Building Bye laws

Role of Bye laws in Regulating the

Environment
Necessity of Building Bye laws

To curb the haphazard growth of towns or cities.

To facilitate future use of land, widening of streets, controlling
the ribbon development in an area.
To reduce pollution in area by restricting population density in
an area there by providing hygienic environment
To ensure that every citizen will receive facilities like water
supply, sanitation, ventilation, electric supply, parking and
safety.
Some Important Building Bye laws are as follows :-
Open space requirement :
o The open space around the building is required to be provided to
meet requirements regarding lighting , ventilations , future
expansion , and approach.
o Open space for front , rear and side yards depend upon height of
building and can be calculated by the formula
• W = 3 + (h/10)/3
• where W = width of the open space in .m
• h = height of the building in. m < 25 m
Residential buildings
a. Front open space

* <7.5 m, 5 m from the centre line of street

b. Rear open space
 Every building of height less than 10 m have rear open space of
an average width of 3 m but in no case measuring less than 1.8 m.
 corner plots (<300 sq.m) should have rear open space 2.4 m min.
c. Side open space
 Detached buildings – 3 m on both sides.
 Semi-Detached buildings – 3 m on one side.
 Row type buildings – No side open space.

 For buildings of
height above 10 m
d. Interior Open spaces
Other Buildings :

0.25 m increase in open space

for every increase of 1 m in Ht.
(For >16 m)
Height of the building :

Sr.no. Width of the road Ht. of building

1. Upto 8 m. No more than 1 ½ times road
width
2. 8m to 12 m. No more than 12m
3. >12m. No more than road- width and
21m
Building line:
It is the line up to which the plinth of a building adjoining from the
centre of the street
Control line:
To set back further distance apart from the building line in public
buildings who's attracts large number of vehicles.
These are one and half times the building line
 The distances of building and control lines is also depends on the
category of streets and its width

Type of Ribbon Devlpt along

in open and aggricultural zone Actual limits in urbamn areas
Sr.no road approahes
Building line (m) Control line (m) Building line (m) Control line (m)B uilding line (m)Control line (m)
1 NH/SH 30 56 18 30 30 45
2 MDR 24 45 9 15 15 24
3 ODR 15 24 6 9 9 25
4 VR 12 18 6 9 9 25
For various forms of building coverage :
1. Covered area :
It is the ground covered above plinth. Area occupied by
compound wall, is not included in the covered area.
2. Carpet Area:
Actual area of usable at any floor level and it not includes
verandahs, corridors, sanitary accommodation , stair cases, shafts
from lifts, AC ducts
3. Built up area
Area covered by all floors in the building and stair case, shafts is
excluded from this area
4. Plinth Area
It is the built up covered area measured at the floor level of building
Includes Excludes
Area of walls at floor level Lofts
Internal shafts of Internal shafts of
sanitary(<2 m2) sanitary(>2 m2)
AC ducts, lift Unclosed balconies
Porches and cantilevers Towers, domes
Architectural buns, cornices
5. Floor Area
It is the usable covered area of the building at any floor
Includes Excludes
Doors and other openings Plaster along walls (<300 m2)
Internal pillar and supports Fire places projecting beyond
face of the wall
Plaster along walls (>300 m2)
FSI :
• It is also called as Floor Area Ratio (FAR) is defined as, “ It is the
ratio of Total built up area for the building ( taken together) to the
total plot area.”

VPR :
𝑇𝑜𝑡𝑎𝑙 𝐵𝑢𝑖𝑙𝑡 𝑢𝑝 𝑎𝑟𝑒𝑎 𝑖𝑛 𝑚3
VPR=
𝑃𝑙𝑜𝑡 𝑎𝑟𝑒𝑎 𝑚2
Problems on FSI
1. A plot owner proposed G+1 construction with 150 sq.m
construction on each floor on a plot size 14x19 m. find the ground
coverage and FSI proposed. If margins from all sides are 2 m and
FSI is 1 are must as per bye laws, state with reasons whether plan
will be sanctioned or not ?
Soln : Actual plot area = 14 x19 = 266 sq.m
Actual ground coverage = (14-4)x(19-4) = 150 sq.m
For G+1 Structure FSI consumed = (150 x 2)/266 = 1.12
Permissible FSI = 1

As FSI consumed > permissible FSI, plan will not be sanctioned

2. A plot is having dimensions 30m x 40m. A building construction on
it occupies 400 sq.m on ground and 350sq.m on first floor. If FSI
permissible is 0.8, how much area can be constructed on second
floor ?
Structures and Projections Excluded for FSI Calculations:
Chajja, Roof or Weather Shade of maximum projection of 0.75m.
Canopy – 5 m. in length and 2.50 m. in width in form a cantilever
with minimum clear height of 2.40 m. below it
Balconies – minimum width 1.00 m. and not more than 15% of
built up area of same floor.
A projection of maximum 0.30m. on roof top terrace level and
0.45 m. in case of pitched roof
Accessory Buildings:
Single storeyed toilet (maximum area of 4.00 sq.m.)
Parking lock up garage not exceeding 2.4 m. In height
Suction Tank, Soak Pit, Pump Room, Electric Meter Room
(3m.x 5m.), Garbage Shaft, Water Tanks, Dustbins etc.
Watchman Cabin not more than 3.00 sq.m built up area and
minimum 1.20 m. wide
 Ramp
 Fire Escape Staircase
 Staircase Mid Landing with clear minimum headway of 2.10m.
below it
 Stilt Parking
 Basement used as accessory to principal use
 Area covered by additional amenity of lift
 Rockery, Well and Well Structures, Plant Nursery, Water Pool,
Swimming Pool (if uncovered), Platform around Tree, Fountain Seat.
 Compound Wall and Gate Slide
 Society Office cum Letter Box Room
• Flats less than equal to 20 : maximum dimension – (3.6m.*3.0m.)
• More than 20 flats : maximum size – 20 sq.m
 Area for one Public Telephone Booth and one Telephone Exchange
per building
 Area covered by new lift and passage there to in an existing building
ROOM SIZES
Lighting and ventilation of rooms:
• Artificial and mechanical ventilation as per latest version of part
VIII building service section I of NBC.
• Ventilation shaft: For ventilating the spaces for WC and bath rooms
the minimum values are depending up on height of the building.

Height of the Min area of Min side of shaft

building in m ventilation shaft in m
in sq.m
Up to 12 3 1.5
18 4.5 1.8
20 6 1.8
Drainage and sanitation:
The planning, design, construction and installation of water supply,
drainage and sanitation and gas supply systems shall be in accordance
with the part-IX of NBC 2005.
Section 1 – water supply and plumbing services
Section 2 – Drainage and sanitation
Section 3 – gas supply

1. Residential Buildings
Water supply : 135 litres per day per head
Bath room : One
Water closet (WC) : One
Sink : one
2. Commercial shops and offices:
Drinking water fountain : One for every 100 persons
Water closet (WC) : one for every 25 persons
Wash basin : One for every 25 persons
3. Hotels:
Water closet (WC) : one per 100 males/females
Urinals : One per 50 males
4. Educational buildings:
Nursery schools : one WC per 30 pupils and 45 ltr per head per day
Other educational institutions: one WC per 80 boys and one WC for 50
girls and one urinals per 20 boys.
5. Hospitals:
Water closet (WC) : one per 8 beds, one each for male & female staff
Wash basin : two per 30 beds
Bath room : one per 8 beds
Water supply : 340 litres per head per day
6. Government and public buildings:
Water closet (WC) : one for every 25 male & one for every 15 female
Urinals : one for 7-20 male
Water supply : 45 litres per head per day
7. Cinema hall and auditorium:
Water closet (WC) : one per 100-400 males & three per 100-200
females.
Urinals : one per 25 male persons
Water supply : 15 litres per seat
8. Industries:
Water closet (WC) : one per 15 males & one per 12 female persons
Urinals : one per 20 male persons and additional one for
every 20 persons
Water supply : 30 litres per head per day
PARKING SPACES
The minimum sizes of parking spaces to be provided shall be as
shown in Table below.
The provisions for parking of vehicles:
S. Occupanc One Parking Space for Every Non Congested
No. y Area
Car Scoote Cycle
r
1 Residential (a) 2 tenements having built up 1 4 2
(i) Multi- area 100 to 200 sq.m
family (b) 1 tenements having built up 1 2 4
Residential area more than 201 sq.m.
(c) 1 tenements having built up 0 2 4
area between 40 to 100 sq.m.
(d) 1 tenements having built up 0 1 2
area upto 40 sq.m.
(ii) Hotels Every five guest rooms 1 2 4
with
lodging
accommoda
tion
S. Occupancy One Parking Space Non Congested
No. for Every Area
Car Scoote Cycle
nos r nos nos
2 Institutional(Hospital Every 20 beds 1 2 4
medical institutions
3 Educational 100 sq.m of floor area 1 2 4
4 Gov. of semi public or 100 sq,m carpet area 1 2 4
private business
buildings and
auditorium for
educational buildings
5 Commercial (shops, 100 sq,m carpet area 1 2 4
markets)
6 Industrial Every 300 sq.m 1 2 4
7 Storage Every 400 sq.m 1 2 2

8 Plots less than 200 sq.m 4 8

(any use)
GREEN BUILDINGS
• Green building
• Also known as green construction or sustainable building refers to
a structures that ensures efficient use of natural resources like
building materials, water, energy, and other resources with minimal
generations of non-degradable waste.
Necessity of green buildings
 Buildings have major adverse impacts on the environment during
their life.
 Energy consuming systems for lighting, air conditioning and water
heating provide comfort to its occupants.
 To reduce the consumption of more water.
 For effective waste management system.
 Buildings are thus one of the major pollutants that effect urban air
quality and contribute to climate change.
 Construction cost is more, maintenance cost is less that has
tremendous environmental benefits.
Integral parts of green buildings are as follows:
 Use of clean and renewable forms of energy such as solar energy
 Efficient use of water.
 Use of eco friendly materials for construction.
 Reducing waste, pollution and environmental degradation..
Advantages of Green Buildings
 Consumes 40% to 60% lesser electricity as compared to
conventional buildings.
 Used to generate renewable energy utilization (solar hot water and
solar electricity panels)
 Consumes 40% to 80% lesser water as compared to conventional
buildings by utilizing dual plumbing system, waste water recycling
systems and rain water harvesting.
 To generate energy from waste.
 Generates lesser pollution both during construction as well as while
in use.
 Green buildings offer higher image and marketability.
 Green buildings restrict the use of high ODP ( ozone depleting
potential).
 Green buildings ensures proper safety, health and sanitation facilities
for the laborers and the occupants.
Guidelines for Achieving “ Green Building”
1. Building Shape and Orientation
 Choose the building shape such that it meets the work
requirements w.r.t. day lighting, solar heating and cooling etc.
 The shape and orientation shall be such that the maximum
utilization of natural resources is made .
2. Construction process
 The site disturbance can be reduced markedly by adopting
environmentally conscious construction practices.
 The process adopted shall be such that it uses and conserves the
natural resources like vegetation, natural drainage system etc.
 Potential improvements during construction process include :
i. Efficient use of temporary power and water requirements.
ii. Reuse of building debris to reuse waste produced.
iii. Developing overall efficiency guidelines.
iv. Use of energy efficient lighting systems
Site Selection
Factors of selecting site for Residential Building :
 It must be clear title and in residential zone.
 As far as possible rectangular plot should be selected.
 It must be near to market, school, hospital, commercial area,
transportation.
 The plot should have a separate approach road.
 The land should be such that hard strata shall be available at
minimum excavation.
 If the plot is in the vicinity of river then it must be above the high
flood level.
 Plot in low-lying areas should be avoided as rainwater may get
accumulated in the plot.
Site Selection
Factors of selecting site for educational building:
 Site plot must be of clear title.
 As far as possible rectangular plot should be selected because the
maximum area of plot can be used for construction.
 The plot should have separate approach road.
 Site should be near to the bus stop or well connected to the nearby
area by train or other transport system.
 The land should have hard strata at minimum depth.
 Site should be free from air pollution.
 Use of Eco-Friendly materials for
Construction
• From the various materials those materials which causes minimum
damage to the environment, right from their raw materials usage up
to final product, are considered to be ‘Eco-Friendly’.

Properties of eco-friendly materials :

1. These materials causes minimum damage to the environment, right

from the manufacturing to final product.
2. Require minimum energy during manufacturing.
3. They do not emit harmful gases/fumes during manufacturing.
4. These are locally available and can be extracted from nature very
easily.
5. At the end of the useful life, there is a possibility recycle and reuse.
Various eco-friendly materials are categorized as follows :
1) Naturally available eco-friendly materials or product developed
using eco-friendly raw materials method .
a) Bamboo , timber.
b) Sun dried bricks.
c) Mud uses for houses, wall plastering etc.

2) Eco-friendly materials developed using waste product :

a) Fly ash bricks:

These are waste products of the thermal power plant viz.
fly-ash for manufacturing the bricks.

b) Ply wood Manufactured from bagasse:

Bagasse is a solid waste product of sugar industry. It is
used in manufacturing ply-wood boards and panels
Green Building Rating System
Three major rating systems used in the world are.
1. BREEAM
2. GB TOOL
3. LEED

1. Building Research Establishment Environmental Assessment

Method (BREEAM) :
Recognised by building industry in UK, Australia and Canada.

2. Green Building Challenge Assessment Framework (GB tool) :

 Collaborative effort by more than 20 countries commited to
developing a global standard.
 Developed in 1998, popularly know as GB Tool
 Recognized in Korea, Italy and Brazil.
3. Leadership in Energy and Environmental Design (LEED) :

 Developed by US green building council in 2000, popularly know as

LEED rating.
 Widely accepted rating system due its simplicity.
 12-15 % of the public construction in US use LEED rating system
LEED Rating system in India
 LEED rating system is nationally and internationally accepted
benchmark for the design, construction and operation of high
performance green buildings.
 The IGBC has licensed the LEED green building standard from US
green building council.
 Currently it is responsible for certifying LEED-New construction
and LEED core shell buildings in India
 LEED concentrate on five different categories of building design
and life –cycle performance.
1. sustainable sites
2. water efficiency
3. energy and atmosphere
4. material and resources
5. indoor air quality
1. sustainable sites pre-requisites ( 14 points )
 site selection (1 point)
 urban redevelopment (1 point)
 brownfield development (1 point)
 alternative transportation (4 point)
 storm water management (2 point)
 heat island effect (2 point)
 Light pollution reduction (1 point)
2. Water Efficiency (5 point)
 Water efficient landscaping (2 points)
 Innovative waste water technology (1 point)
 Water use reduction (2 points)
3. Energy and atmosphere ( 17 points )
 Optimize energy performance above pre-requisite standards
(10 point)
 Renewable energy (3 point)
 Addition commissioning (1 point)
 Ozone protection (1 point)
 Measurement and verification (1 point)
 Green power (1 point)
4. Materials and resources (11 point)
 Building reuse (3 points)
 Construction waste management (2 point)
 Resource use (2 points)
 Recycled content (2 points)
 Local materials (2 points)
Green Building Certification in India
Three primary rating systems in India.
1. GRIHA
2. IGBC
3. BEE
1. GRIHA :
 Green rating for integrated habitat assessment
 It is India's own rating system jointly developed by The Energy
research institute and the Ministry of new and renewable
energy, Gov. of India.
 1. Online submission of documents
 2. Site visit
 3. Evolution of building
• GRIHA rating system consists of 34 criteria categorized in
four different sections

1. Site selection and site planning

2. Conservation and efficient utilization of resources.
3. Building operation and maintenance.
4. Innovation.
2. Indian Green building Council (IGBC)
 Confederation of Indian industry (CII) formed the IGBC in 2001
 IGBC has licensed the LEED green building standard from the
USGBC.
 Green Building rating system are available under IGBC are.
 LEED india for New Construction
 LEED India for Core and Shell
 IGBC Green Homes
 IGBC Geen factory Buildings
 IGBC Green SEZ
 IGBC Green Townships
• Some examples of LEED rated buildings in India.
1. Suzlon Energy Limited – Pune

2. Biodiversity Conservation India Ltd (BCIL) – Bangalore

3. ITC Green Centre – Gurgaon

4. Rajiv Gandhi International Airport - Hyderabad