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State of Andhra Pradesh - Section

Section 10 in Andhra Pradesh Revised Building Rules, 2008

10. Requirements of Group Development, Group Housing/Cluster Housing/Residential Enclaves and Row Housing Schemes.

- 10.1. Such developments shall be considered where the site is developed together with buildings and all amenities and facilities and not disposed as open plots
10.2All Group Development Schemes. Group Housing Scheme/Cluster Housing Scheme applications, in addition to the requirements under the Rules, shall be accompanied by:
(i)A Services and Utilities Plan as per standards for water supply system, drainage and storm water disposal system, sewerage system, rain water harvesting structures, and for other utilities.
(ii)A landscaping plan including rain water harvesting and waste water recycling details.
(iii)Parking and internal Circulation Plan along with Common pool parking area plan, if any.
The above shall be drawn on suitable scale giving relevant details.
10.3The minimum plot size for Group Housing Schemes and Group development Schemes shall be 3000 sq. m. and the minimum abutting road width shall be 12 m wide and block topped. The internal roads may be of 9 m width in case of non-high rise blocks.
10.4In case of housing in large plots or blocks, the proposals should be promoted with the immediate improvement of the accessibility of the site from the nearest main road by way of an approved Road Development Plan by the competent authority with a minimum width of 12 m which should be implemented by the licensed developer within a period of three years. Any road widening required shall be deemed to be approved under these Rules and has to be adhered to by the owners/local body/licensed developer.
10.5All Group Housing Schemes/Group Development Schemes/Cluster housing/Residential Enclaves and row type development schemes shall be developed with complete infrastructure facilities and amenities.
10.6These shall not be applicable in case of Government sponsored Housing Scheme/approved NGOs or private schemes, and the guidelines and requirements as given in the National Building Code for Low Cost Housing/ Government orders shall be followed.
10.7No additional or proportionate open space charge need to be levied in such Schemes.
10.8Group Development Schemes and Group Housing Schemes - Group Housing Schemes are reckoned as Apartment blocks in more than two blocks. These could be high-rise or simple walk-up units, Group Development Schemes are reckoned as Building in two or more blocks in a campus or site and could be normal height buildings or high-rise blocks or combination of both.The open spaces/setbacks for such type of Group Housing/Group development Scheme shall be as follows:Table V
Height of building block Distance to be maintained from peripherybuilding block Distance between two blocks
Up to 10 mts. 3 mts. 2 mts.
Above 10 mts & up to 12 mts 4 mts. 3 mts.
Above 12 mts. & below 18 mts. 6 mts. 6 mts.
Above 18 mts. As per alround set-backs Buildings given inTable IV
and shall be permissible subject to the following conditions:
(a)
(i)Stilt parking floor permissible is exclusive of height of building below 15 mts. Height of stilt floor shall not exceed 3.0 mts.
(ii)Wherever Cellars are permissible these are excluded from height of Building.
(iii)No Balcony Projection shall be allowed to extend onto the minimum distances to be maintained and other open spaces.
(b)Common amenities and facilities like shopping center, community hall or center/club house etc. are required to be provided which shall be 5% of the total built up area and shall be planned and developed in cases where the units are above 100 in number and not be part of the residential blocks.
(c)A through public access road of 9 m width with 2-lane black-topped is to be developed on any one side at the periphery/as per suitability and feasibility for the convenience of accessibility of other sites and lands located in the interior. This may not be necessary in case where a peripheral road of minimum 9 m width already exists.
(d)In case of blocks up to 12 m height, access through pathways of 6m width branching out from the internal roads /loop road would be allowed. All internal roads and pathways shall be developed as per standards.
(e)Minimum of 10% of site area shall be earmarked for organized open space and be utilized as greenery, tot lot or soft landscaping, etc., and shall be provided over and above the mandatory open spaces. This space may be in one or more pockets and shall be open to sky.
(f)All the roads and open spaces mentioned in various schemes in Rule 10 shall be handed over to the local authority free of cost through a registered gift deed before the issue of Occupancy Certificate. The Society/ Association may in turn enter into an agreement with the local authority for utilizing, managing and maintaining the roads and open spaces. In case of any violation or encroachment, the local authority has the power to summarily demolish the encroachments and resume back the roads and open spaces and keep it under its custody.
10.9Row Type Housing/Row Type Shopping Precincts. - (a) Minimum site area: 1000 sq.m.
(b)Minimum size of individual plots for row houses 50 sq.m.
Not more than 8 plots shall be developed in a rowSeparation between two blocks shall not be less than 6 mt. which may be an open space or an alley/ pedestrian plaza.Only internal staircase would be allowed.
(c)Minimum width of internal roads: 9m
Internal cul-de-sac road of 6m with max. length 50 mt. is allowed.
(d)Minimum open space : 10% of site area.
(e)Height permissible : 2 floors or 6 m for plots up to 125 sq.m. Ground + 2 floors for plots above 125 sq.m. for row houses
(f)Minimum setbacks: Front 3m ; Rear 1.5 m
The setbacks in a row can be interchangeable, however the aggregate setback shall be minimum 4.5 m.In case of row type shopping precincts, back to back shops with above front setback of 3 m would be allowed.
(g)In case of very large projects more than 5 acres, common amenities and facilities like shopping center, community hall/club house etc. are required to be provided in 5% of the area.
(h)In case of Row Type Shopping Precincts, common basement parking in one or more levels would be permissible subject to conditions mentioned in Rule (11).
10.10Cluster Housing. - (a) Minimum site area: 1000 sq.m.
(b)minimum plot size for cluster house; 25sq. m. with maximum number of 20 houses in a cluster.
(c)Minimum size of cluster open space: 36 sq.m with a minimum width of 6m.
(d)Height permissible; 2 floors or 6 m.
(e)Minimum access road to the Cluster Housing Complex; 9 m
(f)Internal access may be through pedestrian pedestrian paths of 6m
(g)Minimum space between two clusters; 6m which may be utilized as pathway/alley.
(h)Building setbacks; No setbacks are needed for interior clusters as the lighting and ventilation is either from the central open space of cluster and the surrounding pedestrian pathway/access road of the cluster. However, interior courtyards may be provided for larger plots and building areas to facilitate lighting and ventilation. For end clusters, the sides that are abutting peripheral thoroughfare roads, the setback shall be as per the Building line given in Table III.
10.11Residential Enclaves. - (a) Residential Enclaves would be allowed as gated developments that are exclusive housing areas with common compound wall with access control through gates and having their own facilities and amenities. The housing units may comprise of row houses, semidetached, detached or Apartment blocks or a mix or combination of the above. The building requirements would be as per the given type of housing.
(b)Residential enclaves would be permitted only in those sites that give through access of minimum 9 m peripheral road for the neigh boring plots or lands that-are located in the interior. They would be governed by good design standards and not impinging on the overall accessibility and circulation network of the area.
(c)Minimum size of site; 4000 sq.m.
(d)Size of plots and height permissible; as per type of housing and requirements as given above for the respective type of housing.
(e)Minimum Common Open space ; 10% of site area.
(f)Building setbacks; As per type of housing and requirements given above for the said type of housing and as per Table III. Semi-detached buildings may also be allowed. The height of such buildings shall not exceed 10 mts. The set-backs shall be as per Table III.
(g)internal Road requirements:
• 9.0 to 18 m for main internal approach roads;• 9 m for other internal roads and• 8 m for cul-de-sacs roads between 50-100 m length• 9 m for looped roads.
10.12Technical approval by Director of Town and Country Planning. - The proposals in respect of High Rise buildings and all gated community development/Group Housing developments, Apartment Complexes, approved by the Director of Town and Country Planning in case of non-urban development authority and by the concerned Vice Chairman in respect of the Urban Development Authority areas. The proposal in respect of High Rise Buildings shall be scrutinized by a Committee consisting of the following members:
(a) Municipal Commissioner/Vice Chairman of UDA - Member
(b) Regional Deputy Director of Town Planning - Member
(c) Superintending Engineer, Public Health Dept - Member
(d) A Senior practicing Architect (to be nominatedby DTCP/VC of UDA) - Member
(e) City Planner/Town Planning Officer of localbody/ Planning Officer of UDA - Member-Convener
The Committee shall give its recommendations within one week to the Director of Town and Country Planning/ Vice-Chairman of Urban Development Authority, as the case may be.