cross the building line and all other safety features

constructions for wireless/TV antennas, cooling towers

for structural, fire, health and public safety being

and MUMTIES.

ensured.

9.5.3

Butcheries, tanneries and solid waste disposal

10 OFF-STREET PARKING SPACES

sites shall not be permitted within 10 km from the

10.1 The off-street parking (on-site parking) spaces

aerodrome reference point.

in a plot to be provided shall be in accordance with

9.6 Group Housing

Annex B. The spaces given in Annex B shall be

considered by the Authority in conjunction with the

9.6.1

Group housing development may be in low rise

Development Rules, in force, if any.

house clusters or multi-storeyed apartments for high

density development.

10.2 The spaces to be left out for off-street parking as

given in 10.3 to 10.6 shall be in addition to the open

9.6.2

No limit to floors and height shall be applicable,

spaces left out for lighting and ventilation purposes as

but the coverage and floor area ratio for various

given in 15.

densities may be as given in Table 4 unless otherwise

provided in the Master Plan and local development

10.2.1 Further 50 percent of the open spaces required

control rules.

around buildings under 8 may be allowed to be utilized

for parking or loading or unloading spaces, provided a

Table 4 Floor Area Ratio and Coverage for

minimum distance of 3.6 m around the building is kept

Group Housing

free from any parking, loading or unloading spaces

(Clause 9.6.2)

subject to the provisions of Part 4 ‘Fire and Life Safety’.

Net Residential

Maximum

Floor Area

10.3 Each off-street parking space provided for

No.

Density in Dwelling

Coverage in

Ratio

Units/ Hectare

Percent

vehicles shall be as follows:

(1)

(2)

(3)

(4)

a) For car, the minimum parking space to be

0.50

3 m × 6 m when individual parking space is

ii)

0.75

required and 2.75 m × 5 m when common

iii)

0.90

parking space is required.

iv)

100

1.00

125

1.25

b) Space for scooter/two wheeler and bicycle

vi)

150

1.50

tobe not less than 1.25m² and 1.00m²

vii)

175

1.75

respectively.

NOTE — The coverage shall be calculated on the basis of the

c) Area for each equivalent car space inclusive

whole area reserved for group housing.

of circulation area is 23 m² for open parking,

28 m² for ground floor covered parking and

9.6.3

The minimum size of the site for group housing

32 m² for basement.

multi-storeyed apartment shall be 3 000 m².

10.4 For buildings of different occupancies, off-street

9.6.3.1

The number of dwelling units are calculated

parking space for vehicles shall be provided as

on the basis of the density pattern given in the

stipulated below:

Development Plan taking into consideration a

population of 4.5 persons per dwelling unit.

a) Motor Vehicles — Space shall be provided

as specified in Annex B for parking motor

9.6.3.2

The basement may vary between 33.33

vehicles (cars).

to 50 percent of the plot area and is to be used for

b) Other Types of Vehicles — For non-residential

parking, servicing and for essential household storage

building, in addition to the parking areas

without counting in FAR.

provided in (a) above, 25 to 50 percent

9.6.3.3

One car parking space for every two flats up

additional parking space shall be provided for

to 90 m² floor area and one for every flat for 100 m²or

parking other types of vehicles and the additional

more shall be provided.

spaces required for other vehicles shall be as

decided by the Authority, keeping in view the

9.6.4

With a view to providing adequate parking for

nature of traffic generated in the city.

occupancies and the vehicular load, appropriate off-

street parking provisions have to be made in the

10.5 Off-street parking space shall be provided with

building/on-site. This could also be permitted in

adequate vehicular access to a street; and the area of

basement areas and the footprint for the basement

drives, aisles and such other provisions required for

parking can exceed the ground coverage of the

adequate manoeuvering of vehicle shall be exclusive

building subject to no basement building construction

of the parking space stipulated in these provisions.

NATIONAL BUILDING CODE OF INDIA

10.6 If the total parking space required by these

11.4 Cutting and pruning of trees in public as well as

provisions is provided by a group of property owners

private areas shall be suitably regulated. Trees shall

for their mutual benefits, such use of this space may

be cut only after obtaining the permission of the

be construed as meeting the off-street parking

Authority designated for this purpose.

requirements under these provisions, subject to the

11.5 The landscape planning and design shall be done

approval of the Authority.

in accordance with Part 10 ‘Landscaping, Signs and

10.7

In buildings of mercantile (commercial),

Outdoor Display Structures, Section 1 Landscape

industrial and storage type, in addition to the parking

Planning and Design’.

spaces provided, a space at the rate of 3.5 m × 7.5 m,

11.6 Water Conservation and Augmentation

shall be provided for loading and unloading activities,

for each 1 000 m² of floor area or fraction thereof.

In view of critical shortage of water, conservation of

water by rain water harvesting and by use of recycled

10.8 Parking spaces shall be paved and clearly marked

water to the maximum extent possible will be

for different types of vehicles.

required. In this regard the following provisions may

10.9 Apart from parking at ground level, provision of

be adopted.

underground or multistoreyed parking may be

11.6.1

The local authority preparing a town-planning

permitted. The parking of vehicles at different level

scheme or a development plan should see that the local

may also be mechanized. In the case of parking spaces

water bodies are preserved, and if dry, are activated

provided in basement(s), at least two ramps of adequate

by directing water-courses appropriately. If required,

width and slope shall be provided, located preferably

the same should be enlarged, deepened, etc.

at opposite ends. In case of underground/multistoreyed

parking, special measures with regard to fire safety

11.6.2

The water body should be protected by

shall be taken (see Part 4 ‘Fire and Life Safety’).

ensuring that no permanent/temporary construction

development takes place around it up to a distance of

11 GREENBELTS, LANDSCAPING AND WATER

50 m from the edge of the water body and the same

CONSERVATION

shall be suitably landscaped. Further, the public shall

11.1 General

have easy access to the water body.

Greenbelts and landscaping including plantation of

11.6.3 The rain water run-off shall be suitably directed

shrubs and trees help to certain extent in enhancing

to Recharging Wells in plots belonging to the local

the environmental quality.

authority and of appropriate design.

11.1.1 Planting of trees in streets and in open spaces

11.6.4

The local authority should encourage for

should be done carefully to take advantage of both

collection of rain water from roofs and terraces and direct

shades and sunshine without obstructing the flow of

the same either to a storage tank or to a recharging well.

wind circulation and sight. Their advantage for abating

11.6.5 Buildings having central air-conditioning plants

glare and for providing cool and/or warm pockets in

requiring water for cooling purposes may not be

developed areas should also be taken.

allowed to use fresh water for the purpose.

11.2 Norms for Planting of Shrubs and Trees

11.6.6 Commercial or residential multi-storey complexes

may use recycled water for flushing of toilets. Separate

11.2.1 Suitable provisions may be made for greeneries

storage tanks and separate distribution pipes shall be

including plantation of shrubs and trees as a part of

provided for the purpose.

environmental protection in general. This aspect shall

be taken care of from the initial stage of town and

12 REQUIREMENTS OF PARTS OR BUILDINGS

country planning, zoning and planning of development

of particular area and group housing. Finally, this

12.1 Plinth

aspect shall also be taken into account in planning

12.1.1

Main Buildings

individual building of different occupancies.

The plinth or any part of a building or outhouse shall

11.2.2 The types of plants, the distance between trees/

be so located with respect to the surrounding ground

plants from the building and the distance between plants

level that adequate drainage of the site is assured. The

shall be carefully worked out keeping in view the

height of the plinth shall be not less than 450 mm from

structural safety and aesthetic requirements of buildings.

the surrounding ground level.

11.3 Trees shall be numbered area-wise, plot-wise and

12.1.2

Interior Courtyards and Covered Parking

road-wise by the concerned authority and they shall

be checked periodically.

Every interior courtyard shall be raised at least 150 mm

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

above the determining ground level and shall be

shall lead directly or through a sink to a

satisfactorily drained.

grated and trapped connection to the waste

pipe;

12.2 Habitable Rooms

b) an impermeable floor;

12.2.1 Height

c) a flue, if found necessary; and

The height of all rooms for human habitation shall not

d) a window or ventilator or opening of size not

be less than 2.75 m measured from the surface of the

less than as specified in 15.1.1 subject to

floor to the lowest point of the ceiling (bottom of slab).

increase in area of opening in accordance with

In the case of pitched roof, the average height of rooms

Note 3 of 15.1.2.

shall not be less than 2.75 m. The minimum clear head

room under a beam, folded plates or eaves shall be

12.4 Bathrooms and Water-Closets

2.4 m. In the case of air-conditioned rooms, a height

12.4.1 Height

of not less than 2.4 m measured from the surface of

the floor to the lowest point of air-conditioning duct

The height of a bathroom or water-closet measured

or the false ceiling shall be provided.

from the surface of the floor to the lowest point in

the ceiling (bottom of slab) shall not be less than

12.2.1.1

The requirements of 12.2.1 apply to

2.1 m.

residential, business and mercantile buildings. For

educational and industrial buildings, the following

12.4.2 Size

minimum requirements apply:

The area of a bathroom shall not be less than 1.8 m²

a) Educational Ceiling height

3.6 m for all

with a minimum width of 1.2 m. The floor area of

Buildings

regions; in cold regions, 3 m

water-closet shall be 1.1 m² with a minimum width of

b) Industrial

Ceiling height 3.6 m, except

0.9 m. If bath and water-closet are combined, its floor

Buildings

when air-conditioned,

3 m

area shall not be less than 2.8 m² with a minimum width

(Factory Act 1948 and Rules

of 1.2 m.

therein shall govern such

heights, where applicable).

12.4.3

Other Requirements

12.2.2 Size

Every bathroom or water-closet shall:

The area of habitable room shall not be less than 9.5 m²,

a) be so situated that at least one of its walls shall

where there is only one room with a minimum width

open to external air;

of 2.4 m. Where there are two rooms, one of these

b) not be directly over or under any room other

shall not be less than 9.5 m² and the other not less than

than another water-closet, washing place, bath

7.5 m², with a minimum width of 2.1 m.

or terrace, unless it has a water-tight floor;

c) have the platform or seat made of water-tight

12.3 Kitchen

non-absorbent material;

12.3.1 Height

d) be enclosed by walls or partitions and the

The height of a kitchen measured from the surface of

surface of every such wall or partition shall

the floor to the lowest point in the ceiling (bottom slab)

be finished with a smooth impervious material

shall not be less than 2.75 m, except for the portion to

to a height of not less than 1 m above the floor

accommodate floor trap of the upper floor.

of such a room;

12.3.2 Size

e) be provided with an impervious floor

covering, sloping towards the drain with a

The area of a kitchen where separate dining area is

suitable grade and not towards VERANDAH

provided, shall be not less than 5.0 m² with a minimum

or any other room; and

width of 1.8 m. Where there is a separate store, the

f) have a window or ventilator, opening to a

area of the kitchen may be reduced to 4.5 m². A kitchen,

shaft or open space, of area not less than

which is intended for use as a dining area also, shall

0.3 m² with side not less than 0.3 m.

have a floor area of not less than 7.5 m² with a

minimum width of 2.1 m.

12.4.4 No room containing water-closets shall be used

12.3.3 Other Requirements

for any purpose except as a lavatory and no such room

shall open directly into any kitchen or cooking space

Every room to be used as kitchen shall have:

by a door, window or other opening. Every room

a) unless separately provided in a pantry, means

containing water-closet shall have a door completely

for the washing of kitchen utensils which

closing the entrance to it.

NATIONAL BUILDING CODE OF INDIA

12.5 Ledge or TAND/Loft

12.8.2 Size

12.5.1 Height

The size of garages shall be as below:

The minimum head-room of ledge or TAND/loft shall

a) Private Garage — 3.0 m × 6.0 m, minimum;

be 2.2 m. The maximum height of loft shall be 1.5 m.

and

b) Public Garage — Based on the number of

12.5.2 Size

vehicles parked, etc (see 10).

A ledge or TAND/loft in a habitable room shall not

12.9 Basement

cover more than 25 percent of the area of the floor on

which it is constructed and shall not interfere with the

12.9.1

The basement shall not be used for residential

ventilation of the room under any circumstances.

purposes.

12.6 Mezzanine Floor

12.9.2

The construction of the basement shall be

allowed by the Authority in accordance with the

12.6.1 Height

land use and other provisions specified under the

It shall have a minimum height of 2.2 m.

Development Control Rules.

12.6.2 Size

12.9.2.1 The basement to be constructed within the

building envelope and subject to maximum coverage

The minimum size of the mezzanine floor, if it is to be

on floor 1 (entrance floor) may be put to only the

used as a living room, shall not be less than 9.5 m².

following uses:

The aggregate area of such mezzanine floor in a

a) Storage of household or other goods of

building shall in no case exceed one-third the plinth

ordinarily non-combustible material;

area of the building.

b) Strong rooms, bank cellars, etc;

12.6.3 Other Requirements

c) Air-conditioning equipment and other

A mezzanine floor may be permitted over a room or a

machines used for services and utilities of the

compartment provided:

building; and

d) Parking spaces.

a) it conform to the standard of living rooms as

regards lighting and ventilation in case the

12.9.3

The basement shall have the following

size of mezzanine floor is 9.5 m² or more

requirements:

(see 14.1.2);

a) Every basement shall be in every part at least

b) it is so constructed as not to interfere under

2.4 m in height from the floor to the underside

any circumstances with the ventilation of the

of the roof slab or ceiling;

space over and under it;

b) Adequate ventilation shall be provided for the

c) such mezzanine floor is not sub-divided into

basement. The ventilation requirements shall

smaller compartments;

be the same as required by the particular

d) such mezzanine floor or any part of it shall

occupancy according to byelaws. Any

not be used as a kitchen; and

deficiency may be met by providing adequate

e) in no case shall a mezzanine floor be closed

mechanical ventilation in the form of blowers,

so as to make it liable to be converted into

exhaust fans, air-conditioning systems, etc;

unventilated compartments.

c) The minimum height of the ceiling of any

basement shall be 0.9 m and the maximum,

12.7 Store Room

1.2 m above the average surrounding ground

12.7.1 Height

level;

d) Adequate arrangements shall be made such

The height of a store room shall be not less than 2.2 m.

that surface drainage does not enter the

12.7.2 Size

basement;

e) The walls and floors of the basement shall be

The size of a store room, where provided in a residential

watertight and be so designed that the effects

building, shall be not less than 3 m².

of the surrounding soil and moisture, if any,

12.8 Garage

are taken into account in design and adequate

damp proofing treatment is given; and

12.8.1 Height

f) The access to the basement shall be separate

The height of a garage shall be not less than 2.4 m.

from the main and alternative staircase

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

providing access and exit from higher floors.

applicable to boundary walls of jails. In

Where the staircase is continuous in the case

industrial buildings, electric sub-stations,

of buildings served by more than one

transformer stations, institutional buildings

staircase, the same shall be of enclosed type

like sanitoria, hospitals, industrial buildings

serving as a fire separation from the basement

like workshops, factories and educational

floor and higher floors. Open ramps shall be

buildings like schools, colleges, including

permitted if they are constructed within the

hostels, and other uses of public utility

building line subject to the provision of (d).

undertakings and strategically sensitive

buildings, a height up to 2.4 m may be

The exist requirements in basements shall comply with

permitted by the Authority.

the provisions of Part 4 ‘Fire and Life Safety’.

12.14 Wells

12.10 Chimneys

Wells, intended to supply water for human consumption

The chimneys shall be built at least 0.9 m above flat

or domestic purposes, where provided, shall comply with

roofs, provided the top of the chimneys is not below

the requirements of 12.14.1 and 12.14.2.

the top of the adjacent parapet wall. In the case of

sloping roofs, the chimney top shall not be less than

12.14.1 Location

0.6 m above the ridge of the roof in which the chimney

The well shall be located:

penetrates.

12.11 Parapet

a) not less than 15 m from any ash pit, refuse

pit, earth closet or privy and shall be located

Parapet walls and handrails provided on the edges of

on a site upwards from the earth closet or

roof terraces, balcony, VARANDAH, etc shall not be

privy;

less than 1.0 m and not more than 1.2 m in height from

b) not less than 18 m from any cess pit soakway

the finished floor level.

or borehole latrine and shall be located on a

12.12 Cabin

site upwards from the earth closet or privy;

The size of cabins shall not be less than 3.0 m² with a

c) that contamination by the movement of sub-

minimum width of 1.0 m. The clear passages within

soil or other water is unlikely; and

the divided space of any floor shall not be less than

d) not under a tree or otherwise it should have a

0.75 m and the distance from the farthest space in a

canopy over it, so that leaves and twigs may

cabin to any exit shall not be more than 18.5 m. In

not fall into the well and rot.

case the sub-divided cabin does not derive direct

12.14.2 Requirements

lighting and ventilation from any open spaces/

mechanical means, the maximum height of the cabin

The well shall:

shall be 2.2 m.

a) have a minimum internal diameter of not less

12.13 Boundary Wall

than 1 m;

b) be constructed to a height not less than 1 m

12.13.1 The requirements of the boundary wall are

above the surrounding ground level, to form a

given below:

parapet or kerb and to prevent surface water

a) Except with the special permission of the

from flowing into a well, and shall be

Authority, the maximum height of the

surrounded with a paving constructed of

compound wall shall be 1.5 m above the

impervious material which shall extend for a

centre line of the front street. Compound wall

distance of not less than 1.8 m in every direction

up to 2.4 m height may be permitted if the

from the parapet from the kerb forming the well

top 0.9 m is of open type construction of a

head and the upper surface of such a paving

design to be approved by the Authority.

shall be sloped away from the well;

b) In the case of a corner plot, the height of the

c) be of sound and permanent construction

boundary wall shall be restricted to 0.75 m

(PUCCA) throughout. Temporary or exposed

for a length of 10 m on the front and side of

(KUTCHA) wells shall be permitted only in

the inter-sections and the balance height of

fields or gardens for purposes of irrigation; and

0.75 m if required in accordance with (a) may

d) have the interior surface of the lining or walls

be made up of open type construction

of the well be rendered impervious for a

(through railings) and of design to be

depth of not less than 1.8 m measured

approved by the Authority.

from the level of the ground immediately

c) However, the provisions of (a) and (b) are not

adjoining the well-head.

NATIONAL BUILDING CODE OF INDIA

12.15 Septic Tanks

sectional dimension of 0.90 m and not less

than 1.00 m in depth below the invert level of

Where a septic tank is used for sewage disposal, the

the inlet pipe. The pit may be lined with stone,

location, design and construction of the septic tank shall

brick or concrete blocks with dry open joints

conform to requirements of 12.15.1 and 12.15.2 [see

which should be backed with at least 75 mm

also Part 9 ‘Plumbing Services, Section 1 Water

of clean coarse aggregate. The lining above

Supply, Drainage and Sanitation (Including Solid

the inlet level should be finished with mortar.

Waste Management)’].

In the case of pits of large dimensions, the

12.15.1 Location of the Septic Tanks and Subsurface

top portion may be narrowed to reduce the

Absorption Systems

size of the RCC cover slabs. Where no lining

is used, specially near trees, the entire pit

A sub-soil dispersion system shall not be closer than

should be filled with loose stones. A masonry

18 m from any source of drinking water, such as well,

ring may be constructed at the top of the pit

to mitigate the possibility of bacterial pollution of water

to prevent damage by flooding of the pit by

supply. It shall also be as far removed from the nearest

surface runoff. The inlet pipe may be taken

habitable building as economically feasible but not

down a depth of 0.90 m from the top as an

closer than 6 m, to avoid damage to the structures.

anti-mosquito measure; and

12.15.2

Requirements

When the disposal of the septic tank effluent

is to a dispersion trench, the dispersion trench

Dimensions of septic tanks — Septic tanks

shall be 0.50 m to 1.00 m deep and 0.30 m to

shall have a minimum width of 750 mm, a

1.00 m wide excavated to a slight gradient

minimum depth of 1 m below the water level

and shall be provided with 150 mm to 250 mm

and a minimum liquid capacity of 1 m³. The

of washed gravel or crushed stones. Open

length of tanks shall be 2 to 4 times the width;

jointed pipes placed inside the trench shall

Septic tanks may be constructed of brickwork,

be made of unglazed earthenware clay or

stone masonry, concrete or other suitable

concrete and shall have a minimum internal

materials as approved by the Authority;

diameter of

75 mm to 100 mm. Each

Under no circumstances shall effluent from a

dispersion trench shall not be longer than

septic tank be allowed into an open channel

30 m and trenches shall not be placed closer

drain or body of water without adequate

than 1.8 m.

treatment;

The minimum nominal diameter of the pipe

12.16 Office-cum-Letter Box Room

shall be 100 mm. Further, at junctions of pipes

In the case of multi-storeyed multi-family dwelling

in manholes, direction of flow from a branch

apartments constructed by existing and proposed

connection shall not make an angle exceeding

Cooperative Housing Societies or Apartment Owners

45° with the direction of flow in the main pipe;

Associations, limited companies and proposed

The gradients of land drains, under-drainage

societies, an office-cum-letter box room of dimension

as well as the bottom of dispersion trenches

3.6 m × 3 m shall be provided on the ground floor. In

and soakways shall be between 1:300 and

case the number of flats is more than 20, the maximum

1:400;

size of the office-cum-letter box room shall be 20 m².

Every septic tank shall be provided with

12.16.1 Business Buildings

ventilating pipe of at least 50 mm diameter.

The top of the pipe shall be provided with a

Provision shall be made for letter boxes on the entrance

suitable cage of mosquito-proof wire mesh.

floor as per the requirements of the postal department.

The ventilating pipe shall extend to a height

12.17 Meter Rooms

which would cause no smell nuisance to any

building in the area. Generally, the ventilating

For all buildings above 15 m in height and in special

pipe may extend to a height of about 2 m,

occupancies, like educational, assembly, institutional,

when the septic tank is at least 15 m away

industrial, storage, hazardous and mixed occupancies

from the nearest building and to a height of

with any of the aforesaid occupancies having area more

2 m above the top of the building when it is

than 500 m² on each floor, provision shall be made for

located closer than 15 m;

an independent and ventilated meter (service) room,

When the disposal of septic tank effluent is

as per requirements of electric (service) supply

to a seepage pit, the seepage pit may be of

undertakings on the ground floor with direct access

any suitable shape with the least cross-

from outside for the purpose of termination of electric

PART 3

DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

supply from the licensee’s service and alternative

water pipe to the road gutter or in any other approved

supply cables. The door/doors provided for the service

manner.

room shall have fire resistance of not less than two

12.19.3

Rain-water pipes shall be affixed to the

hours.

outside of the external walls of the building or in

recesses or chases cut or formed in such external walls

12.18 Staircase/Exit Requirements

or in such other manner as may be approved by the

12.18.1 The minimum clear width, minimum tread

Authority.

width and maximum riser of staircases for buildings

12.19.4 It is desirable to conserve rain water using

shall be as given in 12.18.1.1 to 12.18.1.3 (see also

suitable rain water harvesting techniques including by

Part 4 ‘Fire and Life Safety’).

roof water collection. In this context, reference may

12.18.1.1 Minimum width — The minimum width of

be made to Part 9 ‘Plumbing Services, Section 1 Water

staircase shall be as follows:

Supply, Drainage and Sanitation (Including Solid

Waste Management)’.

a) Residential buildings (dwellings)

1.0 m

NOTE — For row housing with 2 storeys,

12.20

Special Requirements of Low Income

the minimum width shall be 0.75 m.

Housing

b) Residential hotel buildings

1.5 m

Special requirements of low income housing shall be

c) Assembly buildings like

2.0 m

as given in Annex C. For detailed information in this

auditoria, theatres and cinemas

regard, reference may be made to the accepted

d) Educational building

1.5 m

standards [3(1)].

e) Institutional buildings

2.0 m

12.21 Special Requirements for Physically Challenged

f) All other buildings

1.5 m

Special requirements for planning of buildings and

12.18.1.2 Minimum tread

facilities keeping in view the needs of the physically

challenged, applicable particularly to public buildings

The minimum width of tread without nosing shall be

meant for their use, are given in Annex D.

250 mm for residential buildings. The minimum width

of tread for other buildings shall be 300 mm.

12.22 Special Requirements for Cluster Planning

for Housing

12.18.1.3 Maximum riser

Special requirements for cluster planning for housing

The maximum height of riser shall be 190 mm for

shall be as given in Annex E.

residential buildings and 150 mm for other buildings

12.23 Special Requirements for Low Income

and these shall be limited to 12 per flight.

Habitat Planning in Rural Areas

12.18.2 The minimum head-room in a passage under

Special requirements for low income habitat planning

the landing of a staircase shall be 2.2 m. The minimum

in rural areas shall be as given in Annex F.

clear head-room in any staircase shall be 2.2 m.

12.24 Special Requirements for Development

12.18.3 Exit Requirements

Planning in Hilly Areas

All aspects of exit requirements for corridors, doors,

Special requirements for development planning in hilly

stair cases, ramps, etc in respect of widths, travel

areas is given in Annex G.

distance shall be as per Part 4 ‘Fire and Life Safety’.

13 FIRE AND LIFE SAFETY

12.19 Roofs

For requirements regarding fire and life safety for

12.19.1 The roof of a building shall be so designed

different occupancies, reference shall be made to Part 4

and constructed as to effectively drain water by means

‘Fire and Life Safety’.

of sufficient rain-water pipes of adequate size,

wherever required, so arranged, jointed and fixed as

14 DESIGN AND CONSTRUCTION

to ensure that the rain-water is carried away from the

For requirements regarding structural design, reference

building without causing dampness in any part of the

shall be made to Part 6 ‘Structural Design’ and for

walls, roof or foundations of the building or an adjacent

construction (including safety) reference shall be made

building.

to Part 7 ‘Constructional Practices and Safety’.

12.19.2 The Authority may require rain-water pipes

15 LIGHTING AND VENTILATION

to be connected to a drain or sewer to a covered channel

formed beneath the public footpath to connect the rain-

15.1

For requirements regarding lighting and

NATIONAL BUILDING CODE OF INDIA

ventilation for different uses and occupancies,

17 AIR CONDITIONING, HEATING AND

reference shall be made to Part 8 ‘Building Services,

MECHANICAL VENTILATION

Section 1 Lighting and Ventilation’.

For requirements regarding design, construction and

15.1.1 Lighting and Ventilation of Rooms

installation of air conditioning, heating and mechanical

ventilation systems, reference shall be made to Part 8

Rooms shall have, for the admission of light and air,

‘Building Services, Section 3 Air Conditioning,

one or more openings, such as windows and ventilators,

Heating and Mechanical Ventilation’.

opening directly to the external air or into an open

VERANDAH.

18 ACOUSTICS, SOUND INSULATION AND

NOISE CONTROL

15.1.2 Notwithstanding the area of openings obtained

through 15.1, the minimum aggregate area (see Notes

For requirements regarding the desired noise levels and

1 to 3) of such openings, excluding doors inclusive of

sound insulation in different occupancies, reference

frames, shall be not less than:

shall be made to Part 8 ‘Building Services, Section 4

Acoustics, Sound Insulation and Noise Control’.

a) one-tenth of the floor area for dry hot climate;

b) one-sixth of the floor area for wet hot

19 HEAT INSULATION

climate;

For calculation of solar radiation on buildings and

c) one-eighth of the floor area for intermediate

recommended limits of thermal transmittance of roofs

climate; and

and walls for different parts of the country and heat

d) one-twelfth of the floor area for cold climate.

transmission losses due to different constructions,

NOTES

reference may be made to good practice [3(2)].

1 If a window is partly fixed, the openable area shall

be counted.

20 INSTALLATION OF LIFTS AND

2 No portion of a room shall be assumed to be lighted,

ESCALATORS

if it is more than 7.5 m away from the opening assumed

Provision for lifts shall be made for buildings 15 m or

for lighting that portion.

more in height. For requirements regarding planning,

3 The area of openings as given in (a) to (d) above

shall be increased by 25 percent in the case of a kitchen

designing and installation, etc of lifts and escalators,

[see 12.3.3(d)].

reference shall be made to Part 8 ‘Building Services,

Section 5 Installation of Lifts and Escalators’.

16 ELECTRICAL AND ALLIED INSTALLATIONS

(INCLUDING LIGHTNING PROTECTION OF

21 PLUMBING SERVICES AND SOLID WASTE

BUILDINGS)

MANAGEMENT

For requirements regarding electrical installations in

For requirements regarding water supply, drainage and

buildings including lightning protection of buildings,

sanitation (including solid waste management) and gas

reference shall be made to Part 8 ‘Building Services,

supply, reference shall be made to Part 9 ‘Plumbing

Section 2 Electrical and Allied Installations’.

Services’.

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

ANNEX A

(Clause 9.5.1)

CIVIL AVIATION REQUIREMENTS FOR CONSTRUCTION IN THE

VICINITY OF AN AERODROME

A-0 GENERAL

approach funnel means the area in the shape of an

isosceles trapezium having the longer parallel side

A-0.1 For the purpose of this Annex, the following

1 800 m long (900 m on either side of the extended

definitions shall apply.

centre line of the runway) and smaller parallel side

A-0.1.1 Aerodrome Reference Point (ARP) — This is

180 m long (90 m on either side of the extended centre

a designated point, which is established in the

line of the runway), where the smaller and longer

horizontal plane at or near the geometric centre of the

parallel sides are placed at a distance of 60 m and

landing area.

6 540 m, respectively, from the end of the runway and

at right angles to the extended centre line. Thereafter,

A-0.1.2 Approach Funnel — See Fig. 8.

the trapezium is followed by a contiguous rectangular

A-0.1.3 Elevation or Reduced Level — The vertical

area of that width for the remainder of the length up to

distance of a point or a level, on or affixed to the surface

a distance of 15 060 m from the end of the runway.

of the earth, measured from the mean sea level.

A-1.2.3 An instrument runway is a runway served by

A-0.1.4 Transitional Area — An area which is below

visual and non-visual aid or aids providing at least

a specified surface sloping upwards and outwards from

directional guidance adequate for a straight in approach

the edge of the approach funnel and from a line

and intended for the operation of aircraft using

originating at the end of the inner edge of each

instrument approach procedures.

approach area, drawn parallel to the runway centre line

A-1.3 For the Aerodrome at Thiruvananthapuram

in the direction of landing (see Fig. 8).

These requirements shall be applicable for the land

A-0.1.5 Runway Strip — See Fig. 8.

enclosed in approach funnels of all runways with a

maximum distance of 304.80 m, measured from each

A-1 PROHIBITED AREA

runway and along extended centre line of the runway,

A-1.1 No building or structure shall be constructed

and the land enclosed in a belt of 30.48 m width outside

or erected, or no tree shall be planted, on any land

the operational boundary of the aerodrome. For the

within the limits specified in A-1.2 and A-1.3 in respect

purpose of this clause, the requirements of approach

of the aerodromes listed in A-3 and in respect of the

funnel and operational boundary shall be as given

aerodrome at Thiruvananthapuram.

in A-1.3.1 and A-1.3.2.

A-1.2 For the Aerodromes (see A-3)

A-1.3.1 Approach funnel means the area in the shape

of an isosceles trapezium having the longer parallel side

These requirements shall be applicable for the land

of length 4 724.4 m (2 362.2 m on either side of the

enclosed in approach funnels of the runway with a

extended centre line of the runway) and smaller parallel

maximum distance of 360 m measured from each

side of 152.4 m (76.2 m on either side of the extended

runway and along the extended centre line of the

centre line of the runway) where the smaller and longer

runway. For the purpose of this clause, the requirements

parallel sides are placed at a distance of 60.9 m and

of approach funnel and an instrument runway shall be

15 301 m, respectively, from the end of the runway and

as given in A-1.2.1 to A-1.2.3.

at right angles to the extended centre line.

A-1.2.1 Approach funnel in the case of an instrument

A-1.3.2 Operational boundary means an area enclosed

runway means the area in the shape of an isosceles

between parallel lines at a distance of 152.4 m on either

trapezium having the longer parallel side 4 800 m long

side of the centre line of the runways or 30.4 m from

(2 400 m on either side of the extended centre line of

the boundary fencing of the aerodrome, whichever is

the runway) and smaller parallel side 300 m long

greater.

(150 m on either side of the extended centre line of

the runway) where the smaller and longer parallel sides

A-2 HEIGHT RESTRICTION

are placed at a distance of 60 m and 15 060 m,

respectively, from the end of the runway and at right

A-2.1 For the Aerodromes (see A-3)

angles to the extended centre line.

No building or structure higher than the height

A-1.2.2 In the case of a non-instrument runway, the

specified in Tables 5 and 6 shall be constructed or

NATIONAL BUILDING CODE OF INDIA

erected, or no tree which is likely to grow or ordinarily

Table 6 Height Restriction with Respect to

grows higher than the height specified in the Tables 5

Transitional Area

and 6, shall be planted, on any land within a radius of

(Clauses A-2.1 and A-2.1.2)

20 km from ARP of the aerodromes listed in A-3,

Distance from the Inner

Maximum Permissible

excluding the land covered by A-1.2.

No.

Boundary of the Transitional

Height Above the

Area Specified Above

Elevation of the ARP

Table 5 Height Restriction with Respect to

(1)

(2)

(3)

Approach Funnels

Up to a distance of 21 m

—

(Clauses A-2.1 and A-2.1.1)

ii)

More than 21 m but not

exceeding 42 m

Area

Maximum Permissible

No.

Height Above the

iii)

More than 42 m but not

Elevation of the Nearest

exceeding 63 m

Runway End

iv)

More than 63 m but not

exceeding 84 m

(1)

(2)

(3)

More than 84 m but not

More than 360 m but not

exceeding 105 m

exceeding 510 m

vi)

More than 105 m but not

ii) More than

510 m but not

exceeding 126 m

exceeding 660 m

vii)

More than 126 m but not

iii) More than

660 m but not

exceeding 147 m

exceeding 810 m

viii)

More than 147 m but not

iv) More than

810 m but not

exceeding 168 m

exceeding 960 m

ix)

More than 168 m but not

v) More than

960 m but not

exceeding 189 m

exceeding 1 110 m

More than 189 m but not

vi) More than 1 110 m but not

exceeding 210 m

exceeding 1 260 m

xi)

More than 210 m

vii) More than 1 260 m but not

exceeding 1 410 m

viii) More than 1 410 m but not

Table 7 Height Restriction

exceeding 1 560 m

(Clause A-2.2)

ix) More than 1 560 m

Area

Maximum

No.

Permissible Height

A-2.1.1 Table 5 gives the height restriction with

Above Ground

respect to approach funnels and shall be applicable for

Level

the land enclosed in the approach funnels of all runways

(1)

(2)

(3)

where distances are measured from each end of the

The area lying between the coastline

runway, along extended centre line of the runway.

and the Chakai canal other than

specified in A-1.3

A-2.1.2 Table 6 gives height restriction with respect

to transitional area and shall be applicable for the land

ii)

The area lying in a belt of 457.2 m

width between the Eastern Bank of

enclosed in the transitional area of all runways at an

the Chakai canal and a line running

aerodrome listed in A-3 where distances are measured

parallel to this canal for the entire

from the associated runway strip and the edge of the

length

associated approach funnels, forming the inner

iii)

A parallel belt of

762 m width

15.2

boundary of the transitional area and along a line at

running East of area (ii) above

right angles to the centre line of the runway.

iv)

A parallel belt of 609.6 m width

24.3

running East of area (iii) above

A-2.2 For the Aerodrome at Thiruvananthapuram

Rest of the area extending up to 20

30.4

No building or structure higher than the height

km from ARP

specified in Table 7 shall be constructed or erected, or

no tree which is likely to grow or ordinarily grows

A-3 AERODROMES

higher than the height specified in Table 7, shall be

planted, on any level within a radius of 20 km from

A-3.1 A list of aerodromes indicating runway

ARP of the aerodrome at Thiruvananthapuram,

directions, runway elevations and ARP elevations is

excluding the land covered by A-1.3.

given in Table 8.

NATIONAL BUILDING CODE OF INDIA

Table 8 Runway Directions, Runway End

Table 8 — Continued

Elevations and ARP Elevations for Aerodromes

(1)

(2)

(3)

(4)

(5)

(Clause A-3.1)

17.

Chennai

10.5

Aerodrome

ARP

Runway

Runway End

15.5

No.

Elevation

No.

Elevation

(1)

(2)

(3)

(4)

(5)

18.

Coimbatore

396

402

391

Ahmadabad

19.

Cooch-Behar

41.5

20.

Delhi (Palam)

227

219

236.5

Agartala

220

14.5

229

13.5

21.

Delhi (Safdarjung)

212

215

13.5

212

Akola

305

303

22.

Dibrugarh

109.5

109

303

109.5

Amritsar

229

23.

Gauhati

230

24.

Gaya

110

108

229

115.5

Aurangabad

581

582

109

573.5

111

Belgaum

758

755

25.

Hyderabad

531

530

747

522

Balurghat

531

528

Bangalore

888

09R

875

26.

Indore

561

563.5

27L

881

559.5

09L

876

27.

Jabalpur

495

480

27R

882.5

494.5

Vadodara

36.5

28.

Jaipur

385

389.5

37.5

384.4

36.5

383.7

38.7

381.3

10.

Behala

2.6

3.5

29.

Jhansi

236

236.5

3.5

236.5

11.

Bhavnagar

5.4

30.

Jharsuguda

228

228.20

229.14

12.

Bhopal

523

522.5

31.

Kailashadar

27.5

28.5

521

27.5

521.5

32.

Kamalpur

523

13.

Bhubaneshwar

44.5

33.

Kandla

41.5

34.

Kanpur

125

124.5

14.

Bhuj

78.5

81.5

35.

Keshod

49.5

50.5

74.5

50.5

77.5

15.

Bilaspur

274

270

36.

Khajuraho

217.4

222

282

210

276

37.

Kolhapur

607

609.6

269

605.6

16.

Chakulia

129

135

38.

Kolkata

5.3

01L

4.8

132

19R

130

01R

19L

4.5

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

Table 8 — Continued

Table 8 — Concluded

(1)

(2)

(3)

(4)

(5)

(1)

(2)

(3)

(4)

(5)

39.

Kota

273

272

57.

Pantnagar

233

234

272

234

40.

Kulu

1084

1089

58.

Porbandar

6.7

1088

4.5

41.

Khowai

59.

Port Blair

3.66

17.8

42.

Lalitpur

367

368.5

60.

Raipur

313.6

309

363

316

43.

Lilabari

100.2

101.5

61.

Rajahmundry

101.5

44.

Lucknow

122

62.

Rajkot

134

133

122

128.5

122

130

123

133.5

45.

Madurai

136.30

140

63.

Ranchi

646

654

130

632.5

138.5

64.

Satna

319

316.5

136

316

46.

Malda

65.

Sholapur

418

478.5

23.5

478

47.

Mangalore

102

66.

Silchar

102

98.5

107.5

48.

Mumbai (Juhu)

67.

Tanjore

2.5

70.5

2.5

76.5

2.5

74.5

2.5

68.

Tiruchchirappalli

2.5

49.

Mumbai (Santacruz)

69.

Tirupati

103

106.4

7.5

102

50.

Muzaffarpur

70.

Tulihal (Imphal)

774.5

773.5

775

51.

Mysore

715.5

720

71.

Udaipur

509

511.5

710

508

717.5

72.

Varanasi

708

52.

Nagpur

308.5

309

73.

Vijayawada

301

21.5

315

74.

Vishakhapatnam

307

53.

Panagarh

54.

Panna

425

435.80

410.35

55.

Passighat

155.5

156.5

75.

Warangal

285

290

153

276.5

56.

Patna

289

280.5

NATIONAL BUILDING CODE OF INDIA

ANNEX B

(Clause 10.1)

OFF-STREET PARKING SPACES

The off-street parking spaces shall be as given below:

Occupancy

One Car Parking Space for Every

No.

Population

less than

50 000 to

Between

Above

50 000

200 000

200 000 to

1 000 000 to

5 000 000

1 000 000

5 000 000

(1)

(2)

(3)

(4)

(5)

(6)

(7)

Residential

—

a) 2 tenements

1 tenement of

having built-

100 m² built-

75 m² built-up

a) Multi-family

up area 101

up area

area

to 200 m²

—

b) 1 tenement of

200 m²built-

up area

b) Lodging

12 guest

8 guest

4 guest

3 guest

2 guest

establishments,

rooms

tourist homes and

hotels, with lodging

accommodation

ii)

Educational

—

70 m² area or

50 m² area or

35 m² area or

(see Note 1)

fraction

thereof of the

administrative

office area and

public service

areas

iii)

Institutional (Medical)

20 beds

15 beds

10 beds (Private)

5 beds

2 beds

(Private)

30 beds

25 beds

15 beds (Public)

10 beds

5 beds

(Public)

iv)

a) Assembly halls,

120 seats

80 seats

25 seats

15 seats

10 seats

cinema theatres

b) Restaurants

60 seats

40 seats

20 seats

10 seats

5 seats

c) Marriage halls,

600 m² plot

400 m² plot

200 m² plot

50 m² plot

25 m² plot

community halls

area

d) Stadia and

240 seats

160 seats

50 seats

30 seats

20 seats

exhibition centre

a) Business offices

300 m² area

200 m² area

100 m² area

50 m² area

25 m² area

and firms for

or fraction

private business

thereof

b) Public or semi-

500 m² area

300 m² area

200 m² area

100 m² area

50 m² area

public offices

or fraction

thereof

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

(1)

(2)

(3)

(4)

(5)

(6)

(7)

vi) Mercantile

300 m² area

200 m² area

100 m² area

50 m² area

25 m² area

(see Note 2)

or fraction

thereof

vii) Industrial

400 m² area

300 m² area

200 m² area

100 m² area

50 m² area

or fraction

thereof

viii) Storage

—

500 m² floor

250 m² area

125 m² area

area or part

or fraction

thereof

NOTES

1 In the case of auditoria for educational buildings, parking space shall be provided as per Sl No. (iv)

2 For plots up to 50 m², as in the case of shops, parking spaces need not be insisted upon.

3 For other institutions, transport/communication centre, parking space requirement shall be assessed based on the proposed building.

ANNEX C

(Clause 12.20)

SPECIAL REQUIREMENTS FOR LOW INCOME HOUSING IN URBAN AREAS

C-1 GENERAL

C-2.2 Layout Pattern

C-1.1 These guidelines cover the planning and

C-2.2.1 In the land to be developed, at least 75 percent

general building requirements of low income housing

of the plots may be of the size less than or up to 60 m²

for houses having a maximum plinth area of 40 m²

per dwelling unit in metropolitan towns and 100 m² in

including future expansion. The requirement

other towns and hill areas. Remaining 25 percent of

the plots may be more than 60 m², however, no plot

regarding layout planning of low income housing

shall be more than 200 m². In case of group housing or

colonies are applicable to public and private agencies/

flatted development at least 75 percent units should

government bodies. The requirements on design and

have a plinth area (excluding external circulation such

construction of buildings for low income housing in

as stairs, lifts, lobbies, etc) up to or not exceeding 40 m²

approved layouts are applicable to all private and

including future expansion.

public agencies.

C-2.2.2 The mix of plot of different sizes should have

C-1.2 In these planning standards, the general master

a wide range to accommodate the need of lower income

plan requirement for community open spaces estimated

group. The project may include more than one site

at 0.3 ha for thousand persons is provided; road areas

provided they are in the same neighbourhood.

are worked out between 10 and 20 percent of the site

area; one nursery school of 0.1 ha is provided for a

C-2.2.3 The layout should generally conform to the

population of 1 500 and shopping centres at 4 shops

following land use:

per thousand population are also covered.

Land Under Each Use

C-1.3 It is emphasized that this type of development

General

Hill Area

should apply to clusters of 400 dwelling units, so

Saleable

distributed in the development under consideration as

i) Residential

50 percent,

35 percent

to maintain the overall densities of the master plan for

Min

the area.

ii) Work places, schools,

20 percent,

15 percent

institutions, shops,

Max

C-2 PLANNING

community places, etc

Non-Saleable

C-2.1 Type of Development

Roads, pedestrian paths,

30 percent,

50 percent

The type of development for low income housing shall

drains, public and semi-

Max

be plotted developments as row housing/flatted

public open spaces

development as row housing or group housing on

NOTES

cluster pattern.

1 Any neighbourhood development should have provision for

NATIONAL BUILDING CODE OF INDIA

basic civic and community facilities, however, where such

C-2.5 Height of Building

facilities are available in proximity the same could be considered

and, in that case, the area under residential use could be increased

The height of building shall not exceed 15 m.

correspondingly.

NOTES

2 If land required under statutory provisions of master plan/

1 For buildings up to the height of 15 m, there is no need to

development plan is proportionately higher but serves larger

provide lifts.

city needs, re-adjustment of the recommended land use pattern

can be considered. Such provisions should, however, be

2 Housing for the low-income group shall preferably be up to

carefully reviewed by the planning authorities to keep them to

a maximum of two storeys.

the barest minimum levels.

3 Buildings for housing beyond 15 m in height should be

resorted to in exceptional circumstances and it should be

governed by provisions laid down in this Code.

C-2.3 Plot Area

C-2.6 Cluster Planning

C-2.3.1 Plot Size

For size of open cluster and open space, set backs,

The minimum plot size with ground coverage not

vehicular access and pedestrian paths in cluster

exceeding 75 percent, shall not be less than 40 m² in

planning, the provisions given in Annex E shall apply.

small and medium town and not less than 30 m² in

metropolitan cities. Plot sizes below 30 m² but not less

C-3 GENERAL BUILDING REQUIREMENTS

than 15 m² may be permitted in case of cluster planning,

however, in such cases the ground coverage and FSI

C-3.1 General

shall be 100 percent and 2 percent respectively (see

The requirements of parts of buildings shall be as given

also Annex E for Special requirements for cluster

in C-3.2 to C-3.9.

planning for housing).

NOTES

C-3.2 Plinth

1 In exceptional cases in metropolitan cities with population

The minimum height of plinth shall be regulated on

more than 1 million the size of plots may be brought down to

the basis of environmental and topographical condition

25 m² in cases of low income housing colonies located in

congested areas as decided by the Authority. In mega-cities it

and higher plinth height may be required in areas prone

may be further reduced to 15 m². In such cases where plot size

to flooding.

is below 25 m², only cluster planning or group housing may

be adopted.

C-3.3 Size of Room

2 A minimum of 25 percent of the plot size shall be left open

without adversely affecting light and ventilation for habitable

C-3.3.1 Habitable Room

spaces and toilet. It shall not be made mandatory to leave set

Every dwelling unit to be provided should have at least

back on any side.

two habitable rooms. Even if one room house is

C-2.3.2 Minimum Frontage

provided initially it should be capable of adding a new

second room in future. However, in case single room

The minimum frontage of the plot shall be 3.6 m in

tenements are required to be provided where future

width.

additions are not possible, the carpet area of

C-2.4 Density

multipurpose single room should be at least 12.5 m².

The density norms for plotted development and mixed

Such one room dwelling units with 12.5 m² carpet area

development shall be as follows:

of habitable space is permitted only in case of on site

rehabilitation of slum dwellers. In a house of two

Type of Development

Range of Densities

rooms, first room shall not be less than 9.0 m²with

(Gross)

minimum width of 2.5 m and second room shall not

a) Plotted development

65-120 plots per hectare

be less than 6.5 m² with a minimum width of 2.1 m

b) Mixed development

provided the total area of both the rooms is not less

than 15.5 m². In incremental housing the bigger room

i) Small towns

75-100 dwelling units

shall always be the first room.

per hectare

ii) Cities

100-125 dwelling units

C-3.3.1.1 To facilitate incremental housing in case of

per hectare

flatted development or otherwise, habitable space at

iii) Metropolitan Cities

125-150 dwelling units

mezzanine level may be permitted. The minimum size

per hectare

of such a mezzanine floor should not be lesser than

6.5 m² and such a floor should occupy not more than

C-2.4.2 In case of developments with per dwelling

50 percent of the room area of which it is a part. Such

unit covered area of 15 m² maximum densities of 500

a mezzanine floor should have appropriate openings

dwelling units per hectare shall be permissible.

to facilitate light and ventilation as per C-3.6. Minimum

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

clear height below and above the mezzanine floor

NOTE — The windows and other openings shall abut onto

open spaces either through areas left open within the plot or

should be 2.4 m and 2.1 m respectively.

the front, side and rear spaces provided in the layouts which

shall be deemed to be sufficient for light and ventilation

As far as possible mezzanine floor should have direct

purposes. Wherever ventilation/lighting is provided by means

ventilation from the external face of the building.

of JALI or grill of any material, total area of openings shall

Where this is not possible ventilation through main

calculated excluding solid portion of the JALI or grill.

room may be allowed provided total area of openings

in the main room is provided taking into consideration

C-3.7 Stairs

area of mezzanine floor.

The following criteria shall be adopted for internal

Such mezzanine floor may be accessible through the

individual staircase:

main room by a ladder, whose minimum angle with

a) Minimum Width

vertical plane should be 22½°. Height of the riser

should be less than 250 mm.

2 storeyed — straight

0.60 m

2 storeyed — winding

0.75 m

C-3.3.2 Water Closet/Bathroom

3 or more storeyed —

0.75 m

1) The size of independent water-closet shall be

straight

0.90 m² with minimum width of 0.9 m;

3 or more storeyed —

0.90 m

2) The size of independent bathroom shall be

winding

1.20 m² with a minimum width of 1.0 m; and

b) Riser

200 mm, Max

3) The size of combined bathroom and water-

c) Tread

closet shall be 1.80 m² with minimum width

2 storeyed

225 mm, Min

of 1.0 m.

(see Note)

3 storeyed or more

250 mm, Min

C-3.3.3 Kitchen

d) Head Room — The minimum

The size of a cooking alcove serving as cooking space

clear head room shall be 2.1 m.

shall not be less than 2.4 m² with a minimum width of

NOTE — This could be reduced to 200 mm as the clear tread

1.2 m. The size of individual kitchen provided in a

between perpends, with possibility of open riser as well as

two-roomed house shall not be less than 3.3 m² with a

nosing and inclined riser to have an effective tread of 225 mm.

minimum width of 1.5 m.

C-3.8 Circulation Area

C-3.3.4 Balcony

The circulation area on any floor including staircase,

The minimum width of individual balcony, where

shall not exceed 8 m²/dwelling unit.

provided, shall be 0.9 m and shall not be more than

1.2 m and it shall not project beyond the plot line and

C-3.9 Water Seal Latrine

on roads or pathway.

No building plan shall be approved and no building

C-3.4 Basement

shall be deemed to have been completed and fit for

human occupation unless provision is made for water

No basement floor shall be allowed.

seal latrine. No dry latrine shall be allowed. Water seal

latrines can also be provide on the basis of community

C-3.5 Minimum Height

toilets or shared toilets as per the recommendation

The minimum height of rooms/spaces shall be as

given in good practice [3(3)].

follows:

Where leaching pits are used, it should be constructed

a) Habitable room

2.6 m

within the premises of the households as it would be

b) Kitchen

2.6 m

economical as well as facilitate their cleaning. However,

c) Bath/water-closet

2.1 m

where, due to space constraint, construction of pits

d) Corridor

2.1 m

within the premises may not be possible, pits may be

constructed in places like lanes, streets and roads.

C-3.5.1 In the case of sloping roofs, the average height

In case the pit is located under the road, street or foot

of roof for habitable rooms shall be 2.6 m and the

path, the inverted level of the pipe connecting the

minimum height at eaves shall be 2.0 m.

latrine pan with the pit shall be at least 1.1 m below

C-3.6 Lighting and Ventilation

ground level or below the bottom of the water main

existing within a distance of 3 m from the pits

The openings through windows, ventilators and other

whichever is more. Construction of such pits may be

openings for lighting and ventilation shall be in

in accordance with good practice [3(4)].

accordance with 15.1.2.

NATIONAL BUILDING CODE OF INDIA

The water seal latrine should be properly maintained

be provided. In the absence of piped water supply, hand

and kept in sanitary condition by the owner or the

pumps may be used for provision of water supply.

occupier. The contents of the septic tanks, soak pits,

C-5.3 Recognising the need for informal use of space

leach pits, etc should be periodically emptied.

for shopping and informal occupation like road side

The leach pits should be cleaned only after 2 years of

repairs, pan shops, etc, it is suggested that about ¼ of

their being put out of service after they were full.

the total shopping area in a layout should be reserved

for such informal uses to cater to the needs of low

C-4 ROADS AND PATHWAYS

income families.

The area under roads and pathways in such housing

C-5.4 The infrastructural services shall be provided

projects should normally not exceed 20 percent of the

before the plots are handed over to individual owners.

total land area of the project.

C-6 SITE AND SERVICES SCHEMES

Access to the dwelling units, particularly where

motorized vehicles are not normally expected should

C-6.1 The developed plot sizes shall be as per C-2.3.1.

be by means of paved footpaths with a right of way

Services would have to be laid by the Agency

of 6 m and a pathway of 2 m only. The right of way

concerned as per the provisions of the Code. In so far

should be adequate to allow for the plying of

as roads and pathways are concerned, they could also

emergency vehicles and also for road side drains and

be in line with C-4.

plantation.

C-6.2 Site and services schemes shall provide for the

Where pedestrian pathways are not meant for

following.

motorable access to the minimum, right of way of such

a) Complete infrastructural needs for a

pedestrian pathway shall be 3 m. Where houses are

permanent housing, on the periphery of

accessible from one side only pathway can be 2 m wide.

individual plot or a group/cluster plots;

The maximum length of such pathways should not be

b) A service sanitary core in the plot;

more than 60 m.

c) A skeletal structure of columns and roof or a

C-5 OTHER REQUIREMENTS

developed plinth; and

C-5.1 Requirements of fire safety, structural design,

d) Permission to allow temporary construction

building services and plumbing services shall be as

on the plot.

specified in the Code.

While provisions in C-6.2(a) and C-6.2(d) are

C-5.2 One water tap per dwelling unit may be

essential in site and services projects provisions,

provided, where adequate drinking water supply is

recommendations in C-6.2(b) and C-6.2(c) are

available. If supply is inadequate, public hydrants shall

additional provisions depending upon affordability.

ANNEX D

(Clause 12.21)

SPECIAL REQUIREMENTS FOR PLANNING OF PUBLIC BUILDINGS

MEANT FOR USE OF PHYSICALLY CHALLENGED

D-1 GENERAL

the public accessible to, and functional for the physically

challenged through and within their doors, without loss

D-1.1 These requirements apply to all buildings and

of function, space or facility where the general public is

facilities used by the public. These apply to temporary

concerned. It supplements the general requirements of

or emergency conditions as well as permanent

the Code, and reflects greater concern for safety of life

conditions. It does not apply to private residences.

and limb. In cases of practical difficulty, unnecessary

These requirements are concerned with non-

hardship, or extreme differences, the Authority may grant

ambulatory disabilities, semi-ambulatory disabilities,

exceptions from the literal requirements of this Annex or

sight disabilities, hearing disabilities, disabilities of

permit the use of other methods or materials, but only

inco-ordination, aging, allergies, heart and lung

when it is clearly evident that equivalent facilities and

diseases, epilepsy, haemophilia, incontinence and

protection are thereby secured.

enterostomy.

D-1.2 For the purpose of this Annex, the following

It is intended to make all buildings and facilities used by

definitions shall apply.

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

D-1.2.1 Aging

D-1.2.3.9 People with incontinence, enterostomy

operations, etc

Those manifestations of the aging processes that

significantly reduce mobility, flexibility, co-ordination,

The requirements of people with incontinence,

and perceptiveness but are not accounted for in the

enterostomy operations, etc (colostomies, ileostomies

categories mentioned in D-1.2.3.1 to D-1.2.3.9.

and urostomies) are mainly related to bathroom

provision. In certain circumstances, for example, in

D-1.2.2 Appropriate Number

public water-closet compartments, it may be desirable

The number of a specific item that would be necessary,

to provide a special sink for emptying urine bags.

in accordance with the purpose and function of building

D-1.2.4 Fixed Turning Radius, Front Structure to Rear

or facility, to accommodate individuals with specific

Structure

disabilities in proportion to the anticipated number or

individuals with disabilities who would use a particular

The turning radius of a wheelchair, left front-foot

building or facility.

platform to right rear wheel, or right front-foot platform

to left rear wheel, when pivoting on a spot.

D-1.2.3 Disabilities

D-1.2.5 Fixed Turning Radius Wheel

D-1.2.3.1 Non-ambulatory disabilities

The tracking of the caster wheels and large wheels of

Impairments that, regardless of cause or manifestation,

a wheelchair when pivoting on a spot.

for all practical purposes, confine individuals to

wheelchairs.

D-1.2.6 Involved (Involvement)

D-1.2.3.2 Semi-ambulatory disabilities

A portion or portions of the human anatomy or

physiology, or both, that have a loss or impairment of

Impairments that cause individuals to walk with

normal function as a result of genesis, trauma, disease,

difficulty or insecurity. Individuals using braces or

inflammation or degeneration.

crutches, amputees, arthritis, spastics and those with

pulmonary and cardiac ills may be semi-ambulatory.

D-1.2.7 Ramps, Ramps with Gradients

D-1.2.3.3 Sight disabilities

Because the term ‘ramp’ has a multitude of meanings

and uses, its use in this text is clearly defined as ramps

Total blindness or impairments affecting sight to the

with gradients (gradual slope joining two level

extent that the individual functioning in public areas

surfaces) that deviate from what would otherwise be

is insecure or exposed to danger.

considered the normal level. An exterior ramp, as

D-1.2.3.4 Hearing disabilities

distinguished from a ‘walk’, would be considered an

appendage to a building leading to a level above or

Deafness or hearing handicaps that might make an

below the existing ground level.

individual insecure in public areas because he is unable

to communicate or hear warning signals.

D-1.2.8 Walk, Walks

D-1.2.3.5 Disabilities of inco-ordination

Because the terms ‘walk’ and ‘walks’ have a multitude

of meanings and uses, their use in this standard is

Faulty co-ordination or palsy from brain spinal, or

clearly defined as a predetermined prepared surface,

peripheral nerve injury.

exterior pathway leading to or from a building or

D-1.2.3.6 People with allergies

facility, or from one exterior area to another, placed

on the existing ground level and not deviating from

People with allergies may be sensitive to dust, mildew,

the level of the existing ground immediately adjacent.

pollen, animal hair, formalin, turpentine, etc. Some are

sensitive to contact with substances and materials, such

D-2 SITE DEVELOPMENT

as, nickel, chromium and rubber.

D-2.1 Almost any building can be made accessible to

D-1.2.3.7 People with heart and lung diseases

physically challenged persons by so planning the site

that the terraces, retaining walls and winding walks

People with heart and lung diseases may only be able

are used effectively.

to walk short distances and may be unable to climb

stairs. The requirements of these people are similar to

D-2.1.1 Site development is the most effective means

those with impaired mobility.

to resolve the problems created by topography,

definitive architectural designs or concepts, water table,

D-1.2.3.8 People with epilepsy, haemophilia, etc

existing streets, and typical problems, singularly or

The requirements of those with epilepsy, heamophilia,

collectively, so that aggress, ingress and egress to

etc, are related primarily to the design of buildings and

buildings by physically challenged may be facilitated

the need to minimize the risk of injury caused by falling

while preserving the desired design and effect of the

or encountering obstacles.

architecture.

NATIONAL BUILDING CODE OF INDIA

D-2.2 Walks

shall extend at least 300 mm beyond each side of the

doorway.

D-2.2.1 Public walks should be at least 1 200 mm wide

and should have a gradient not greater than 1 in 20.

D-2.2.5 A walk shall have a level platform at least

900 mm deep, if the door does not swing onto the

D-2.2.1.1 It is essential that the gradient of walks and

platform or towards the walk. This platform shall extend

driveways be less than that prescribed for ramps, since

at least 300 mm beyond each side of the doorway.

walks would be devoid of handrails and kerbs and

would be considerably longer and more vulnerable to

D-2.3 Parking Space

the elements. Walks of near maximum grade and

considerable length should have level areas at intervals

D-2.3.1 Spaces that are accessible and approximate

for purposes of rest and safety. Walks or driveways

to the facility should be set aside and identified for use

should have a non-slip surface.

by individuals with physical disabilities.

D-2.2.2 Such walks shall be of a continuing common

D-2.3.2 A parking space open on one side, allowing

surface not interrupted by steps or abrupt changes in level.

room for individuals in wheelchairs or individuals on

braces and crutches to get in and out of an automobile

D-2.2.3 Wherever walks cross other walks, driveways,

onto a level surface, is adequate. It should have a

or parking lots they should blend to a common level.

minimum width of 2 700 mm preferably 2 800 mm

D-2.2.3.1 This requirement, does not require the

for ambulant disabled and minimum 3 000 mm

elimination of kerbs, which, particularly if they occur

preferably 3 300 mm for wheel chair users.

at regular intersections, are a distinct safety feature for

D-2.3.3 Parking spaces for individuals with physical

all of the challenged, particularly the blind. The

disabilities when placed between two conventional

preferred method of meeting the requirement is to have

diagonal or head-on parking spaces should be 3.6 m

the walk incline to the level of the street. However, at

to 3.8 m wide and the length of the aisle should 7.3 m,

principal intersections, it is vitally important that the

6.1 m and 6.5 m for head-on, 90° and 60° parking

kerbs run parallel to the street, up to the point where

respectively.

the walk is inclined, at which point the kerb would

turn in and gradually meet the level of the walk at its

D-2.3.4 Care in planning should be exercised, so that

highest point. A less preferred method would be to

individuals in wheelchairs and individuals using braces

gradually bring the surface of the driveway or street to

and crutches are not compelled to wheel or walk behind

the level of the walk. The disadvantage of this method

parked cars.

is that a blind person would not know when he has left

the protection of a walk and has entered the hazards of

D-2.3.5

Consideration should be given to the

a street or driveway (see Fig. 9).

distribution of spaces for use by the disabled in

accordance with the frequency and persistency of

D-2.2.4 A walk shall have a level platform at the top

parking needs.

which is at least 1 500 mm long, if a door swings out

onto the platform or towards the walk. This platform

D-2.3.6 Walks shall be in conformity with D-2.2.

FIG. 9

SUITABLE METHOD OF BLENDING PAVEMENT AND ROADWAY SURFACES

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

D-3 BUILDINGS

greatly assists the challenged persons with semi-

ambulatory and ambulatory disabilities. Non-slip

D-3.1 Ramps with Gradients

surfaces are provided by many finishes and materials.

Where ramps with gradients are necessary or desired, they

The surfaces of the concrete ramps can be made non-

shall conform to the following requirements (see Fig. 10).

skid by brooming the surface or by finishing with an

indenting roller.

D-3.1.1 A ramp when provided should not have a

slope greater than 1 in 20 or maximum of 1 in 12 for

D-3.1.4 A ramp shall have a level platform at the top

short distance up to 9 000 mm.

which is at least 1 800 mm long, if a door swings out

onto the platform or toward the ramp. This platform

D-3.1.2 A ramp shall have handrails on at least one

shall extend at least 300 mm beyond each side of the

side, and preferably two sides, that are 900 mm high,

doorway (see Fig. 11).

measured from the surface of the ramp, that are smooth,

and that extend 300 mm beyond the top and bottom of

D-3.1.5 Each ramp shall have at least 1 800 mm of

the ramp. Where major traffic is predominantly

straight clearance at the bottom.

children, the handrails should be placed 760 mm high.

D-3.1.6 Ramps shall have level platforms at 10 m to

NOTES

12 m intervals for purposes of rest and safety, and shall

1 Where handrails are specified to be of heights other than

have platforms minimum 1.5 m length wherever they

80 cm, it is recommended that two sets of handrails be installed

turn.

to serve all people. Where major traffic is predominantly

children, particularly physically disabled children, extra care

D-3.1.7 For visually impaired people, ramps may be

should be exercised in the placement of handrails, in

colour contrasted with landing.

accordance with the nature of the facility and the age group or

groups being serviced (see also D-3).

D-3.1.8 To minimize rise to wheelchair users, ramps

2 Care should be taken that the extension of the handrails is

should be equipped with herbs approximately 50 mm

not in itself a hazard. Extension up to 300 mm may be made

high at exposed sides.

on the side of a continuing wall.

D-3.1.3 A ramp shall have a surface that is non-slip

D-3.2 Entrances

surface and if length is 3 500 mm, the minimum width

D-3.2.1 At least one primary entrance to each building

shall be 1 500 mm.

shall be usable by individuals in wheelchairs (see

D-3.1.3.1 The provision of non-slip surfaces on ramps

Fig. 12A) and shall be indicated by a sign (see Fig. 12B).

FIG. 10

EXAMPLE OF RAMPED APPROACH

NATIONAL BUILDING CODE OF INDIA

All dimensions in millimetres.

FIG. 11 LEVEL AREAS REQUIRED AT END OF RAMPS LEADING TO DOORWAYS

FIG. 12 ENTRANCES

D-3.2.2 At least one entrance usable by individuals

D-3.3.1.1 Two-leaf doors are not usable by those with

in wheelchairs shall be on a level that would make the

disabilities defined in D-1.2.1, D-1.2.2 and D-1.2.5

elevators accessible.

unless they operate by a single effort, or unless one of

the two leaves meets the requirements of D-3.3.1.

D-3.3 Doors and Doorways

D-3.3.1.2 Side-hung doors

D-3.3.1 Doorwidth

To facilitate wheelchair manoeuvre, doors should be

To enable wheelchair users to pass through doors, the

hung with the hinges in room corners. Doors opening

minimum clear width should be 900 mm and shall be

out into corridors or circulation spaces should be

operable by a single effort. In certain cases the clear

avoided as far as possible.

width should be 900 mm to 1 000 mm; for example, if

the wheelchair has to be turned in the doorway, where

D-3.3.1.3 It is recommended that all doors have kick

there is a door-closer or at entrance doors to public

plates extending from the bottom of the door to at least

buildings and in other situations where there is

400 mm from the floor, or be made of a material and

considerable traffic.

finish that would safely withstand the abuse they might

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

receive from canes, crutches, wheelchair foot-

be marked with a coloured band or frame, a little below

platforms, or wheelchair wheels.

eye-level.

D-3.3.2 Wheelchair Manoeuvring Space

D-3.3.5 Handles

To enable wheelchair users to approach doors

Door handles and locks should be easy to manipulate.

manoeuvring space is needed as shown in the Fig. 13.

To facilitate the closing of a door by wheelchair users

A corridor should have a width of at least 1 200 mm to

(for example, a water-closet compartment), the door

allow a 90° turn to be made through a door. In narrow

should have a horizontal handle approximately 800 mm

spaces sliding doors may be preferable.

from the floor. Self-closing doors should be equipped

with an easy gripped vertical pull-handle with a

length of at least 300 mm, and with the lower end

approximately 800 mm above floor. For many people

and specially those with impaired vision, it is helpful

to make clear whether doors are to be pulled or pushed

(see Fig. 14).

All dimensions in millimetres.

NOTE — Depending on the free space beside the opening side

(450 or 550 mm), the depth of free space should be 1 500 or

1 400 mm.

FIG. 13

MANOEUVRING SPACE NEEDED FOR

WHEELCHAIR USERS TO APPROACH DOORS

D-3.3.3 Thresholds

Raised thresholds should be avoided, but where this is

not possible, their height should not exceed 25 mm.

Rubber thresholds are advantageous for wheelchair

users.

D-3.3.3.1 Care should be taken in the selection,

All dimensions in millimetres.

placement and setting of door closers so that they do

not prevent the use of doors by the physically disabled.

FIG. 14

POSITION OF HANDLE

Time-delay door closers are recommended.

D-3.4 Windows

D-3.3.3.2 Self-closing doors

Windows should be designed to avoid the glare which

Wheelchair users and other with impaired mobility

is a particular problem for people with impaired

have difficulty in using self-closing doors. The force

vision. Large glass areas close to circulation spaces

required to open them should be reduced as far as

should be marked a little below eye-level with a

possible. Public buildings should preferably have

coloured band or frame. To enable wheelchair users

sliding automatic doors.

to see through a window comfortably, the sill should

D-3.3.4 Door Indentification

be not higher than 800 mm from the floor. Windows

To help people with impaired vision to see doors, the

should be easy to open and close. Their controls

door and frame should be in a colour which contrasts

should be placed in the zone 900 to 1 200 mm from

with the adjoining wall. Glass or glazed doors should

the floor (see Fig. 15).

NATIONAL BUILDING CODE OF INDIA

stairs should be avoided to minimize the risk of

stumbling.

D-3.5.2 Handrails should be provided to both sides

of any stairway. They should be continuous and extend

not less than 300 mm beyond the top and bottom step

(otherwise it is difficult for the disabled to use the rail

at the first and last step; see Fig. 16).

D-3.5.3 For people with impaired vision, there should

be a colour contrast between landings, and top and

bottom steps of a flight of steps, or the front edge of

each step should have a contrasting colour.

D-3.6 Floors

D-3.6.1 Floors shall have a non-slip surface.

D-3.6.2 Floors on a given storey shall be of a common

level through out or be connected by a ramp in

accordance with D-3.1.1 to D-3.1.8.

D-3.6.2.1 A gentle slope up to 10 mm may be given

between the level of the floor of the corridor and the

level of the floor of the toilet rooms.

D-3.6.2.2 There should not be a difference between

All dimensions in millimetres.

the level of the floor of a corridor and the level of a

FIG. 15 POSITION OF SILL AND WINDOW CONTROL

meeting room, dining room, or any other room, unless

proper ramps are provided.

D-3.5 Stairs

D-3.7 Sanitary Facilities

Stairs should not be the only means of moving between

floors. They should be supplemented by lifts or ramps.

It is essential that sanitary facilities, in accordance with

the nature and use of a specific building or facility, be

D-3.5.1

Straight flights of steps are preferred

made accessible to, and usable by, the physically

by ambulant disabled people. Treads should be

challenged.

approximately 300 mm deep and risers not higher than

150 mm. Steps should be of a consistent height and

D-3.7.1 Sanitary facilities shall have space to allow traffic

depth throughout the stair. Projecting nosings and open

of individuals in wheelchairs (see Fig. 17 and 18).

All dimensions in millimetres.

FIG. 16

EXTENSION OF HANDRAIL IN STAIRS

PART 3 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS

NATIONAL BUILDING CODE OF INDIA (2005) - page 2