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State of Andhra Pradesh - Section

Section 6 in Revised Building Rules, 2007

6. Requirements of Approach Road for Building Sites/ Plots:

TABLE II
Type/ Use ofBuilding plot permissible Minimum abutting road width required (inmeters)
(A) Sites In Old/existing Built-UpAreas/congested Areas/settlement (Gram Khantam/abadi) (As ListedIn Annexure I, IV, V and VI Respectively)  
* Residential Buildings - maximum permissible upto 10m height 6
* Non-residential buildings and mixed occupancies -maximumpermissible up to 12 m height  
(B) Sites In New Areas/ Approved LayoutAreas  
The Type of Buildings & Intensity ofDevelopment Shall Be W.R.T. The Abutting Road Width, Viz.,  
B 1 Non-High Rise Residential Buildingsincluding Apartment Complexes; Buildings with shopping on GF andresidences on upper floor; Basic level social amenities likeNursery School / Primary School/ Religious Place / Public HealthCenter / Dispensary / Diagnostic Laboratory/ Police outpost/PostOffice/ Neighbourhood Library cum Community Center and allbuildings up to 15 m height 9
B 2 In addition to B 1 above, High RiseBuilding/ Complex of height above 18 m and up to 24 m; GroupHousing Scheme; Primary School, Middle school / Tutorialinstitution / General Industry / Godown / Petrol/diesel Fillingstation; High School, Junior College/ General Degree and othernonprofessional College / Commercial Complex, 12 Computerunits/ Office Building, ITES Complex, Nursing Home / CommunityHall / Function/Marriage Hall / Assembly Hall/Cinema Theater;Service establishment/ Workshop; Others not specified in theTable and all non high-rise buildings up to 18 m height  
B 3 In addition to B 1 & B 2 above, HighRise buildings above 24 m and up to 30 m height; General Degreeand other non-professional College / Polytechnic, ITI;Professional College Campus; Multiplex Complexes, ShoppingMalls, Hospitals and all non high-rise buildings up to 18 mheight 18
B 4 In addition to B 1 to B 3 above, High RiseBuildings above 24 m height and up to 45 m height 24
B 5 In addition to B 1 to B 4 above, High RiseBuildings above 45 m height 30
* Provided that in case of single plot sub-division approved by the sanctioning authority, a means of access of minimum 3.6 m pathway may be considered for individual residential building and 6m for Apartment Complexes / Commercial Complexes and other non-high rise buildings.(i)In case of (A) above, where the existing road is less than 6 m, building in the site would be allowed after setting back the building 4.5 m from the center line of such existing road and after leaving the front setback.(ii)In case of existing buildings approved prior to these Rules, further additions of floors on the earlier permitted building may be considered either as per these rules or the then rules in force in respect of setbacks, whichever is the applicant opts for. This will not apply for building extensions or redevelopment ventures in such sites.(iii)Building line is from the edge of the Road Right-of-way (whether existing or proposed). In individual plots where a plot abuts two or more roads, the setbacks along these abutting roads shall be as per the respective building line of the roads.(iv)In case of existing areas not covered in Annexures and sites not covered in road widening, building approvals in interstitial sites may be considered by the sanctioning authority with reasons to be recorded in writing and with the following height restriction:Residential Buildings - Maximum permissible upto 10mts. height. Non-Residential buildings and mixed occupancies -maximum permissible upto 12mts. Height; and in case where the existing road is less than 6 meters , the building shall be allowed after setting back the building 6.0 metres (which is inclusive of 1.5 metre building line) from the center line of such existing road / lane, while the minimum setbacks on remaining sides shall be as per Table - III.(v)All buildings shall be constructed in conformity with the zoning regulations.
7.0Permissible Height & Setback Requirements.- There are no plot size stipulations based on use or occupancy of the building. However, the sites shall conform to the statutory Plan and zoning regulations for permitting the building activity. The setbacks and height stipulations given hereunder are applicable for all types of buildings.
7.1Minimum Setbacks & Height Stipulations for All Types of Non-High Rise Buildings. - (Buildings Below 18 m height inclusive of stilt / parking floor):
(i)The height of buildings permissible in a given site/plot shall be subject to restrictions given in the Annexures.
(ii)There are no specific Floor Area Ratio and plot coverage stipulations. The permissible coverage would be as per the minimum setbacks to be left within the given site. The minimum setbacks and permissible height would be as per Table III below.
Table - IIIPermissible Height & Setbacks for Non-High Rise Buildings
Sl No Plot Size (in Sq.mts.) Parking provision Height permissible (in mts.) Building line or minimum front setback (in mt.)to be left
Up to 12m Above 12m & up to 18m Above 18m & up to 24m Above 24m & up to 30m Above 30m Minimum setback / setbacks on remaining sides (inmts.)
1 2 3 4 5 6 7 8 9 10
1 Less than 100 - 7 1.5 4 5 6 7.5 -
2 100 & upon 200 - 10 2 4 5 6 7.5 1.0
3 Above 200 & upto 300 Stilt parking floor allowed Upto 7 2 4 5 8 7.5 1.0
      Upto 10 3 4 5 6 7.5 1.5
4 Above 300 & Upto 400 Stilt parking floor allowed Upto 7 3 4 5 6 7.5 1.5
      Upto 12 3 4 5 6 7.5 1.5
5 Above 400 & upto 500 Stilt parking floor allowed Upto 7 3 4 5 6 7.5 2.0
      Upto 12 3 4 5 6 7.5 2.5
6 Above 500 & upto 750 Stilt parking floor allowed Upto 7 3 4 5 6 7.5 2.5
      Upto 12 3 4 5 6 7.5 3.0
      Below 15 3 4 5 6 7.5 3.5
7 Above 750 & upto 1000 Stilt parking + One cellar floor allowed Upto 7 3 4 5 6 7.5 3.0
      Upto 12 3 4 5 6 7.5 3.5
      Below 15 3 4 5 6 7.5 3.5
8 Above 1000 & upto 1500 Stilt Parking + 2 Cellar floors allowed Upto 7 3 4 5 6 7.5 3.5
      Upto 12 3 4 5 6 7.5 4
      Below 15 3 4 5 6 7.5 5
      Below 18 3 4 5 6 7.5 6
9 Above 1500 & upto 2500 Stilt parking + 2 Cellar floors allowed Upto 7 3 4 5 6 7.5 4.0
      Below 15 3 4 5 6 7.5 5.0
      Below 18 3 4 5 6 7.5 6.0
10 Above 2500 Stilt parking + 2 or more Cellar floors allowed Upto 7 3 4 5 6 7.5 5.0
      Below 15 3 4 5 6 7.5 6.0
      Below 18 3 4 5 6 7.5 7.0
and permissible subject to the following conditions:
(i)
(a)Buildings of height above 15mts. and below 18m height (inclusive of parking floors) in Sl.Nos.8, 9 and 10 of above Table, shall be permitted only in such plots which abut roads of 12mt. minimum (40ft) width. Necessary prior clearance from Fire Department shall be necessary for such buildings which have 6 floors .
(b)Stilt parking floor permissible is exclusive of height of building upto 15mts. height of stilt floor shall not exceed 2.75 mt. In case of non-residential occupancies on sites below 750 sq m, for parking a semi-basement of 3 m height and with such height not exceeding 1.5 m above ground level may be considered. In case of parking floors where mechanical system and lift are provided, height of such parking floor upto 4.0mt. could be considered.
(c)Wherever cellars/sub-basements are permissible, these are excluded from height of building.
(d)No Balcony projections shall be allowed to extend on to the minimum setbacks. These if provided, shall be within minimum setback required to be left. However, a portico without access to the top may be considered in the front open space.
(e)In case of Sl. Nos. 4 to 10 of above Table, stepped type buildings or incremental type buildings may be allowed only in respect of individual residential or educational / institutional buildings and such incremental development would be considered only after a minimum time period of 5 years.
(f)As per the provisions of the Andhra Pradesh Fire Service Act, 1999, Commercial buildings of height 15mts. and above, and buildings of public congregation like schools, Cinema theatres, function halls and other assembly buildings on plot area of 500 sq.mts. and above or of height above 6mts. are required to obtain prior clearance from Fire Department from fire safety point of view.
(ii)for the purpose of these Rules, the following conversion from Meters-Kilograms-Second (M.K.S) and Feet-Pound-Second (F.P.S) system shall be reckoned:
(i)3m - 10ft (ii) 6m = 20ft
(iii)7.5m=25ft (iv) 9m= 30ft
(v)12m = 40ft (vi) 15m=50ft
(vii)18m=60ft (viii) 24m=80ft
(ix)30m=100ft (x) 45m=150ft
(xi)60=200ft.
(iii)The setbacks are to be provided after leaving the affected area of the plot/site, if any, for road widening. In respect of owners who surrender land affected in road widening free of cost under would be eligible for concessions in setbacks under GOMs.No.33 MA, dated 03.02.2001.
(iv)Building line is from the edge of the Road Right-of-way (whether existing or proposed).
(v)Where the lighting and ventilation of a building is through the means of a chowk or inner courtyard or interior open space/duct, such open space shall be open to sky and of area at least 9.0 sq m and no side shall be less than 1.5m in case of buildings of height upto 12m and in case of buildings of height above 12m no side shall be less than 2 m.
(vi)A strip of at least 1.0 m greenery/lawn along the frontage of the site within the front setback shall be compulsorily developed and maintained with greenery and trees.
(vii)for plots above 200 sq.m in addition to (vi) above, a minimum 1 m wide continuous green planting strip in the periphery on remaining sides are required to be developed and maintained as greenery and trees within the setback.
Rain water structures shall be provided in the prescribed manner within the setbacks.
(viii)for all residential/institutional/industrial plots above 750 sq m, in addition to (vi) and (vii) above, 5 % of the site area has to be developed as tot-lot/landscaped area and trees planted and maintained. Such organized open space could be in more than one location, shall be open to sky and shall be of a minimum width of 3.0mts.
(ix)To enhance the streetscape in respect of 18 m and above roads, no front compound wall is recommended along the front setback. Only iron grill or low height green hedge and / or with sloping type planters is recommended along such roads.
(x)In all plots 750 sq m and above, provision shall be made for earmarking an area of 6 sq m for the purpose of siting of public utilities like distribution transformer, etc. within the owner's site and located in a corner splay of setback, subject to mandated public safety requirements, ensuring turning radius for vehicles etc.
(xi)If the above greenery mentioned at (iv) to (viii) above and Rule 9.9 is not maintained and rain water harvesting structures are not provided, 10% of additional Property tax every year would be imposed as penalty by the sanctioning authority till the said condition is fulfilled.
(xii)In case of plots 300 sq m and upto 750 sq. mt, it is permitted to transfer up to one metre of setback from one side to any other side, and in case of plots above 750 sq m, it is permitted to transfer up to 2 m of setback, which needs to be uniform at any given point, subject to maintaining of minimum building line in the front.
(xiii)In case of corner plots or plots abutting two or more roads, the front setback shall be as per the building line for the respective abutting road width.
(xiv)for narrow plots, where the length is 4 times the width of the plot, the setbacks on sides may be compensated in front and rear setbacks so as to ensure that the overall aggregate setbacks are maintained in the site, subject to maintaining a minimum of 1m on each side.
(xv)The space between 2 blocks shall be as given Table-V.
(xvi)The height of the building will be calculated after excluding the parking floors for the purpose of computation of minimum setbacks to be left.
(xvii)Where all the owners of sites along an abutting road come forward for widening of the road by undertaking preparation of a Road Development Plan which would improve circulation in the area and duly approved by the competent authority, and by leaving the area affected in the widening of such road free of cost and implement it within one year, then higher height of the corresponding widened road width would be considered for such sites,
(xviii)In case of plots upto 200 sq m, semi-detached houses with common wall and height upto 10 m would be permissible with building line as given in above Table and 1 metre setback on remaining sides
(xix)Splay at road junctions, including Y-junctions shall be provided as follows:
3.0m x 3.0 m offset/splay if the width of the road is 12 m or less;
4.5m x 4.5 m offset/splay if the width of the road is above 12 m but lesser than 24 m in width;
6.0m x6.0 m offset/splay if the width of the road is above 24 and in case of road junctions of different widths, a combination of the above as the case may be shall be ensured.The area of such splay would be deemed to form part of the road junction. No compound wall or any structure shall be allowed to be constructed in the said splay area
7.2Other Requirements for Buildings Above 10 M Height. - (a) Provision of Joint Open Space In Certain CasesWith a view to facilitating fire and emergency operations in a building site and adjoining sites, the Fire Service Department, in addition to the minimum setbacks to be left, may insist on the owner for providing Joint Open Space between the proposed site and adjoining sites for mutual use during fire and emergencies. The Joint open space shall be reckoned from building edge to building edge (inclusive of any type of projections). Such Joint open space shall not be less than 6mt. in respect of non- high rise buildings on plots 750 sq metres and above, and not less than 9mt. in respect of high-rise buildings.Such Joint open space shall be kept unobstructed and open to sky and no permanent compound wall of masonry or civil construction would be allowed. The compound wall, if any, shall be of fencing type or collapsible type. The greenery and landscaping shall be of soft type with lawns, grass, creepers and climbers and shrubs variety of plants and mountable in cases of emergencies. The Joint open spaces shall be maintained to the satisfaction of the Fire Service Department. Clearance would be considered only after the Builder / Developer / Owners provide an undertaking to this effect.
(i)The building requirements and standards other than heights and setbacks specified in the National Building Code of India, 2005 shall be complied with.
(ii)Such buildings shall be undertaken by owners by engaging registered architects/ licenced builders/developers and licenced structural engineers. The designs and building plans shall be countersigned by the owner, licenced developer, registered architect, licenced engineer and a qualified & licenced structural Engineer who shall be responsible for the supervision, structural safety, earthquake safety, fire safety and specifications compliance of such buildings. Buildings shall be designed for compliance with earth quake resistance and resisting other natural hazards. The Completion Certificate shall mention that the norms have been followed in the design and construction of buildings for making the buildings resistant to earthquake and natural hazards, compliance with structural safety and fire safety requirements.
(iii)The work of the building services like sanitation, plumbing, fire and life safety requirements, lifts, electrical installations, and other utility services shall be executed under the planning, design and supervision of qualified and competent technical personnel.
(iv)The parking requirements shall comply as given in these rules. The parking facilities and vehicles driveways etc. shall be maintained to the satisfaction of the sanctioning Authority.
(v)The applicant / builder / developer may provide for solar water heating system in the building and solar lighting in the site for outdoor lighting within the site, etc. and give a bank guarantee to this effect to the sanctioning authority for compliance of the same.
(vi)All Public and semi-public buildings / Assembly buildings / Commercial complexes and such other public congregation buildings with covered area above 300 sq m shall be designed and constructed to provide facilities to the physically handicapped persons as prescribed in the National Building Code of India,2005.
(vii)In all buildings irrespective of above height provisions, the requirements of parts of the building like size and area requirements of habitable rooms, kitchen, bathrooms and Water closets, other areas, corridor and staircase widths, service ducts, etc. shall conform to the National Building Code of India,2005.
(viii)All environmental aspects like provision of Rain water harvesting structures, greenery, solar heating and lighting systems, AP WALTA Act provisions, etc shall be complied in such of the sites and Schemes where these are applicable.