JE Works Induction Phase I

3.1
Siting of Buildings..
Badly planned facilities
 We will see some
of the provisions of
IRWM
and
NBC 2016
(Vol.1 1226 pages and Vol.2 1026pages)
GENERAL BUILDING REGULATIONS
National Building Code of India
 is a comprehensive Building code ,is a National
Instrument providing guidelines for regulating the
Building construction activities across the country.
 It serves as a model code for adoption of all
agencies involved in Building construction works …
be they PWD, other Govt. construction department,
local bodies or private construction agencies.
Building…. How do we define it..
• As per NBC 2016 (Part 3 Para 2.9)
• Any structure for whatsoever purpose and of whatsoever materials
constructed and every part thereof, whether used as human habitation or
not and includes foundation, plinth, walls, floors, roofs, chimneys,
plumbing and building services, fixed platforms, Verandah, balcony,
cornice or projection, part of a building or anything affixed thereto or any
wall enclosing or intended to enclose any land or space and signs and
outdoor display structures.
• Tents, Shamianahs, tarpaulin shelters, etc, erected for temporary and
ceremonial occasions with the permission of the Authority shall not be
considered as building.
• Carpet Area ( Part 3, Cl.2.15)
• The covered area of the usable rooms at any floor level (excluding the area of
the wall)
• Plinth Area ( Part 3, Cl.2.66)
• The built up covered area measured at the floor level of the basement or of
any storey
• Room Height ( Part 3, Cl.2,70)
• The vertical distance measured from the finished floor surface to the finished
ceiling surface. Where a finished ceiling is not provided, the underside of the
joists or beams or tie beams shall determine the upper point of measurement.
• Water Closet ( Part 3 , Cl.2.90)
• A water flushed plumbing fixture designed to receive human excrement
directly from the user of the fixture.
• The term is used sometimes to designate the room or compartment in
which the fixture is placed.
• Floor ( Part 3, 2.38).
• The lower surface in a storey on which one normally walks in a building.
• The general term floorunless specifically mentioned otherwise shall not
refer to a mezzanine floor..
• Surface Water Drains ( Part 3 , Cl.6.3)
• Any land passage or other area within the curtilage of a building shall
be effectively drained by surface water drains or other means.
• 6.3.1 The written approval of the Authority shall be obtained for
connecting any subsoil or surface water drain to a sewer.
• Distance from Electric Lines ( Part 3 , Cl.6.4)
• An overhead line shall not cross an existing building as far as possible
and no building shall be constructed under an existing overhead line.
• For high voltage direct current (HVDC) systems, vertical clearance and
horizontal clearance, on the basis of maximum deflection due to
wind pressure, from building shall be maintained as below:
S.No(m) DC Voltage KV Vertical Horizontal
Clearance(m) Clearance(m)
1 100 4.6 2.9
2 200 5.8 4.1
3 300 7 5.3
4 400 7 6.2
5 500 9.1 7.4
6 600 10.3 8.6
7 800 12.4 10.7
IRWM Provisions
Chapter 2
• 201. Siting of Buildings
• a) Section 11 of the Indian Railways Act No.24 of 1989 and the
Government Buildings Act No. IV of 1899 read in conjunction with
Sec.291 of the Cantonments Act No. II of 1924 provide for the right
to erect buildings on their own land by Railways without having to
obtain sanction of the Municipal or Cantonment authorities in
whose area the site is situated.

14
Cont..
• In urban areas, the Urban Development Authority must be consulted
and rules framed by them followed. Municipal or Local authorities
may, however, be consulted, where appropriate, regarding water
connections, sewer lines and sewage disposal and similar matters.

15
Cont..
• Para 201
• (c) Multi-storeyed quarters shall only be constructed on consideration
of land cost/land scarcity. For construction of independent bunglows,
prior approval of General Manager shall be obtained.

16
IRWM Para 202
• 202 Planning of Railway Staff Colonies

• a) Orientation of buildings:-
The chief aim of orientation of buildings is to provide physically and
psychologically comfortable living inside the building by creating
conditions which suitably and successfully ward off undesirable
effects of severe weather to the best possible extent.

17
Cont..
• Para 202
• For this, the following factors should be considered for the optimum
orientation of the building.
• (i) Natural light and temperature
• (ii) Prevailing winds
• (iii) Relative humidity
• (iv) Surrounding view & features

18
Cont..
• Para 202
• As per IS code No.SP-41 (S&T) – 1987, Four types of climatic
conditions are mainly found in India:
• (i) Hot and dry
• (ii) Hot and humid
• (iii) Warm and humid
• (iv) Cold

• The list of cities falling in these climatic zones is given in annexure .

19
Towns ..Climatic Zones
Cont..
• The following orientation principles with respect to various climatic
condition along with building features can be used as a guideline:
• i) Hot and dry climatic zones:
• This climatic condition generally occurs at latitude between 15
degrees to 30 degrees on both the hemispheres.
• Maximum day time summer temperature goes as high as 45 degree
centigrade and relative humidity as low up to 20 %. .

21
• Major areas falling in this climatic zone are Delhi, U.P., Bihar,
Rajasthan, parts of Punjab and Madhya Pradesh.
• These areas are far away from coast and do not experience very
heavy rainfall.
• The buildings should be oriented from solar point of view so that, as a
whole, it should receive the maximum solar radiation in winter and
the minimum in summer.

22
• Desirable features of building in this zone are:
• 1. Orientation: Longer walls of building should face North & South.
• Non-habitat rooms can be located on outer faces to act as thermal
barrier.
• Preferably the kitchen should be located on leeward side of the
building to avoid circulation of hot air and smell from the kitchen.

23
• 2. Windows and fenestration
Large openings with heavy shutters should be provided on northern
and western faces as light coming from north is always diffused and
indirect.
Also direction of breeze, which is from west at most of the places
enters from opening on west side.

24
• Windows area should be 15 to 20 percent of floor area. Internal
courtyard caters for cross ventilation & thermal buffer.
• Suitable radiation barriers in the form of canopies, Chhajjas, long
verandahs etc. should be provided on the West side of the building.
• Sufficient number of ventilators close to the bottom of slab should be
provided

25
• Walls:
Thick walls are preferred to act as insulating barrier. Walls with light
and shining paints on outer surface have good reflective quality and do
not absorb heat.
The surface of walls should be smooth and non-dust catching type.
Cavity walls also can be provided as they provide very good thermal
insulation.
Hollow bricks available in the market can also be used for making hollow
- insulated walls.

26
• 4. Roofs:
• Should be built up with good insulating material having slope in
windward direction. False ceiling can be used to improve thermal
performance of building.
• Terracing should be provided on the flat roof with mud phuska, lime
concrete, foamed concrete or burnt clay block paving over roof slab.
• Top roof surface should be made reflective by providing
whitewashing or any reflective paint.

27
• 5. Vegetation:
• Large shady trees whose roots do not strain foundation and
basement should be planted near external walls to provide shade.

• 6. Special needs:
• Outdoor sleeping area for summer nights preferably be provided.
Desert coolers and fans can be used during summer months.
Therefore, proper space to provide coolers should be planned in the
building.
28
• ii) Hot and humid climatic zone:
• In these regions the climate is hot and air contains moisture.
• Sun’s glare is more and undesirable. Relative humidity is above 40%
and temperature is above 32 degree centigrade.
• Mostly interior peninsular region fall under this category. Interiors
should be protected from hot Sun and dusty winds

29
• The thermal characteristics are almost identical to hot & dry zone
except that desert coolers are not suitable for hot & humid zone.
• The orientation and other features of the building would remain the
same as in hot and dry climatic zone.

30
• iii) Warm and humid climatic zone:
• This type of climate is normally found in the coastal areas.
• Mean maximum temperature during summer does not rise beyond
32 degree centigrade and relative humidity ranges between 70% and
90%.
• Because of less diurnal variation of temperatures along with high
humidity, the emphasis should be on prevailing winds.

31
• Coastal regions of Gujrat, Maharashtra, Karnataka, Kerala, Tamil
Nadu, Andhra Pradesh, Orrissa and West Bengal fall under this
category.
• Desirable features of buildings in this zone are:
• Orientation:
• Should be preferably in North-South direction for habitable rooms i.e.
longer walls should face north & south so that shorter sides are
exposed to direct sunlight.

32
• 2. Windows and fenestration:
• Proper cross ventilation of building is of extreme importance
therefore large openings should be positioned on windward and
leeward direction.
• However, openings should be provided with suitable protection

33
• like sunshades, chhajjas etc. from Sun and rain. Windows area should
be 15 to 20 % of floor area.
• The sill height of windows should be at low level between 0.5 to 0.7
m. Fixed windows should be avoided.
• Internal doorways between drawing & dining and dining to passage
etc. may be left open without shutters/leaves.
• Ventilators should be provided as near to ceiling as possible.
• Provision of mechanical ventilation for circulation of fresh air as well
as exhaust of used air should be made.

34
• 3. Walls:
• Low thermal capacity material be used in construction and walls can
be thinner as temperatures are not very high.
• Compound wall on the windward side should be low. Bare fencing or
light screen walls are preferable.
• RCC jalies are more advantages as they allow passage of air through
them and at the same time provide privacy by obstructing the vision.

35
• 4. Roofs:
• Should have large overhangs to avoid rainwater hitting the wall.
• Roof should be finished with materials of low thermal conductivity.
• Top roof surface should be made reflective by providing
whitewashing or any reflective paint / tiles.
• Proper slope is essential for effective removal of rainwater.

36
• 5. Vegetation: Shrubs of medium height or coconut trees grove or
casuarinas, which do not act as wind barriers are recommended.

• 6. Special needs: Good rain-water drainage is essential. Desert coolers

are not suitable in these areas.

37
• iv) Cold climatic zone:
• Cold climate occurs in mountainous regions and plateaus 800 to 1200
metres above sea level.
• Snowfall and rainfall is also heavy and mean daily temperatures is 6
degree or less. Minimum temperature may fall up to minus four
degrees or even less at some locations

38
• Mountainous regions of Jammu & Kashmir, Himachal Pradesh,
Uttaranchal and North Eastern States and other hilly and
mountainous regions of the country fall under this category.

• Main requirement of this region is heating during winter months and

protection from chilling winds.
• Walls and roofs should be protected against heavy rain and snowfall.

39
• 1. Orientation: Should preferably be in North – South direction i.e
longer walls should face north & south to receive more solar heat
during winter months.

• 2. Windows and fenestration: Glazing windows upto 25% floor area

may be provided.
• Double glazing is preferable to avoid heat losses during winter nights.

40
• 3. Walls:
• Thin walls with insulation from inner side (2.5cm thick insulation) are
preferable.
• Some of the insulating materials are listed in table 2 of SP41-1987
Part 2 of BIS titled as ‘Handbook on functional requirement of
Buildings - Heat insulation’

41
• The insulation should be protected against the risk of condensation
by providing sufficient vapour barrier like 2 coats of Bitumen,
polythene sheet 300 to 600 gauge or aluminium foil on warm side.
• Hollow and light weight concrete blocks are also quite suitable.

42
• 4. Roofs:
• Should be preferable made of asbestos cement or G.I. sheets backed
by false ceiling of wood, 2.5cm wood-wool board or equivalent
material.
• The roof should have sufficient slope for quick drainage of rainwater
and snow.
• Vapour barrier should be used depending on location and possible
wind pressure.

43
• 5. Special needs:
• Provision for heating of building should be kept like fire places etc.
Ceiling fans are not normally required, but may be used during
summer on special occasions. Outdoor sleeping area is not required.
• The services of an architect may be availed of for finalising the
design and layout wherever required particularly in case of
important stations, other important buildings and where new
colonies/establishments are being set up.

44
203. General Design Requirement of
Buildings
• A building should not only be functionally suitable but also
aesthetically pleasing, peaceful, suitable to the inhabitants,
economical to construct and easy to maintain.
• While designing the building the following factors should be
considered : (NBC can be referred for any specific detailing as it is
exhaustive)
• Easy maintenance

• Socio cultural variables

45
• Safety

• Natural ventilation

• Noise control

• Natural lighting

• Energy efficient buildings

46
• Seismic consideration
• Following updated IS codes may be used for this purpose.
• i) SP22 –1982: Explanatory handbook on codes for earthquake
engineering.
• ii) IS 1893-1984: Criteria for earthquake resistant design of structure.
• iii) IS1893 – Part I –2002: Criteria for earthquake resistant design of
structure part 1 – General Provisions and buildings.

47
• iv) IS4326-1993: Code of structures for earthquake resistant design
and construction of buildings
• v) IS13828 –1993: Improving Earthquake resistance of low strength
masonry buildings - Guidelines
• vi) 13920-1993: ductile detailing of reinforced concrete structure
subject to seismic forces - code of practices

48
• vii) 13935-1993: Criteria for repair and seismic strengthening of
buildings.
• viii) Any other IS codes related to earthquake issued afterwards.
• ix) National Building Code.

49
• 9. Other general design requirements
• Minimum height of plinth shall not be less than 45 cm from the
surrounding ground.

• Anti-termite treatment should be done at the time of construction

from the foundation stage itself.

50
• Location of sanitary fittings, inspection holes, plumbing and other
sanitary installations should be predetermined to avoid disfiguring
and subsequent patching of the walls and floors.
• Floor level should be suitably lowered to prevent water finding its
way into the living area.
• Floor of bathroom should be provided with a slope of minimum 1 in
60 towards water outlets.

51
• Mosquito proof shutters should be provided in Type IV and higher
type quarters and in the kitchen and toilets of all types of quarters.

• Designs of important buildings, like hospitals, offices, station

buildings, etc. should be finalised in consultation with an Architect.

52
• No addition/alterations in an existing structure should be carried out
without the approval of drawings and designs by the Hqrs. office.
Particular care should be exercised to check the adequacy of the
existing structure to withstand the loads further proposed to be
imposed.
• No building drawing (including that for additions/alterations) should
be approved without the relevant designs being put up to the
concerned Engineer alongwith the Drawings.
• The designs should invariable include design of foundations.

53
• The general arrangement drawing should have the prior approval of
an officers in Hqrs. not lower than the rank of SAG in the Office of
the Chief Engineer(Open Line).
• Further, in Station Buildings and other important structures, no
additions/alterations should be carried out without the prior approval
of the general arrangement plan by the concerned SAG officer in the
office of Chief Engineer (Open Line).

54
• l) The detailed construction plan which includes Sections and
Elevations of building should not be approved unless following
detailed plans are also available:

• (i) Site plan and General layout plan showing various service
connections like sewerage, drainage, water & power supply, roads etc
to town services

55
• (ii) Roof plan showing terracing with slopes, water proofing and water
outlets.

• (iii) Detailed larger size plans of toilets and kitchens indicating the
location and type of fittings and treatment on floor and walls.

• (iv) Plan showing layout of furniture and furnishing and their type.
56
• (v) Sanitary fittings, drainage and sewage plan, plumbing details.

• (vi) Horticulture landscaping plan (optional).

• (vii) Electrical wiring plans.

57
• 204 C Rain Water Harvesting
• Legislation:- Under section 15 of Environment (Protection) Act 1986,
Central ground Water Authority (Ministry of Water resources) has
made it mandatory to adopt rain water harvesting system for certain
types of building/institutions located in specified regions of National
Capital territory.

58
• In Chennai, rain water harvesting has been made compulsory.
• In Delhi, Building bye-laws have been modified making rain water
harvesting mandatory for new buildings erected on plots of more
than 100 sq. mtrs.
• Ministry of Environment & Forest (Government of India) has
circulated draft Gazette Notification regarding rain water harvesting
in hilly area of entire country.

59
• 209 Use of New Materials:
• New materials available in market may be used if found suitable from
the consideration of cost, contractability and aesthetic with the
approval of concerned SAG Officer.
• 218 Additions and Alterations to Quarters
• a) Additions and alterations to staff quarters only of a temporary
nature may be permitted to be done by the occupant under para
1976 of the Indian Railways Code for Engg. Deptt. (1993 Edition) with
the prior approval of the Senior Divisional Engineer and on the
specific understanding that the occupant will dismantle the same at
the time of vacation of the quarters.
• Additions and alterations of a permanent nature shall not be carried
out without competent sanction.
• When an existing building is to be enlarged or extended, the external
architectural features of the old structures should be adhered to as
far as possible.
• Additions and alterations to standard type quarters should not be
carried out, without the prior approval of the Chief Engineer.
• 222 Responsibilities of Staff Occupying Quarters
• a) All staff are under obligation to keep their quarters and compounds
in a clean and tidy state and to obey all sanitary rules that are in
force.
• Before occupying railway quarters, the occupant should satisfy
himself of their condition and sign the prescribed form.
 GENERAL BUILDING
REGULATIONS
• National Building Code of India (SP:7 )
• Published by Bureau of Indian Standards
• First version published in 1970
• Revised in 1983 referred as SP:7 – 1983
• Three major amendments were issued, two in 1987 and the third in 1997
• Second revisionof NBC has been brought out as national building code of
India 2005 (NBC 2005).
• Third revision of NBC 2016.
• Regulations enforced by ministry of urban development
• Byelaws of local bodies.
NBC 2016
• The major changes incorporated in this third revision of the Code are as
follows:
• a) Provisions for association of need based professionals and agencies
have been updated to ensure proper discharge of responsibilities for
accomplishment of building project.
• b) With a view to ensuring ease of doing business in built environment
sector, a detailed provision for streamlining the approval process in
respect of different agencies has been incorporated in the form of an
integrated approval process through single window approach for
enabling expeditious approval process, avoiding separate clearances
from various authorities.
• Further, with a view to meeting the above objective, the provision on
computerization of approval process has been detailed, enabling online
submission of plans, drawings and other details, and sanction thereof, aiding in
speedier approval process.
• d) The mechanism of ensuring certification of structural safety of buildings by
the competent professional and peer review of design of buildings, have been
further strengthened.
• e) Requirements for accessibility in buildings and built environment for persons
with disabilities and the elderly have been thoroughly revised and updated.
• f) Provisions on fire and life safety have been thoroughly revised to meet the
challenges of modern complex building types including the high rises.
• g) Latest structural loading and design and construction codes
including those relating to wind load, earthquake resistant design of
buildings, steel design and foundations have been incorporated with
a view to ensuring structural safety of buildings including against a
disaster.
 …latest international practices as related to the country.
•j) Provisions have been updated to ensure utilization of number of
new/alternative building materials and technologies to provide for
innovation in the field of building construction.
•k) Construction management guidelines have been incorporated to
aid in timely completion of building projects with desired quality in a
safe manner within the budgeted cost.
•m) Guidance has been provided for making buildings and built
environment energy efficient and environmentally compatible,
through the newly introduced and updated chapter on sustainability.
• New chapters have been added on structural use of glass; escalators
and moving walks; information and communication enabled
installations; solid waste management; and asset and facility
management.
• The new Part on Approach to Sustainability has also been duly
incorporated in the Code.
NBC 2016
• 1 SCOPE
• This Code (Part 0) covers guidelines to be followed for judicious
implementation of the provisions of various Parts/Sections of the
National Building Code of India following an integrated approach.
3 APPLICABILITY OF THE CODE

• 3.1 All Parts of the Code and their Sections shall apply to all buildings
described in 3.2 to 3.8, as may be applicable.
• 3.2 Where a building is erected, the Code applies to the design and
construction of the building.
• 3.3 Where the whole or any part of the building is removed, the Code
applies to all parts of the building whether removed or not.
• 3.4 Where the whole or any part of the building is demolished the
Code applies to any remaining part and to the work involved in
demolition.
• 3.5 Where a building is altered (see 12.4 and 12.4.1), the Code applies
to the whole building whether existing or new except that the Code
applies only to part, if that part is completely self contained with
respect to facilities and safety measures required by the Code.
 CONTENTS OF NBC 2016
VOLUME 1 ( 1226 pages)

PART 0-- INTEGRATED APPROACH - PREREQUISITE FOR

APPLYING PROVISIONS OF THE CODE
PART 1-- DEFINITIONS
PART 2--ADMINISTRATION
PART 3-- DEVELOPMENT CONTROL RULES AND GENERAL
BUILDING REQUIREMENTS
PART 4-- FIRE AND LIFE SAFETY
PART 5-- BUILDING MATERIALS
PART 6—STRUCTURAL DESIGN (1 to 8 Section)
 PART 6-- STRUCTURAL DESIGN

Section 1 -- Loads, Forces and Effects

Section 2 Soils and Foundations
Section 3 -- Timber and Bamboo
3A -- Timber
3B -- Bamboo
Section 4 – Masonry
Section 5 Concrete
5A -- Plain and Reinforced Concrete
5B -- Prestressed Concrete
Section 6 -- Steel
Section 7 -- Prefabrication, Systems Building and
Mixed/ Composite Construction
7A -- Prefabricated Concrete
7B -- Systems Building and
Mixed/Composite Construction
Section 8 – Glass and Glazing
 CONTENTS OF NBC 2016 Vol. 2 ( 1026
pages)
 PART 7 CONSTRUCTIONAL PRACTICES AND SAFETY
 PART 8 BUILDING SERVICES
Section 1 Lighting and Natural Ventilation
Section 2 Electrical and Allied Installations
Section 3 Air conditioning, Heating and Mechanical Ventilation
Section 4 Acoustics, Sound Insulation and Noise Control
Section 5 Installation of Lifts ,Escalators and Moving Walks
5A Lifts
5B Escalators and Moving Walks
Section 6 Information and Communication Enabled Installations
PART 9 PLUMBING SERVICES(Including Solid Waste Management)
Section 1 Water Supply
Section 2 Drainage and Sanitation
Section 3 Solid Waste Management
Section 4 Gas Supply
 CONTENTS OF NBC 2016
VOLUME 2
PART 10 LANDSCAPING, SIGNS AND OUTDOOR DISPLAY STRUCTURES
Section 1 Landscape Planning and Design
Section 2 Signs and Outdoor Display Structures

PART 11– APPROACH TO SUSTAINABILITY

PART 12– ASSET AND FACILITY MANAGEMENT
• 4.6 For high rise buildings and special buildings (see Part 4 .Fire and
Life Safety. of the Code), the following additional provisions of means
of access shall be ensured:
• a) The width of the main street on which the building abuts shall not
be less than 12 m and one end of this street shall join another street
not less than 12 m in width.
• b) The road shall not terminate in a dead end; except in the case of
residential building, up to a height of 30m.
• The approach to the building and open spaces on all its sides shall be
not less than 6 m in width, and a turning radius of minimum 9 m shall
be provided for fire tender movement of fire tenders weighing up to
45 t.
• The same shall be hard surface capable of taking the mass of fire
tender, weighing up to 45 t minimum.
• The main entrance to the plot shall be of adequate width to allow
easy access to the fire engine and in no case shall it measure less
than 6 m.
• The entrance gate shall fold back against the compound wall of the
premises, thus leaving the exterior access way within the plot free for
movement of fire tender.
• If the main entrance at the boundary wall is built over, the minimum
clearance shall be 4.5 m.
Some More Definations
• Room Height . The vertical distance measured from the finished floor
surface to the finished ceiling surface.
• Where a finished ceiling is not provided, the underside of the joists
or beams or tie beams shall determine the upper point of
measurement for determining the head room.
• Street Level or Grade . The officially established elevation or grade
of the centre line of the street upon which a plot fronts and if there is
no officially established grade, the existing grade of the street at its
mid-point.
• 2.29 Unsafe Building .
• Buildings which are structurally and constructionally unsafe or
insanitary or not provided with adequate means of egress or which
constitute a fire hazard or are otherwise dangerous to human life or
which in relation to existing use constitute a hazard to safety or
health or public welfare, by reason of inadequate maintenance,
dilapidation or abandonment.
• 12.2.5 Building Plan and Details
• The plan of the buildings and elevations and sections accompanying
the notice shall be drawn to a scale of 1 : 100. The plans and details
shall,
• a) include floor plans of all floors together with the covered area clearly
indicating the size and spacings of all framing members and sizes of
rooms and the position of staircases, ramps and liftwells;
• b) show the use or occupancy of all parts of the buildings;
• c) show exact location of essential services, for example, WC, sink, bath
and the like;
• d) include at least one elevation from the front showing height of
building and rooms and also the height of parapet.
• e) include at least one section through the staircase.
• f) include the structural arrangements with appropriate sections
showing type/arrangement of footings, foundations, basement
walls; structural load bearing walls, columns and beams, and shear
walls; and arrangement/spacing of framing members, floor slabs and
roof slabs with the material used for the same.
• g) show all street elevations;
• h) give dimensions of the projected portions beyond the permissible
building line;
• j) include terrace plan indicating the drainage and the slope of the
roof; and
• k) give indications of the north point relative to the plan.
• 8.2 Residential Buildings
• 8.2.1 Exterior Open Spaces The exterior open spaces for residential
buildings up to a height of 10 m shall be in accordance with 8.2.1.1
to 8.2.1.3.
• 8.2.1.1 Front open space
• a) Every building fronting a street shall have a front space, forming an
integral part of the site
• 8.3 Other Occupancies
• 8.3.1 Open spaces for other occupancies shall be as given below:
• a) Educational buildings . Except for nursery schools, the open spaces
around the building shall be not less than 6 m.
• b) Institutional buildings . The open spaces around the building shall be
not less than 6 m.
• c) Assembly buildings . The open space at front shall be not less than 12 m
and the other open spaces around the building shall be not less than 6 m.
• NOTE . However, if assembly buildings are permitted in purely residential
zones, the open spaces around the building shall not be less that 12m.
• 12.1 Plinth
• 12.1.1Main Buildings
• The plinth or any part of a building or outhouse shall be so located
with respect to the surrounding ground level that adequate drainage
of the site is assured. The height of the plinth shall be not less
than 450 mm from the surrounding ground level.
• 12.1.2 Interior Courtyards and Covered Parking
• Every interior courtyard shall be raised at least 150 mm above the
determining ground level and shall be satisfactorily drained.
• 12.2 Habitable Rooms
• 12.2.1 Height
• The height of all rooms for human habitation shall not be less than 2.75 m
measured from the surface ofthe floor to the lowest point of the ceiling
(bottom of slab).
• In the case of pitched roof, the average height of rooms shall not be less
than 2.75 m. The minimum clear head room under a beam, folded plates or
eaves shall be 2.4 m.
• In the case of air conditioned rooms, a height of not less than 2.4 m
measured from the surface of the floor to the lowest point of air
conditioning duct or the false ceiling shall be provided.
• The area of habitable room shall not be less than 9.5 m2, where there
is only one room with a minimum width of 2.4 m.
• Where there are two rooms, one of these shall not be less
than 9.5 m2 and the other not less than 7.5 m2, with a minimum
width of 2.1 m.
• 12.3 Kitchen
• 12.3.1 Height The height of a kitchen measured from the surface of
the floor to the lowest point in the ceiling (bottom slab) shall not be
less than 2.75 m, except for the portion to accommodate floor trap of
the upper floor.
• 12.3.2 Size
• The area of a kitchen where separate dining area is provided, shall be
not less than 5.0 m2 with a minimum width of 1.8 m.
• Where there is a separate store, the area of the kitchen may be
reduced to 4.5 m2.
• A kitchen, which is intended for use as a dining area also, shall have a
floor area of not less than 7.5 m2 with a minimum width of 2.1 m.
• 12.4 Bathrooms and Water-Closets
• 12.4.1 Height The height of a bathroom or water-closet measured
from the surface of the floor to the lowest point in the ceiling
(bottom of slab) shall not be less than 2.1 m.
• 12.4.2 Size The area of a bathroom shall not be less than 1.8 m2 with
a minimum width of 1.2 m.
• The floor area of water- closet shall be 1.1 m2 with a minimum width
of 0.9 m. If bath and water-closet are combined, its floor area shall
not be less than 2.8 m2 with a minimum width of 1.2 m.
• 12.4.3 Other Requirements
• Every bathroom or water-closet shall,
• a) be so situated that at least one of its walls shall open to external air;
• b) not be directly over or under any room other than another water-
closet, washing place, bath or terrace, unless it has a water-tight floor;
• 12.4.4 No room containing water-closets shall be used for any purpose
except as a lavatory and no such room shall open directly into any kitchen
or cooking space by a door, window or other opening.
• Every room containing water-closet shall have a door completely closing
the entrance to it.
• 12.7 Store Room
• 12.7.1 Height
• The height of a store room shall be not less than 2.2 m.
• 12.7.2 Size The size of a store room, where provided in a residential
building, shall be not less than 3 m2.
• 12.8 Garage
• 12.8.1 Height
• The height of a garage shall be not less than 2.4 m.
• 12.8.2 Size
• The size of garages shall be as below:
• a) Private garage . 3.0 m × 6.0 m, minimum;
and
• b) Public garage . Based on the number of
vehicles parked, etc (see 10).
• 12.19.4 It is desirable to conserve rain water using suitable rain
water harvesting techniques including by roof water collection. In
this context, reference shall be made to Part 9 .Plumbing Services
(including Solid Waste Management), Section 2 Drainage and
Sanitation of the Code.
• 13.1 General
• 13.1.1 These requirements deal with barrier free access to,
movement within and around buildings, by the elderly persons and
persons with disabilities who may have non-ambulatory disabilities,
ambulatory disabilities, sight disabilities, hearing disabilities,
disabilities of inco-ordination, ageing, allergies, heart and lung
diseases, epilepsy, haemophilia, incontinence, enterostomy, etc.
• 12.13 Boundary Wall
• The requirements of the boundary wall are given below:
• a) Except with the special permission of the Authority, the maximum
height of the compound wall shall be 1.5 m above the centre line
of the front street.
• Compound wall up to 2.4 m height may be permitted if the top 0.9 m
is of open type construction of a design to be approved by the
Authority.
• 12.14 Wells
• Wells, intended to supply water for human consumption or domestic
purposes, where provided, shall comply with the requirements of 12.14.1
and 12.14.2.
• 12.14.1 Location
• The well shall be located,
• a) not less than 15 m from any ash pit, refuse pit,earth closet or privy and
shall be located on a site upwards from the earth closet or privy;
• b) not less than 18 m from any cess pit soakway or borehole latrine and
shall be located on a site upwards from the earth closet or privy;
• c) such that contamination by the movement of sub-soil or other
water is unlikely; and
• d) not under a tree or otherwise it should have a canopy over it, so
that leaves and twigs may not fall into the well and rot.
• 12.14.2 Requirements
• The well shall,
• a) have a minimum internal diameter of not less than 1 m;
• b) be constructed to a height not less than 1 m above the surrounding
ground level, to form a parapet or kerb and to prevent surface water
from flowing into a well, and shall be surrounded with a paving
constructed of impervious material which shall extend for a distance
of not less than 1.8 m in every direction from the parapet from the
kerb forming the well head and the upper surface of such a paving
shall be sloped away from the well;
• c) be of sound and permanent construction (Pucca) throughout.
Temporary or exposed (Kutcha) wells shall be permitted only in fields
or gardens for purposes of irrigation; and
• d) have the interior surface of the lining or walls of the well be
rendered impervious for a depth of not less than 1.8 m measured
from the level of the ground immediately adjoining the well-
12.15 Septic Tanks
• 12.15.1 Location of the Septic Tanks and Subsurface Absorption
Systems
• A subsoil dispersion system shall not be closer than 18 m from
any source of drinking water, such as well, to mitigate the possibility
of bacterial pollution of water supply.
• It shall also be as far removed from the nearest habitable building as
economically feasible but not closer than 6 m, to avoid damage to
the structures.
• 12.15.2 Requirements
• a) Dimensions of septic tanks . Septic tanks shall have a minimum
width of 750 mm, a minimum depth of 1 m below the water level and
a minimum liquid capacity of 1 m3.
• The length of tanks shall be 2 to 4 times the width;
• The ventilating pipe shall extend to a height which would cause no
smell nuisance to any building in the area.
• Generally, the ventilating pipe may extend to a height of about 2 m,
when the septic tank is at least 15 m away from the nearest building
and to a height of 2 m above the top of the building when it is located
closer than 15 m;
12.18 Staircase/Exit Requirements

• The following minimum width shall be provided for staircases for

respective occupancies (see 7.1 and Part 4 .Fire and Life Safety. of the
Code for classification of buildings based on occupancy):
• a) Residential (A-2) : 1.00 m
• NOTE . For row housing with 2 storeys, the minimum width shall be
0.75 m.
• b) Residential (A-1, A-3 and A-4) : 1.25 m
• c) Residential hotel (A-5 and A-6) : 1.50 m
• d) Assembly : 2.00 m
• NOTE . The width of stairs may be accepted to be 1.50 m in case of
assembly occupancy having less than 150 persons
• e) Educational : 1.50 m
• f) Institutional : 2.00 m
• g) All other occupancies : 1.50 m
• 12.18.1.2 Minimum tread: The minimum width of tread without
nosing shall be 300 mm.
• However, for one or two family dwelling, it may be reduced to not
less than 250 mm.
• 12.18.1.3 Maximum riser
• The maximum height of riser shall be 150 mm. However, for one or
two family dwelling, it may be increased to not more than 190 mm.
The number of risers shall be limited to 12 per flight.
• 12.18.2 The minimum head-room in a passage under the landing of a
staircase shall be 2.2 m. The minimum clear head-room in any
staircase shall be 2.2 m.
Works Manual Annex.
Dimensions
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