CHAPTER � III 

GENERAL REQUIREMENTS 

Site Requirements

20.       Distance from electric lines: 

No verandah, balcony or like shall be allowed to be erected or any additions or alterations made to any building within the distance between the building and any overhead electric supply line as indicated below. 

a)         Low and medium voltage           2.4 mtrs                                   1.2 mtrs

 b)         High voltage lines upto and         3.7 mtrs.                                   1.8 mtrs.

            Including 33000 V. 

c)         Extra high voltage lines       (+0.03 mtrs. For every          (+0.03 mtrs .For every additional

beyond 33000 V.                   additional 33000 V or         33000 V or part thereof.)

 21    Site and land use pattern: Notwithstanding anything contained in these Regulations no building permit on any site shall be sanctioned if: 

i)  The proposed land use does not correspond to the land use in the Master Plan.

ii)  If the construction of any building is for public worship, which in the opinion of the Authority   will wound the religious feelings of any class or persons in the vicinity thereof.

iii) Place which will be a source of annoyance to, or injurious to the health of the inhabitants of the neighborhood.

22.       Ground coverage, FAR, Height  and Setbacks : 
 

(A)       RESIDENTIAL BUILDINGS

(a)    Residential buildings on plots (other than flatted Group Housing) 

1.1.1.1.1.1                 (a-1)     Ground coverage, FAR, height and setbacks shall be as per Table-1.

(a-2)     Other provisions:

                                          I. The directions of side , rear set back and gate shall be as per the Zonal Plan and Directions  prepared by the Authority from time to time.

                                         II.  In case of plots being amalgamated, the set back lines in front and abutting adjoining property are to be followed as per Zonal Plan.

                                        III. Subdivision of individual residential plot or building constructed on it shall not be allowed.

                                        IV. Only two dwelling units and a servant quarter shall be allowed on a plot.

                                        V.  No construction of any kind shall be permitted beyond the building envelope (on set backs) except

II.        FAR shall not include
                                   

i. A chajja projection (in setbacks) of a width of 0.75meter at lintel or roof level .No construction of any type       or any material shall be permitted over projections other than mentioned herewith.
ii. Canopy projections of 4.5m .X 2.4meter in front or side set backs (maximum 2 nos.) in plots where front set back is 4.5meter or more and only one such canopy in side set back where front set back is less than 4.5meter. No construction of any type shall be permitted over the canopy projections (in setbacks).
iii.Basement (including double basement).if used for parking, services and storage (storage upto 25%).
iv. Stilt area of non-habitable height proposed to be used for parking, landscaping etc.
v.  Loft upto 1.2 mtrs. Height
vi. Other features as mentioned in Table 3
vii.In case of corner plots up to 200sqm category load bearing columns max size 300m X 300m in side setback max 2 numbers may be permitted.
viii.Open ramps for movement of vehicles in side setback only. 
 

    III         i) Basement area shall not exceed beyond building envelope.
                ii) The height of any basement shall be maximum 1.2 m (including slab) above the top level of the drain. The max.
                  height of the basement from floor to ceiling shall be 4 m. 
 

  IV.       Minimum requirement for sanction / completion: 25% of maximum permissible ground coverage or 40.0 sq.meter
whichever is more with provisions of a functional toilet / bath and a kitchen subject to maximum of permissible ground coverage. Provision of following items in building shall be mandatory for issue of completion certificate

i)                Flooring

ii)               Electrical wiring and electrical fittings shall not be mandatory.

iii)              Plumbing and CP fittings in at least one toilet and kitchen

iv)               Trees as per Direction No 1

v)                Number plate

vi)              Boundary wall shall not be mandatory. Some feature to identify the plot boundary has to be
  provided e.g. Barbed wire fencing, hedge, boundary upto toe level etc.

vii)             Internal and external finishing ( Plastering and whitewashing shall not be mandatory)

viii)            House shall be lockable i.e. all external doors and windows shall have to be provided. In
  case grill is provided in the windows then fixing of glasses in the windows panes shall not     be mandatory.

ix)              No overall violation should be there in the overall building at the time of issue of occupancy
  certificate.
 

                                  (B) GROUP HOUSING (flatted and cluster type)
 

b-1)      Minimum Plot Area                   2000 Sqm.

b-2)      Maximum permissible-

I)          Ground coverage                     30%

                                                      II)           FAR                                           150

III)           Height                                      30.0 meters
 

Note:
 

Total height shall be counted from drain top to top of the building except for

�         Illuminated boards

�         Water Tanks and

�         Other such structures with non usable height. .
 

The Chief Executive Officer reserves the right to permit additional height at focal points wherever it is considered appropriate.
 

b-3)      Minimum permissible set backs  as per Table no. 2

b-4)      Maximum permissible density shall be as per lease deed

b-5)      Other provisions �

No construction of any kind shall be permitted beyond the building envelope (on set backs) except

i)              A chajja (projection) of maximum width of 0.75 mtrs. at lintel or roof level. No construction of any type o r any material shall be permitted over projections other than mentioned herewith.

ii)            Underground water tanks with top flush with the adjoining ground level.

iii)           Watchman  Shelters and Watch Towers:No projection of watchman shelters and watch towers shall be allowed outside the plot line. Maximum height of watch man shelter shall be 4mtrs. and watch towers 15mtrs. Total area, as mentioned below, under such shelters shall be split up in desired number of watch man shelter and watch towers

iv)            Canopy projections of area as mentioned in table 4. No construction of any type shall be permitted over the canopy projections except those mentioned in table 3.

v)             Open plinth steps (max. 5nos)within 1.0 meter from setback line in the setback area. 

vi)           Two end walls up to 0.75 meter from setback lines.

vii)           Meter room as per clause 22 (C) (b) II (vii).

viii)         Open transformers without any permanent enclosure keeping in view the necessary safety requirements

ix)            In specific cases water bodies and pools, and other landscape features may be permitted with approval from the Chief Executive Officer provided the fire safety requirements are not affected.

x)            Other features as mentioned in Table 3

xi)           Rockery, well and well structures, water pool, swimming pool (if uncovered), uncovered platform around tree, tank, fountain, bench, chabutra with open top and unenclosed by side walls, compound wall, gate, slide swing, culverts on drains

xii)          Any other  feature, primarily ornamental in nature, not enclosing or covering space of commercial use may  be permitted by the Chief Executive Officer depending on case to case basis

xiii)         No temporary structure shall be permitted in front setback or setback towards sides abutting road.  

I           FAR shall include

i)          Mezzanine

ii)         Mumty or stair cover

                                                           iii)         Cupboards

                                                               iv)         Balconies

v)         Bay windows

               vi)        Pergola, shall be counted towards FAR calculations as per table given below.

vii)          The shafts provided for lifts shall be taken for covered area calculations only of one floor and included in ground coverage 
 

 II.       FAR shall not include

i.               A chajja projection (in setbacks) of a width of 0.75meter at lintel or roof level.  No construction of any type or any material shall be permitted over projections.

ii.             Canopy projections of area as mentioned in table 4. No construction of any type shall be permitted over the canopy projections except those mentioned in table 3.

iii.           Basement, if used for parking, services and storage (storage upto 25%) for the residents and shall be restricted upto maximum permissible ground coverage.

iv.           Stilt area of non-habitable height 2.25 m from beam bottom proposed to be used for parking, landscaping etc.

v.            Loft up 1.2 meter height.

vi.           Other features as mentioned in Table 3

vii.          Rockery, well and well structures, water pool, swimming pool (if uncovered), uncovered platform around tree, tank, fountain, bench, chabutra with open top and unenclosed by side walls, compound wall, gate, slide, swing, uncovered staircase (unenclosed and uncovered on three sides except for 0.9 m high railing/ wall and open to sky) , overhead tanks on top of buildings, open shafts, culverts on drains.

viii.         Open ramps with no area enclosed below it of usable height of 2.1m.

ix.           Any other feature purely ornamental in nature not enclosing or covering space of commercial use may be permitted by the  Chief Executive Officer depending on case to case basis. 

III.       15% of the prescribed FAR shall be added towards common areas which shall include 

i)                    Air-conditioning plant, electrical installation, generator room, water works, water- tanks etc.

ii)                   Watchman  shelters and watch towers,

iii)                 Garbage and lift shafts

iv)                 Fire escape staircases.

v)                  Toilet blocks for visitors, drivers, guards etc.

vi)                 Shops and community facilities as per population norms as specified in the lease deed

vii)               Mumty, machine room for lifts.

vii)               Any other utilities as decided by CEO depending on its requirement 

IV.       Distance between two adjacent building blocks shall not be less than half of the height of tallest building.

V.       The Chief Executive Officer shall have a right to impose such restriction and limitations as to the number of storeys and extent of height of the building as he considers fit where protected areas, ancient or historical monuments lie within a radius of one and half kilometer from the boundary line of such group housing.

VI.      In density calculation each servant quarter will be reckoned as half dwelling unit

VII.      A group housing shall conform to the provisions of the Sector Plan and Zonal Development Plan of the area in terms of setbacks, ground coverage, FAR and height restrictions, if any

VIII.     The provisions contained in this clause shall not apply to housing for economically weaker sections, low income groups, informal sector undertaken by the State Government, Authority or any other public body approved in this behalf by the State Government.

IX.       Basement(s) in the Group Housing Schemes shall be permitted within the building line only i.e. area after leaving setbacks. The internal height of the basement (floor to ceiling) shall be minimum 2.4 meter and max.4.0 meter

X.       The height of any basement, including slab, shall be max. 1.2 meter above the top of drain level. The height of basement shall be maximum 1.2 meters (including slabs) above the plinth of boundary wall. In case the basement is flush with the ground level adequate light and ventilation shall be ensured.

XI.       Toilet block for visitors, drivers etc. comprising of a WC, a bath and 2 urinals shall be provided.

XII.      In case of group housing having more than two storey steps must be taken to ensure water at higher floors .For this purpose booster pumps and overhead tanks must be provided.

XIII.    At least one of the lifts provided shall be of the specification of goods lift.

XIV    .Minimum requirement for sanction / completion:. Minimum covered area required for completion shall be as per lease deed or MOU. Provision of following items in building shall be mandatory for issue of completion certificate:

i)                  Flooring

ii)                 Electrical wiring.

iii)                Plumbing, CP fittings and fixtures.

iv)                 Parking and landscaping as per Direction No 1

v)                  Number plate and illumination board as per direction amended from time to time.

vi)                 Internal and external finishing ( Plastering may not be mandatory)

vii)               Boundary wall and gates shall be mandatory.

viii)              Buildings shall be lockable ie all external doors and windows shall be provided. In case     
     grill is provided in the windows the fixing of glass in the windows pane shall not be
    mandatory.

ix)                 No overall violation should be there in the overall building or site at the time of issue of
   occupancy certificate.

x)                  Any other special provision as mentioned in the lease deed.

xi)                 In case completion of whole project all temporary structures to be removed.

In case if any special clause is mentioned in the lease deed or MOU then the requirement mentioned in the
same shall be applicable. 

            (C)                   ALL OTHER BUILDINGS 

                                    a)         Industrial buildings / film centre: 

a-1)      SETBACKS, GROUND COVERAGE, FAR, HEIGHT LIMITATIONS:

Notes �
            i)           Setbacks as per Table No. 2.

NOTES

I.                 Setbacks shall be as per Table No.2.

II.              *Setbacks shall be as per control drawings, whenever such control drawings are prepared by the Authority.

III.               Total height shall be counted from drain top to top of the building except for

�         Illuminated boards

�         Water Tanks and

�         Other such structures with non usable height. .

The Chief Executive Officer reserves the right to permit additional height at focal points wherever it is considered appropriate.

IV           In case of any activity other than listed above, the ground coverage and FAR shall be as decided by the Authority from time to time.

c)                        Other provisions � 

                                                        I.      Permissible structures in set backs 

i)                    A chajja (projection) of maximum width of 0.75 mtrs. at lintel or roof  level . No construction of any type or any shall be permitted over projections other than mentioned herewith.

ii)                   Underground water tanks with top flush with the adjoining ground level.

iii)                 Canopy projections of area as mentioned in table 4. No construction of any type shall be permitted over the canopy projections except those mentioned in table 3.

iv)                 Open plinth steps (max. 5nos.) within 1.0 meter from setback line.

v)                  Watchman  Shelters and Watch Towers:

No projection of watchman shelters and watch towers shall be allowed outside the plot line.

Maximum height of watch man shelter shall be 4mtrs. and watch towers 15mtrs. Total area, as mentioned below, under such shelters shall be split up in desired number of watch man shelter and watch towers 

 

vi)                 Meter room.

vii)               Other features as mentioned in Table 3

viii)              Open transformers without any permanent enclosure keeping in view the neccesary safety requirements

ix)                 In specific cases water bodies and pools, and other landscape features may be permitted with approval from the Chief Executive Officer provided the fire safety requirements are not affected.

x)                  Any other feature purely ornamental in nature not enclosing or covering space of commercial use may be permitted by the  Chief Executive Officer depending on case to case basis.

xi)                 No temporary structure shall be permitted in front setback or in setback of sides abutting road. 

             II)       FAR shall also include

i)                    Mezzanine

ii)                   Mumty for staircase

iii)                 Cupboards

iv)                 Balconies

v)                  Bay windows

vi)                 Meter room of following sizes shall be permissible within the open space in the setback of plot.  This shall be counted towards FAR. 

1)         33KV with internal arrangement -                       5.0 m x 5.0 m x 3.2 m

2)         33 KV with external arrangement           -           6.5 m x 3.5 m x 3.2 m

3)         11 KV with internal arrangement            -           4.5 m x 4.5 m x 3.2 m

4)         L.T. Meter room                                   -           2.5 m x 2.5 meter x 3.0 m

vii)               Pergola, if provided within setback in covered area then only exact area under such pergolas shall be counted towards FAR calculations

viii)              The shafts provided for lifts shall be taken for covered area calculations only of one floor and included in ground coverage.

III. FAR shall not include

i)              A chajja projection (in setbacks) of a width of 0.75meter at lintel or roof  level  .No construction of  any type or any material shall be permitted over projections to provide access to the chajja.

ii)             Canopy projections of area as mentioned in table 4. No construction of any type shall be permitted over the canopy projections except those mentioned in table 3.

iii)            Basement (including double basement). if used for parking, services and storage (storage upto 25% in case of Industrial Building storage upto 100%) and shall be restricted upto maximum permissible ground coverage. The max. height of the basement from floor to ceiling shall be 4 m

iv)             Stilt area of non-habitable height proposed to be used for parking, landscaping etc.

v)              In buildings for Hotels, Hospitals, Nursing Homes, Specialized Health Centre & such similar buildings a service floor upto 100% of  maximum permissible ground floor coverage. The maximum height of service floor between floor to ceilings shall be 2.25 m.

vi)             Loft up             1.2 meter height.

vii)           Other features as mentioned in Table 3

viii)          Rockery, well and well structures, water pool, swimming pool (if uncovered), uncovered platform around tree, tank, fountain, bench, chabutra with open top and unenclosed by side walls, compound wall, gate, slide swing, uncovered staircase (unenclosed and uncovered on three sides except for 0.9 m high railing/ wall and open to sky) , overhead tanks on top of buildings, open shafts, culverts on drains.

ix)            Open ramps with no area enclosed below it of usable height of 2.1m.

x)             Any other feature, primarily ornamental in nature, not enclosing or covering space of commercial use may be permitted by Chief Executive Officer depending on its merits on case to case basis.

IV         i)         Basement area shall not exceed beyond building envelope.

i)    The internal height of the basement (floor to ceiling) shall be minimum 2.4 meter and max.4.0 meter.  

V                       15% of the prescribed FAR shall be added towards common areas, which shall include 

i.                     Air-conditioning plant, electrical installation, generator room, water works, water- tanks etc.

ii.                   Watchman  shelters and watch towers

iii.                  Garbage shafts and lift shafts

iv.                 Fire escape staircases

v.                   Toilet blocks for visitors, drivers, guards etc.

vi.                 Mumty, machine room for lifts.

vii.                Any other utilities as decided by CEO depending on its merits

VI       In plots above 10 acres following public utilities/facilities such as mentioned below shall be not countered in F.A.R.

i.                   Taxi stand

ii.                 Bus terminal and the like

iii.                Telephone exchange

iv.                Fire station

v.                 Public Toilets detached from the main building.

VII         Minimum requirement for sanction / completion:. Minimum area required for completion shall be as per lease deed or as mentioned in project report at time of allotment or phasing plan approved by CEO. Provision of following items in building shall be mandatory for issue of completion certificate:

i)                    Flooring

ii)                   Electrical wiring.

iii)                 Plumbing, CP fittings and fixtures.

iv)                 Parking and landscaping as per Direction No 1

v)                  Number plate and illumination board as per direction amended from time to time.

vi)                 Boundary wall and gates shall be mandatory.

vii)               Buildings shall be lockable ie all external doors and windows shall be provided. In case grill is provided in the windows the fixing of glass in the windows pane shall not be mandatory.

viii)              No overall violation should be there in the overall building or site at the time of issue of occupancy certificate.

ix)                 Any other special provision as mentioned in the lease deed.

x)                  In case completion of whole project all temporary structures to be removed.

In case if any special clause is mentioned in the lease deed or MOU then the requirement mentioned in the same shall be applicable.

D)        LAYOUT AND SUB-DIVISION OF LAND :

1.          All provisions shall as per sub- division regulations in master plan approved by Authority. In case of any special provision in Lease deed the conditions of lease deed shall have to be provided.

2.          Setbacks, FAR, Ground Coverage and Height permissible on the sub divided plot shall be as per max permissible in each individual use in the Building Regulations.

E)         NURSERY

c-1)     FAR, Ground Coverage

Max permissible Ground Coverage and covered area shall be upto 5% plot area or 300 sq m which ever is less. 

c-2)     Height        6m

Note:

1.       Total height shall be counted from drain top to top of the building except for

�         Illuminated boards

�         Water Tanks and

�         Other such structures with non usable height. .

c-3)     FAR shall not include

i)         Green house up to max 25% of plot area.

ii)        Watchman shelters as per clause 22 (B) b-5) (iii) and also permitted in setback.

iii)        Meter room as per clause 22 (C) (b) II (vii). And also permitted in setback 

c-4)     Shops and support facilities shall be permitted max upto 10% of max permissible FAR.

c-5)     Setbacks shall be as per table 2 

23.               Notwithstanding anything contained in these regulations, the Authority r may where it considers expedient to do so, having regard to the special features of a particular zone and the width of road abutting any building and the Development Plan, permit such ground coverage, height and set-back in relation of a building or a group of buildings as it  thinks fit.