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State of Andhra Pradesh - Section

Section 9 in Revised Building Rules, 2007

9. Requirements for High Rise Buildings.

- 9.1 High Rise buildings / Complexes shall be permissible only in areas other than those given in Annexure I, II, IV, V, VI, and VII. High Rise buildings shall not be allowed in Congested areas/existing areas and settlement areas/ Abadi /Gram khantam areas.
9.2The minimum size of plot for High Rise building shall be 2000 sq. m. for buildings in the Skyscraper zone, high rise buildings between 18mt. to 36mts. height shall not be permitted. However normal buildings below 18mts. height would be allowed.
9.3In respect of sites proposed for high rise buildings and affected in road widening where there is shortfall of the net plot size, upto 10% of such shortfall in net plot area would be considered with the proposed height and corresponding minimum all round setbacks.
9.4The building bulk, coverage and height shall be governed by the minimum alround setbacks to be left, the organised open spaces to be left and the height restrictions imposed by the Airport authority (if applicable) / Defence authorities (if applicable) and Fire Services Department and the City-level Impact fee on built up area required to be paid, as applicable
9.5Prior Clearance From Fire Department and Airport Authority. - for any High Rise building located in vicinity of airports as given in the National Building Code, the maximum height of such building shall be decided in consultation with the Airport Authority and shall be regulated by their rules/requirements. Interstitial sites in the area which are away from the direction of the Airport Funnel zone and already permitted with heights cleared by the Airport Authority, shall be permitted without referring such cases to the Airport Authority.
9.6Every application to construct or reconstruct a High Rise building or alteration to existing High Rise building shall be made in the prescribed form and accompanied by detail plans floor plans of all floors along with complete set of structural drawings and detail specifications duly certified by a qualified structural engineer. Necessary prior NOC shall be submitted from the Airport Authority (if applicable) and Directorate of Fire services, along with the application.
9.7The minimum abutting road width and all round open space for High rise Building / Complex shall be as follows:Table - IV
Height of building Minimum abutting road width required ( in metres) Minimum allround open space on remaining sides(in metres) *
(1) (2) (3)
Up to 21 mt. 12.2 7
Above 21 mt. & upto 24 mt 12.2 8
Above 24 m & up to 27 m 18 9
Above 27 m & upto 30 m 18 10
Above 30 m & up to 35 m 24 11
Above 35 m & upto 40 m 24 12
Above 40 m & up to 45 m 24 13
Above 45 m & upto 50 m 30 14
Above 50 m 30 16
The front open space shall be on the basis on the abutting road width and shall be either as given in shall be either as given in Col. 3 of above Table IV or the Building line given Table III whichever is more.
(i)The abutting road has to be black-topped with minimum 2 -lane carriageway. Service roads where required as per these Rules, shall be minimum 7 m wide with minimum 2-lane black topped carriageway.
(ii)for upper floors from 2nd floor onwards, the balcony projection of up to 2 m may be allowed projecting onto the open spaces.
(iii)The open space to be left between two blocks shall be equivalent to the open space mentioned in Column (3) of above Table IV.
(iv)In case of high rise buildings upto 30 m height, it is permitted to transfer upto two metres of setback from one side to the other side, which needs to be uniform at any given point, subject to maintaining of minimum setback of 7 m on all sides.
(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 25 sq m and no side shall be less than 3 m.
9.8Tower and Podium Type High Rise Structure Upto 50 M May Be Allowed With The Following:
(a)for podium, i.e., Ground plus first floor: alround setbacks shall be 7 m alround
(b)for the Tower block: The coverage and alround setbacks shall be minimum 50 % of the Podium Block, and shall be atleast 3m from the Podium edge on all sides,
(c)The fire safety and fire escape measures for the Tower Block shall be independent of the Podium Block.
9.9"Stepped Type" Or "Pyramidal Type" High Rise Structure. - Such type of high rise building blocks may be allowed for heights above 30 m with the following open space requirements:
(a)At ground level : Minimum 9m. all round open space for the first five floors"
(b)At upper floors : increase of 1 m all round open space or more, for every 5 upper floors or 15 m height or part thereof, over and above the ground level open space of minimum 8 m.
9.10Provision of greenery. - (a) In every high rise building site, an organised open space which shall be utilized as greenery, tot lot or soft landscaping, etc. shall be provided over and above the mandatory open spaces to be left in and around the building. This space shall be at least 10% of total site area and shall be a minimum width of 3mts. This may be in one or more pockets and shall be open to sky.
(b)In addition to the above, a minimum 2 m wide green planting strip in the periphery on all sides within the setbacks are required to be developed and maintained greenery and trees in all high rise building sites.
(c)Rain water structures shall be provided in the prescribed manner within the setbacks.
9.11Compliance of National Building Code Provisions for Amenities and Facilities In All High Rise Buildings. - (i) The building requirements and standards other than heights and setbacks specified in the National Building Code, 2005 shall be complied with.
(ii)Such buildings shall be undertaken by owners by engaging registered architect, 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 and a fire engineer / fire consultant who shall be responsible for the supervision, structural safety, fire and life 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 contain mention that the norms have been followed in the design and construction of buildings for making the buildings resistant to earthquake, 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)In addition to the required staircases and lifts, there shall be at least one fire escape staircase and lift. These staircases and lifts shall be got certified from the manufacturer's authorised Service technical personnel from time to time.
(v)Provision for power generator shall be made in such buildings.
(vi)These buildings shall be planned, designed and constructed to ensure fire and safety requirements are met and maintained and shall comply in accordance with the Fire Protection Requirements of National Building Code of India.
(vii)The facilities for providing fire protection and fire fighting facilities in such buildings should be in compliance with the stipulations laid down and clearance issued by the Fire Department from time to time. NOC from the Fire Department shall be obtained from time to time regarding the fire safety requirements and facilities installed. The designs and installations regarding fire protection and safety measures including exit requirements and smoke containment and smoke management measures shall be undertaken through a fire engineer / fire consultant.
(viii)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.
(ix)Shall provide for solar water heating system in the building and solar lighting in the site for outdoor lighting, etc. and give a bank guarantee to this effect to the sanctioning authority for compliance of the same.
(x)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.
(xi)In all high rise buildings, 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.
(xii)all environmental aspects like provision of Rain water harvesting structures, greenery, solar heating systems , AP WALTA Act provisions, etc shall be complied in such of the sites and Schemes
9.12Notwithstanding anything contained in these Rules or any other orders, the minimum clear setback on the sides and rear sides of any high-rise building under any circumstances including in cases where a concession or incentive is availed in terms of setbacks shall not be less than 7 metres, and such minimum setback area shall be clear without any obstructions to facilitate movement of fire fighting vehicles and for effective fir fighting operations.