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State of Jharkhand - Section

Section 39 in Jharkhand Building Byelaws 2016

39. Floor Area Ratio.

- 39.1 The Floor Area Ratio (F.A.R) for buildings shall be decided on the basis of the road width on which the plot/site abuts as per Table 15 and 16 and with upper limit for various ULBs as indicated in Annexure-III.Table 15: Road width and FAR table for (Old Area)
Category Road Width (in meter) FAR Floor Maximum Height (in meter) Conditions
Residential Non residential
0-I 3.60(12 ft.)to less than 4.80m 1.5 Nil C+2 10.0  
0-II 4.80 (16 ft.)to less than6.10m 1.8 Nil G+2 10.0
0-III 6.10 (20 11.) to less than 7.5m 2.0 2.0 G+4, S+4 16.4 Parking shall beallowed on any floor. Under no circumstances the parking floorsorprovision for parking shall be used for anyother purposes. Mezaninine floors or any floor partition shall becomputed under FAR and counted as a floor.
0-IV 7.5 (25 ft.)to less than 9.10m 2.5 2.5 G+5 S+5 19.25
0-V 9.10 (30 ft.)to less than 12.20m 2.5 2.5 G+6 S+6 23.10
0-VI 12.20 (40 ft.)to less than 18.30m 2.5 2.5 Maximum Height 30 meter
0-VII 18.30 (60 II) and above 2.5 3.00 No restriction on height and number of floorshowever it may be regulated by the master plan/developmentplan/zonal plan.
Note:- i) A plot abutting on less than 3.60 m. width road shall have only maximum 7m. height and maximum F.A.R - 1.2ii) In all cases the height of any building shall be not more than as prescribed in 40.1.1Table. 16: Road width and FAR table (New Area)
Category Road Width (in meter) FAR Floor Maximum Height (in meter) Conditions
Residential Non residential
N-I 6.10 (20 ft.) to less than 7.5m 2.0 2.0 G+4 S+4 16.4 Parking shall be allowed on any floor. Under nocircumstances the parking floors or provision for parking shallbe used for any other purposes. Mezzanine floors or any floorpartition shall be computed under FAR and counted as a floor.
N-II 7.5 (25 ft.)to less than 9.10m 2.5 2.5 G+4 S+4 19.25
N-III 9.10 (30 ft.)to less than 12.20m 2.5 2.5 S+5 23.10
N-IV 12.20 (40 ft.)to less than 18.30m 2.5 2.5 Maximum Height 30 meter
N-V 18.30 (60 ft) to less than 24.40m 2.5 3.0 Height restriction as per rule-39 and 40.1.1
N-VI 24.40 (80 ft.) and above 3.0 3.0
Note: In all cases the height of any building shall be not more than as prescribed in 40.1.1
39.2While sanctioning the plans on building with a road width of 3.6m (12 feet) and 4.8m. (16 feet) the Authority shall ensure that enough parking spaces for vehicles have been made within the building/plot and that the vehicles shall not parked on the road. Provisions related to length of the road in Table 6 shall be adhered to.
39.3In ease of Educational, Institutional and Assembly building the maximum permissible FAR shall be 2.0 for plots up to 1000 sq. m. and 2.25 for plots above 1000 sq. m.
39.4In case of transport related activities such as; railway yards, railway station, bus stands, bus shelters, transport depot, airport, special warehousing, cargo terminals etc. the maximum permissible FAR shall be 2.0,
39.5In case of Industrial buildings the maximum FAR shall be 1.5 for polluting and hazardous industries. In case of non-polluting and cottage industries the maximum FAR shall be 2.0
39.6The FAR and Height of the building may also be regulated by the master plan/development plan or the zonal plan.
39.7In case the plot is affected by a road widening or in the way to construct a new road/parks/any public utility and if the owner of the plot voluntarily surrenders the affected portion of his land to the Authority without any claim of compensation or through a. TDR (Transferable Development Right) scheme implemented by the Government the owner shall be entitled to build on the remaining plot, an area calculated on the basis of the FAR as applied to the total area prior to such surrender. Provided that the surrender of the land shall be affected by a deed of transfer to be executed by the owner in favour of the Authority for widening of road. The plot owner can use this T.D.R for any other new building project within the jurisdiction of the Competent Authority.
39.8Exclusive multi-storied parking blocks can be provided within the required setback area with ramp provision or Car Lift. If car lift is provided in place of ramp then it should be minimum of 02 (Two) nos., for first 500sqm. parking space requirement and additional 01 (One) for part thereof along with 02 (Two) separate wiring circuit. These car lifts shall have separate wiring circuit for each car lift and shall also be powered with backup generators of sufficient capacity.The placing of multi-storied parking blocks in this fashion should be without reducing the driveway for the fire tender to the extent of minimum of 6 meters. For incentive to the developer, this parking block area will not be included in the calculation of FAR.
39.9FAR shall not include
39.9.1Basements or cellars and space/floors under a building constructed on stilts and used only as a parking space, and air conditioning or other plant room which are to be used as accessory to the principal use of the building;
39.9.2Multi-storied Parking built as per NBC norms
39.9.3Electric cabin/panel room or substation, watchman booth of maximum size of 4sqm. with minimum width or diameter of 2m., pump house, garbage shaft/garbage bins, space required for location of fire hydrants, electric fittings and water tank, Service Ducts, society room of maximum 12 sqm., entrance lobby of maximum 12 sqm., common toilet of maximum 5sqm., guard room of maximum of 10 sq.m. with toilet for guards and drivers of maximum 5sqm.
39.9.4Projections and buildings accessories as specifically exempted from the open space/setback requirement.
39.9.5Staircase room and lift rooms above the topmost storey, architectural features, chimneys and elevated tanks. The area of the lift shaft shall be taken only on one floor.
39.9.6Fire escape staircases.
39.9.7Parking area on stilts in one or more floors
39.9.8Balconies/Terrace more than one story in height and open on minimum two sides.
39.10Additional FAR, as may be desired by the authority, be allowed for
39.10.1Government Buildings/Government Projects/Projects developed by any government agency with the prior approval of Urban Development and Housing Department.
39.10.2For other buildings as per provision in Annexure-III with the approval of Urban Development and Housing Department.