DIFFERENT DEVELOPMENT CONTROL RULES AND REGULATIONS UNDER BUILDING BYE-LAWS

DIFFERENTDEVELOPMENTCONTROL RULESANDREGULATIONSUNDER BUILDINGBYE BYE--LAWS LAWS

URMIKANTMANINANDANSAHU

DEVELOPMENTCONTROLRULESANDREGULATION

DevelopmentControlRegulationsareasetofrulesthatensuretheproper andeffectivedevelopmentofacity,aswellasthegeneralwelfareofthe public.

Itisamechanismthatcontrolsthedevelopmentanduseofland.This involvestheconstructionofnewbuildings,theextensionoftheexisting ones,andthechangeofuseofthebuildingorlandtoanotheruse.

DCRareamustforeverygrowingcitybecausetheareaimmediately beyondthecitylimitsisoftenasourceofhealthrisktothecityand generallyundernostrictcontroloftheeffectivelocalauthority.

TheMetropolitanCommissioneristhesupremeauthorityforreviewof DCR’sprovisionsandhisdecisionwouldbefinal.TheMetropolitan Commissionercouldusehispowertoapproveprovisionsofthese regulationsexcludingtheprovisionsassociatedwithFloorSpaceIndex (FSI).

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OBJECTIVESOFDCR

Tostoptheunfavorabledemandandmisuseofland.

Toassistprivateinterestalongwithpublicinterestinallphasesof development.

Developmentcontrolislegalinnatureandtheplanningauthorityhasthe powertopunishthedefaulters.

Tocontrolandlimitovercrowdingonland.

Tocontroltheprivatedevelopmentaspertherequiredrulesinconnection topublicsafety,health,andconvenience topublicsafety,health,andconvenience.

(AnOvercrowdingsituation)

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TYPESOFDCR

Statesthepoliciesandgeneralproposalsforthedevelopmentand otheruseoflandinitsarea;Takesaccountofthepolicies atnationalandregionallevelinsofarastheyaffectthephysicaland environmentalplanningofitsarea;andProvidestheframeworkfor localplans.

1. 1.TownTownandandCountryCountryPlanningPlanningAct Act 2. 2.BuildingBuildingByeBye--laws laws 3. 3.LandLandAcquisitionAcquisitionAct Act 4. 4.ZoningZoningRegulations Regulations 5. 5.SlumSlumClearanceClearanceAct Act 6.PeripheryControlAct 1. 1.TownandCountryPlanningAct TownandCountryPlanningAct

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2. 2.BuildingByeBuildingBye--laws laws

Buildingbye-lawsarelegaltoolsusedtoregulatecoverage,height, buildingbulk,andarchitecturaldesignandconstructionaspectsof buildingssoastoachieveorderlydevelopmentofanarea.

Purpose

•Formulatedprimarilybyacentralauthority,buildingbye-lawsensure thatconstructionsarenotonlysafebutalsoadheretoaesthetic standards.

•Buildingbye-lawsalsogoverntheprovisionsforopenspacesina project,withtheaimtoensurethatdevelopmentsdonotturnthecity intoaconcretejungle.

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(Aspectscoveredbybuildingbyelaws)

LAWS Areaand usage Building Height Building Coverage Floor Space Index Parking facilitiesFire Provision Provision forWaste RainWater Harvesting Barrierfree Environment Communication Technology

BYE BYE-

Density Basement facilities Green Spaces Open Spaces Setback& projection Amenities ProvisionSewerage forWater Provision forPower Supply elevators 05

Area Area&&Usage Usage

•Itdefineswhichparcelareaoflandshouldusedforwhichpurpose.

•SomeexamplesoflanduseareResidential,Commercial,Industrial, Institutionaletc.

•ForthatpurposecolourcodesareusedtodefineaLanduse.

Guidelines GuidelinesforforprovisionprovisionofofBasement Basement

•Theminimumheightofthebasementshouldbe2.5metersandthe maximumheight4.5meters.

1.2metersabovetheroadsurface.

•Ventilationismustforthebasementandcouldbeintheformofblowers, exhaustfans,air-conditioning,etc.

•Surfacedrainageshouldnotenterthebasement.

•Thebasement’swallsandfloorsmustbewater-proof.

•Thebasementshouldnotbeaccesseddirectlyfromtheroad.Itshould beaccessedonlyfromthemainentranceoranalternativestaircasethat providesaccesstothebuilding.

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GuidelinesrelatedtoBuildingexits

•Anexitmustbeprovidedineverybuilding,soastopermitsafeescape ofresidentsintimesoffireorearthquakesetc.

•Exitsarecompulsoryandtheseshouldbeclearlyvisibletoallandmust beilluminated.Thesecannotbereducedinnumber,widthorbyanyother means.Therequisitenumberisdependentonoccupancyload,capacity, traveldistance,etc.

•Alarmsarenecessarytoensurethoseindangerareevacuated promptly

•Exitsshouldbecontinuous,leadingtotheexteriorofthebuilding.

•Exitscanbehorizontalorvertical.

•Liftsandrevolvingdoorsarenotexits.

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FloorSpaceIndex

•Itistheratioofthecoveredareaofabuilding(built-uparea)tothearea oftheplot(land)onwhichthebuildingismeanttobebuiltorstands.FSI isthetotalamountofarea(includingallfloors)thatcanbebuiltupona plot,leavingtheremainingasopenspace.

•Asperthenewrules,balconies,flowerbeds,voidsandnichesare calculatedinFSIandtocompensatetheloss,thegovernmenthas permittedfungibleFSIupto35percentforresidentialand20percentfor commercialdevelopments

SizeofPlot

AspertheDCR,thesizeofplotsappropriateforresidentialdevelopment rangesaccordingtotheincomelevelofoccupants.Theidealsize requirementsunderDCRare-

1.Low-IncomeGroup(LIG)-135-180Sqm

2.Mid-IncomeGroup(MIG)-216to360Sqm

3.High-IncomeGroup(HIG)-486to972Sqm

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No Groupof occupancy Numberofoccupants StairwaysRampsDoors 1Residential255075 2Educational255075 3Institutional 255075 Capacityofexitsindifferenttypesofbuildings 4Assembly405060 5Business506075 6Mercantile506075 7Industrial506075 8Storage506075 9Hazardous253040

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(Source;NBCOccupantsperunitwidth)

OccupantLoad

Sl. No. TypeofOccupancy OccupantLoadper100sq m.ofPlinthorCovered Area 1Residential8.0 2Educational25.0 3Institutional6.60 Assembly (a)withfixedorlooseseatsanddance166.6 (b)withoutseatingfacilitiesincluding diningrooms 66.6 5 Mercantile (a)streetfloorandsalesbasement (b)uppersalefloor 33.3 16.6 6Businessandindustrial10.0 7Storage3.3 8Hazardous10.0 (Source;NBC) 10

Guidelines GuidelinesforforOpenOpenAreas Areas

•Everyroom,habitedbypeople,shouldopenintoanexteriororinterior openspaceorverandah.

•OpenspacesshouldbecountedintheFAR,asperthemasterplan.

•Theseareasshouldbefreeoferectionsofanykind,exceptcornice, chajjaorweathershadethatisnotmorethan0.75meterswide.

•Everyinteriororexteriororairspaceshouldbemaintainedforthe benefitofsuchbuildingexclusivelyandshallbeentirelywithinthe owner’sownpremises

NBC NBCguidelinesguidelinesregardingregardingfirefiresafety safety

Inlarge-sizedbuildingswhereaccidentsduetofiremaynotbeeasily noticed,automaticfiredetectionandalarmfacilitiesareamustand shouldbeprovided.Notjustthis,suchbuildingsshouldbeprovidedwith andprotectedbyfireextinguishers,wetrisers,automaticsprinkler installations,etc.Theseshallbeinaccordancewiththesetstandards.

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MinimumRequirementsforFireFightingInstallations

RESIDENTIALBUILDINGS(A)

•ForLodgingorRoomingHouses,FireExtinguisher,hosereel,automatic sprinklersystem,aterracetankof5000litresto10000litresshouldbe installed.

•Foroneortwofamilyprivatedwellingsnoneofthesearerequired.

•Fordormsandapartmenthouses,installationoffireextinguisher,hose reel,automaticsprinklersystem,andterracetankrangingfrom5000Lto

25000Laccordingtothebuildingheightisrequired.

•Fordormsandapartments,thebuildingsabove35mrequireswetriser, manuallyoperatedelectricfirealarmsystemandanundergroundstatic waterstoragetankinstallation.

•Inresidentialhotels,installationoffireextinguisher,hosereel,wet riser,yardhydrant,automaticsprinklersystem,manuallyoperated electricfirealarmsystem,undergroundstaticwaterstoragetank installation,andterracetankrangingfrom5000Lto20000L.

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EDUCATIONALBUILDINGS(B)

ForGroundplusonestoreybuildingsandgroundplus2ormorestorey buildingsinstallationoffireextinguisher,hosereel,automaticsprinkler systemandterracetanksrangingfrom5000Lto25000Lismandatory.

INSTITUTIONALBUILDINGS(C)

ForHospitals,SanatoriaandNursingHomesinstallationoffireextinguisher, hosereel,automaticsprinklersystem,manuallyoperatedelectricfirealarm systemandterracetankrangingfrom2500to20000L.

HAZARDOUSBUILDINGS(J)

•ForSinglestoreybuildingsfireextinguisher,hosereel,yardhydrant, automaticsprinklersystem,manuallyoperatedelectricfirealarmsystem, AutomaticDetectionandAlarmSystem,UndergroundStaticWaterStorage Tankisrequiredtobeinstalled.

•Formorethanonefloorbuildingfireextinguisher,hosereel,wetriser,down comer,yardhydrant,automaticsprinklersystem,manuallyoperatedelectric firealarmsystem,AutomaticDetectionandAlarmSystem,UndergroundStatic WaterStorageTankandterracetankof50000Lisrequiredtobeinstalled.

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3 3..LandAcquisitionAct LandAcquisitionAct

LandacquisitionisthepoweroftheunionorastategovernmentinIndia toacquireprivatelandforthepurposeofindustrialization,developmentof infrastructuralfacilitiesorurbanizationoftheprivateland,andto compensatetheaffectedlandownersfortheirrehabilitationand resettlement.

(Somefirefightinginstallations)

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4. 4.Zoningregulations Zoningregulations

Thepurposeofzoningistoallowlocalandnationalauthoritiesto regulateandcontrollandandpropertymarketstoensure complementaryuses.Zoningcanalsoprovidetheopportunityto stimulateorslowdowndevelopmentinspecificareas.

Advantagesofzoning

Zoningenforcesmanyrestrictionslikeheightlimitations,space requirement,buildingsize,andotherdevelopmentstandards.These restrictionsandstandardshelppreventovercrowdinginthespecified areabylimitingtheamountandsizesofstructuresandparcels.

Zoningprotectsexistingpropertyvaluesbypreventingincompatible usesofaproperty.Forexample,abarwouldnotbeallowednearan elementaryschool

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Zoningchecksbuildingsfrombeingbuilttooclosetoeachother.

Zoningprotectsrecreationalareasandallowsformoreopenspaces intheneighborhood.

Zoninghasaestheticvaluesinitsaimtoenhancethebeautyofa communitybyrequiringlandscaping,buffers,andparkinglot improvements.

Slumclearance,slumevictionorslumremovalisanurbanrenewal strategyusedtotransformlowincomesettlementswithpoorreputation intoanothertypeofdevelopmentorhousing.

AnActtocontrolandregulatethePeripheryof[theterritorieswhich immediatelybeforethe1stNovember,1966,comprisedthenewCapital] theStateofPunjab.

5 5..SlumClearanceAct SlumClearanceAct 6. 6.PeripherycontrolAct PeripherycontrolAct

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