Unit-2 Building Bye-Laws

Building Bye-Laws are legal tools used to regulate coverage, height, building bulk,
and architectural design and construction aspects of buildings to achieve orderly
development of an area.

What are Building Bye Laws

o Building bye-laws consist of certain rules and regulation framed by a municipal
or town planning or urban development board to control the development of area
under its jurisdiction.
o The aim of framing the bye-laws is to ensure the provision of reasonable
minimum requirements and standards (based on current scientific and
engineering knowledge, experience, techniques and modern methods of
construction) in the planning, designing and construction activities
of buildings in the zone
o The bye-laws are framed paying due regard to the weather conditions, Local
construction practice, availability of materials, labour, and other similar factors.
Objectives of Building Bye Laws
o To ensure safety and security for all building occupants. The structural
integrity of all building types is taken into consideration.
o To enable barrier-free environment for all the citizens including differently
enabled, children and elders.
o To cater to environmental concerns by introducing green buildings,
sustainable provisions, rainwater harvesting, etc.
o To adopt modern construction techniques for defined and structural safety
o To keep in mind the Swachh Bharat Mission and provide adequate sanitation
facilities for women and public in general.
o To enable Ease of Doing Business via online application and approval
processes for building plans and authorizations
o To set guidelines for communication technology such as installation of mobile
towers, etc. and determine mitigation of electromagnetic radiations.

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Importance of Building Bye Laws
• Building bye laws are an important part of town planning.
• As in the absence of these rules, the city might begin to confront
encroachments, excessive land coverage and haphazard development which
is not at all aesthetically appealing.
• In 2016, the urban ministry came up with central Model Bye Laws for states
and local governing bodies.
• The model was initiated as the government wanted to concentrate on the
environmental issues, safety, and security along with technological
developments.

Principles and aspects covered under Building Bye Laws

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BUILT UP AREA

The meaning of built-up area or the plinth area is the gross area of the property. It
is the total size of the house, including the carpet area, thickness of the walls,
balcony, terrace, ducts and utility area.

Fundamentally, the built-up area is around 10-15 percent more than the carpet
area of the house. However, it may differ from one project to another.

Formula for calculating built-up area.

Carpet area/walkable area + Wall area = Built-up area

*Important- The walls that are shared with other units or properties are factored in
at 50 percent, whereas other walls of the unit are included at 100 percent. Let us
look at some examples below to understand the computation of the built-up area.

CARPET AREA

Carpet area is that area in the flat which you could cover using a carpet. It is also
known as the net usable area. According to the Real Estate Regulation and
Development Act (RERA), carpet area is ‘the net usable floor area of an apartment,
excluding the area covered by the external walls but including the area covered by
internal partition walls of the apartment’. Under the government’s PMAY
programme, carpet area is defined as the ‘area enclosed within the walls and the
actual area to lay the carpet’.

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Formula to calculate carpet area.

Carpet area = Area of bedroom + living room + balconies + toilets – the

thickness of the inner walls

Super built-up area

Super built-up area is the built-up area of the property, along with the proportionate
area of the common facilities in the housing project. These facilities may include the
lobby, the lift shaft, the stairs, the swimming pool, the garden, the park and
clubhouse, etc. Developers arrive at the super-built-up area of a unit by way of
adding the total built-up area with the area occupied by common areas, including
the corridor, the lift lobby, the elevator, etc. In some cases, builders even
include amenities such as pools, gardens and clubhouses, in the common area.

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Formula to calculate super built-up area.

Super built-up area = Built-up area + proportionate common area

Or

Super built-up area = Carpet area (1+loading factor)

Carpet area, built-up area, super built-up area: Area-wise inclusion list

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SET BACK DISTANCE

Structure setback may be described simply as the minimal amount of open space
surrounding a building that must be maintained if explained to a non-specialist in
the field of house construction.

What is the purpose of setbacks for residential buildings?

building setback guarantees that all structures in a given area may get appropriate
natural light and do not get obstructed in any way by other structures. It ensures
enough ventilation while also allowing for the preservation of superior air quality.
As a result of these measures, natural resources such as aquatic environments and
nature reserves are protected from the construction process and its occupants. As
a last consideration, it helps to guarantee that the building is accessible to all
visitors.

Factors that influence building setback rules in India

• Measurements related to a plot’s size.

• Whether the land is just accessible solely on a single side or accessed from
both sides.
• Additionally, the location of the site and the community in which it is situated
are critical.
• The length of the highway on which the property is located.

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 • The largest possible area of coverage that is allowed in the location.

Setbacks for residential buildings in relation to their side and rear locations

According to the position of dwellings and the associated structures, back and side
setbacks must be maintained. In addition to sheds, a workshop, or a veranda, there
are many more options for building structures on a property.

To determine the size of a lot, the building’s height must be considered while
determining the distance. When estimating the height of a building, the point
nearest to the border is used, and not the entire height of the structure in question,
as is often assumed.

The side and rear setbacks are taken into account while establishing the location of
the perimeter wall on rectangular properties. Following setback requirements for a
residential project might have profound effects. As a result, it’s essential to adhere
to the government’s laws and regulations. When purchasing a freshly built house,
it is critical to ensure that the setbacks are enforced. By not doing this due diligence,
you risk losing your house if it does not acquire the necessary NOC.

Bangalore’s BBMP building setback guidelines.

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FAR – FLOOR AREA RATIO

• Floor area ratio (FAR) is the ratio of a building's total floor area (gross floor
area) to the size of the piece of land upon which it is built.

What is the formula for floor area ratio? How is Floor Area Ratio
calculated?

Floor area ratio is basically the ratio between the total covered area of all floors of
a building to the plot area.

For example, if for a particular plot area of 10,000 square metres, a floor space
index (FSI) of 1 is allotted, then, a construction of 10,000 square metres would be
allowed for the project.

Similarly, if the floor space index -FSI is 1.5 and you have a land of 1,000 sq ft,
then, you can build up to 1,500 sq ft of covered structure. The FAR calculation
formula is quite simple:

Plot Area x Floor Space Index = Built-up area

Note: FAR of 1.5 is expressed as FSI of 150%

Note that Floor space index (FSI) is applicable on commercial buildings also.

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What is premium FSI or floor space index?

For Example, If the total Plot Area is 10000 Sq feet.

CASE 1: If FAR of a place is 0.5, then the total area to be built up is allowed only
5000 sq feet.
OPTION A: One can construct in 50% of the plot area, only one floor of 5000 sq
feet. So FAR = 5000/10000=0.5
OPTION B: One can construct in 25% 2 Stories of 2500 sq feet of each. So FAR =
(2X2500)/10000=5000/10000 = 0.5
CASE 2: If FAR of a place is 1.0, then the total area to be built up is allowed only
10000 sq feet.
OPTION A: One can construct in 100% of the plot area, only one floor of 10000 sq
feet. So FAR = 10000/10000=1.0
OPTION B: One can construct in 50% of the plot area ,2 Stories floor of 5000 sq feet.
So FAR = (5000 X 2) /10000 = 10000/10000=1.0
OPTION C: One can construct in 25% 4 stories of 2500 sq feet of each. So FAR =
(2500 X 4) /10000=10000/10000 = 1.0

Basic Principles of Building Planning

1. Aspect
2. Prospect
3. Grouping
4. Furniture Required
5. Roominess
6. Circulation
7. Flexibility
8. Privacy
9. Economy
10. Elegance
11. Sanitation
12. Practical Consideration
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1. Aspect: Aspect means the peculiarity of the arrangement of doors and
windows in the outer walls of a building, particularly of residential buildings,
which allow the occupants to experience the natural gifts such as sunshine,
breeze, scenery, etc.
Below we have given some ideas for different rooms and their aspect.
i. The living room should have southern or southeast aspect.
ii. All the bedrooms should have either the west or south-west aspect, this is
because the air required in summer would blow from this direction.
iii. The kitchen should have an eastern aspect to allow the sun to refresh and
purifies the air in the kitchen with its first ray. The kitchen would remain
cool during the later part of the day.
iv. The storerooms should have a northern aspect as there will be no sun from
the north side.
v. The study rooms, classrooms, etc., should have north aspect as light
received from both will be diffused and evenly distributed.
2. Prospect:
1. Prospect is the view from outside of a house.
2. The house should have a proper prospect so that it can give a feeling of
cheerfulness to the people living in it.
3. It should create a good impression on a person who views it from outside.
4. Prospect should reveal pleasant features and hide unpleasant and
undesirable features of the house.
5. The house not only looks attractive from outside, but it must also possess
good qualities like comfort, cheerfulness, security, labour saving and modern
outlook. For e.g. Small Projections or bay window can have a good out-look
as well as helps in providing breeze, light and sunlight to the room.
3. Privacy: It is an important principle while planning a residential building.
Privacy can be maintained in ways: (1) External (2) Internal.
(1) External Privacy:
This can be maintained by:
Fixing screens on the doors and windows.
If the house is built at the backside of the plot with enough distance from the
highway and streets, then privacy can be maintained easily. The house should
not be built at the edge of the roads.

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 Screens should be fixed on the main door of the house so that one cannot have
a full view of the internal parts of the house from outside.
The external privacy can be maintained by planning the main entrance carefully
or by screening it with trees or creepers.
(2) Internal Privacy:
This can be maintained by:
1. Screens may be used in the doors of all rooms which can easily separate one
room from another. Bedrooms, bathrooms, toilet, kitchen should be properly
screened. This can be possible if all rooms have independent access.
2. The door should be located on one side of the long wall of the room.
3. Privacy can be maintained by single panel doors.
4. Grouping:
Grouping is the arrangement of various rooms regarding their function. The
relationships of the spaces should be such that there is a feeling of invitation and
transition, rather than a feeling of abrupt change. For the residential building,
planning should be grouped as
✓ Living area.
✓ Sleeping area.
✓ Service area; and
✓ Circulation area.
(a) Living Area
The living area is the area for general use and should be next to the front Varanda
and near the entrance.
(b) Sleeping Area
This is the area of bedrooms and should be located so as to guard privacy. The site
should be sufficient to accommodate beds, dressing tables, etc. An attached toilet
to the bedroom should be preferred.
(c) Service Area
This includes the area of the kitchen, dining rooms, bathrooms, and toilet.
The dining room should be close to the kitchen. This will make it much easier to
carry food.
The kitchen room should be avoided near the living room, bedroom, and study
room to avoid smoke and smells.
(d) Circulation Area

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This is an area for passage, lobby, corridor, etc., It should be minimum but well-
ventilated and lighted.
(e) Other Area
Other areas such as the study room, Puja room, etc., may be located near the
living room or bedroom.
5. Roominess:
The roominess could be produced in a house by using small proportions. An
impression of spaciousness can be created even if the house is small. A square room
may look smaller than rectangular room of the same square meter area because of
the change in proportion. The cupboards and shelves should be fixed in such a way
as to make the best use of space available.
The built in wall cupboards, show cases, shelves help in avoiding over-crowding of
floor area. The space under the windowsill can be used for storage purposes. Wall
cabinets in the kitchen provide enough storage space. The kitchen garden and the
verandah should be so located that together they provide continuity of space.
6. Circulation
For movement and access to various rooms, a certain amount of free space is
needed, which is known as circulation or free space area.
This includes passages, corridors, porches, halls, lobbies, staircases, etc.
The circulation should be designed in such a way that this will preserve every room’s
privacy and not disturb any householder.
7. Flexibility
The term flexibility means a provision in the original plan for its future extension or
change in the inside planning of a room, bathroom, w.c. etc., by changing the
position i.e., flexibility can be availed of. Future extension or development in public
buildings like schools, hospitals, hostels, etc., becomes necessary stage by stage.
So, the present planning for such cases should be flexible to provide the future
demand.
8. Furniture Required
✓ Furniture silently tells us what this room is made for because the
requirements of furniture for different rooms are also different.
✓ During planning the location of furniture and other utility articles, they
should be so arranged in the respective rooms in such a way as to give

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 maximum area for movements, convenience for operating door and window
shutters, and a comfortable breeze to bed.
✓ It is better to create a sketch plan showing furniture position so that it can be
made sure that doors, windows, and circulation space do not preclude the
placing of a sufficient number of pieces. In such plans, positions of beds,
heavy furniture pieces such as sofas, big furniture, chest of drawers, etc.
should be shown.
✓ For public buildings like – schools, theatres, etc. furniture requirement plan
is essential to determine the strength of accommodation.
9. Economy
The economy is a vital factor in building planning. While planning, the following
points should be carefully considered.
(a) The square shape of the building is the most economical, since it provides the
maximum amount of floor area, with the least amount of wall area.
(b) Cost of bigger rooms is less. For the same floor area, a number of smaller rooms
will incur more cost than a bigger room.
(c) Minimum offsets should be provided to satisfy architectural and other practical
considerations, because the cost of construction for corner walls is comparatively
more than for straight walls.
(d) The economy in construction can also be affected by using as many common
walls as possible by arranging two rooms side by side.
(e) Detached building costs more in comparison to that of a semi-detached one.
10. Elegance
In simple words, elegance means the external appearance of a building produced by
elevation. It depends upon several factors like – the proportion of width and height,
the position of doors and windows, and also the choice of materials. During the
planning of a building architectural design and composition should be visualized to
create an elegant structure.
11. Sanitation
Sanitation term embodies not only sanitary convenience such as w.c., urinals,
bathroom, sinks, etc. but also lighting and ventilation of the building. Sanitation
means the environment of the house and includes.
a) Lighting
b) Ventilation

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 c) Cleanliness
d) Plumbing services
The health and happiness of the dwellers depend upon the sanitation of the house
and such consideration plays an important role in building planning.
Lighting and ventilation may be done naturally or artificially. Good ventilation is an
important factor conducive to comfort in buildings. Ventilation is the change of air
in the room. Air conditioning is nothing but forced or induced ventilation under
controlled humidity and temperature conditions.
12. Practical Consideration
In addition to all of the basic principles of planning discussed, the following practical
points should also be taken into account.
Future Extension: Future extension is a very important point, and that should
consider before creating any planning. The planning should be done in such a way
that future extension should be possible without affecting the existing building.
Comfort: The first and last priority is always to provide comfort to the occupants.
The plan should be such that it does not affect the comfort of the occupants.
Size of the Room: The room sizes should be kept as large as possible. A large room
can be shortened by providing partition walls, but a small room cannot be simply
expanded.
Elevation: As far as possible the elevation of the building should be made simple
but attractive.
Stability: The building should be strong enough to withstand the adverse effects of
rain, wind, storm, snow, etc.

ORIENTATION

orientation is how a building is positioned in relation to the sun's paths in different

seasons, as well as to prevailing wind patterns. In passive design, it is also about
how living and sleeping areas are designed and positioned, either to take advantage
of the sun and wind, or be protected from their effects.

Principles of Good Orientation

• With good orientation the need for auxiliary heating and cooling is reduced,
resulting in lower energy bills and reduced greenhouse emissions.

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• Choose a site or home with good orientation for your climatic and regional
conditions. Build or renovate to maximize the site’s potential and to achieve the
best possible orientation for living areas.

• In hot humid climates and hot dry climates with no winter heating requirements,
orientation should aim to exclude sun year-round and maximize exposure to
cooling breezes.

• In all other climates a combination of passive solar heating and passive cooling
is required. The optimum degree of solar access and the need to capture cooling
breezes will vary with climate.

• Where ideal orientation is not possible, as is often the case in higher density
urban areas, an energy efficient home can still be achieved with careful
attention to design.

• The climate of your region.: Your climate will dictate your heating and
cooling needs, and thus the best orientation for your home. Some climates need
mainly passive heating, some need passive cooling, and most need a combination
of both. Bear in mind that the climate is warming, and hotter summers with more
extreme heat waves will become the norm during your home’s lifetime.

• True north and sun angles for your site or building.: Also need to
determine the sun angle in different seasons for your region, because the position
of the sun varies across regions. Knowing the angle of the sun at different times
of the day and different seasons will allow you to design window and shading
elements to best capture or block solar access, depending on your needs.

• Optimum building design for your climate zone.: North-facing walls and
windows receive more solar radiation in winter than in summer because the sun
is lower in the sky. East- and west-facing walls and windows receive more sun
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 in summer in the early morning and late afternoon when the sun is lower in the
sky. Your building design and how you treat north-facing walls will determine
how much solar access your home.

• The effects of climate change.

Ventilation:

Ventilation moves outdoor air into a building or a room and distributes the air within
the building or room.

The general purpose of ventilation in building is to provide healthy air for breathing
by both diluting the pollutants originating in the building and removing the
pollutants.

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NEED OF VENTILATION Having a healthy home that also has good thermal
performance requires both reliable ventilation and good airtightness.

• Ventilation is the intentional introduction of outdoor air into a building to

maintain good air quality. Ventilation methods can be either natural (for
example, windows) or mechanical (for example, fans).

• Airtightness is avoiding the unintended introduction of outdoor air into a

building or the loss of air to the outside (for example, through poorly sealed
glazing or building envelope).

• As building construction methods and airtightness of homes improve, good

ventilation becomes even more important.

• Improving airtightness can improve the thermal performance of your home by

reducing the influx of cold air in winter and hot air in summer. Improving air
tightness is one of the most cost-effective and easiest ways to improve your
thermal comfort and reduce energy costs.

• Careful design will be needed to ensure that the risk of condensation does not
increase when improving airtightness.

Lighting in a building

Lighting includes the use of both artificial light sources like lamps and light fixtures,
as well as natural illumination by capturing daylight. Daylighting (using windows,
skylights, or light shelves) is sometimes used as the main source of light during
daytime in buildings.

Types of Lighting

1. Ambient lighting.

Ambient lighting is essentially indirect lighting. A soft light that is reflected off the
ceiling. It reduces the shadows on people's faces and fills the room with equal
brightness, opening the architecture and drawing people in. Ambient light may be
produced in several ways.

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What is the benefit of ambient lighting?

Ambient lighting provides the

foundation and general illumination
of a room. Aside from the basic
lighting functionality it provides,
ambient lighting enhances the sense
of warmth and depth of your space.
This is usually achieved using
overhead lighting such as recessed
lights, chandeliers, and track lights.

2. Task lighting.

Task lighting provides increased light for specific tasks in a room that may already
have some ambient light. Task lighting is especially useful for seeing small objects
or objects of low contrast. For example, a person who is sewing would need extra
light to easily see fine details. Task lighting can also provide increased light for tasks
that require accuracy, such as reading directions on a bottle of medicine or chopping
vegetables in the kitchen. Task lighting is also useful for workspaces, such as a
workbench or wood shop in the garage, or a space used for arts and crafts.

Desk lamps provide adjustable task lighting that can be aimed in a specific
direction, for demanding visual tasks such as reading and writing. Plug-in table and
floor lamps are also commonly used to provide task lighting for reading.

3. Accent lighting.

Accent lighting, also called highlighting, emphasizes objects by focusing light

directly on them. Accent lighting is used inside and outside the home to feature
locations such as an entrance or to create dramatic effects. What is accent lighting
examples?

Accent lighting focuses light on a particular area or object. It is often used to

highlight art or other artifacts. Common types of accent lights include wall sconces,
floodlights, recessed lights, torchère lamps, or track lighting. The brighter light from
the accent lamp creates visual interest to a room.

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4. Decorative lighting

A light fixture that is decorative in nature or design. The term. 'Decorative lighting'
covers all the traditional kinds of light fittings. (Floor lights, pendants, chandeliers,
etc) and differentiates them.

Typically, decorative lights play the role of adding a layer of adornment to the area
of choice. Although often small, they can have a big impact on the overall lighting
design of a room. For instance, the WAC Lighting fixtures in the image here offer a
unique style element to the room.

Provisions For Differently abled, Elderly and Children

• These regulations shall be applicable to all buildings and facilities used by the
public such as educational, institutional, assembly, commercial, business,
mercantile buildings and group housing constructed on plots having an area
of more than 2000 sq.m.

• It shall not apply to private residential buildings.

Guidelines and Provisions

Provisions in the following guidelines shall apply:

1) “Guidelines and Space Standards for Barrier Free Built Environment for Disabled
and Elderly Persons”, (1998), Central Public Works Department, GoI 5

2) “Manual on Barrier Free Environment”, (2002), O/o the Chief Commissioner for
Persons with Disabilities, Ministry of Urban Development, GoI.

3) “National Building Code”, (2005), Bureau of Indian Standards, 4. “National Policy

for Persons with Disabilities”, (2006), Ministry of Social Justice and
Empowerment, GoI.

4) “Harmonized Guidelines and Space Standards for Barrier Free Built

Environment for Persons with Disabilities and Elderly Persons”, (Draft 2014),
Ministry of urban Development, GoI.6

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Types of buildings to adopt barrier free guidelines as notified by
the State Government

1. Buildings to be designed for Ambulant Disabled People

Eg: Higher Secondary School, Conference Hall, Dance Halls, Youth Centres,
Youth Clubs, Sport Centres, Sport Pavilions, Boat Club Houses, etc,.
2. Buildings to be designed for Non-Ambulant People (using small wheelchairs)
Eg: Public lavatories in Tourist Sports, Clubs Motels, Professional and Scientific
Institution, Museum, Art Galleries, Factories Employing differently-abled for
sedentary works, Large Offices, (with plinth area abode 1400 sq.mt.).
3. Site development -Level of the roads, access paths and parking areas shall be
described in the plan along with specification of the materials.
Eg: Access Path / Walkway, Parking
4. Building requirements: Approach to plinth level- Ramped Approach, Stepped
Approach, Exit/Entrance Door, Entrance Landing, Corridor connecting the
entrance/ exit for the differently abled.
5. Stairways: minimum width-1350mm, Height of the riser-150mm, no. of risers -
12, handrails on b/s up to 300mm.
6. Lifts: Clear internal width 1100 mm, Clear internal depth 2000 mm, Entrance
door width 900 mm.
7. Toilets: minimum size- 1500 mm x 1750 mm, Minimum clear opening of the
door 900mm, W.C. seat – 500mm from the floor.

Designing for Children

In the buildings meant for the pre-dominant use of the children, it will be necessary
to suitably alter the height of the handrail and other fittings & fixtures etc.

The guiding/warning floor material is meant to give the directional effect or warn a
person at critical places. It should be provided in the following areas:

• The access path to the building and to the parking area.

• The landing lobby towards the information board, reception, lifts, staircases,
and toilets
• Immediately at the beginning/end of walkway where there is a vehicular
traffic.
• At the location abruptly changing in level or beginning/end of a ramp.
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 • Immediately in front of an entrance/exit and the landing.

Drinking Water:

Suitable provision of drinking water shall be made for the differently abled near the
special toilet provided for them.

Parking Spaces

a. The parking spaces shall be provided as per the provisions of Master Plan or
Zonal plan as prevalent. The location of parking spaces shall be well ventilated.

b. In case of high-rise buildings parking will be permitted at any / all the

following:

i. Basements

ii. Stilts

iii. Podium

c. Stacked/ Multi-level/ Automated parking is also permitted.

Fire Protection and Fire Safety Requirements

This part covers the requirements of the fire protection for the multistoried buildings
(high rise buildings) and the buildings, which are of 15 m. and above in height and
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low occupancies of categories such as Assembly, Institutional, Educational (more
than two storeyed and built-up area exceeds 1000 sq m.), Business (where plot area
exceeds 500 sq m.), Mercantile (where aggregate covered area exceeds 750 sq m.),
Hotel, Hospital, Nursing Homes, Underground Complexes, Industrial Storage,
Meeting/Banquet Halls, Hazardous Occupancies.

Water Supply: Installation of Solar Water Heating System

a) New Buildings: Clearance of plan for the construction of new buildings of the
aforesaid categories shall only be given if they have a provision in the building
design itself for an insulated pipeline from the rooftop in the building to various
distribution points where hot water is required. The building must have a
provision for continuous water supply to the solar water heating system. The
building should also have open space on the rooftop, which receives direct sun
light. The load bearing capacity of the roof should at least be 50 kg. per sq m. All
new buildings of above said categories must complete installation of solar water
heating systems before obtaining necessary license to commence their business.
b) Existing Buildings: Installation of Solar Assisted Water Heating Systems in the
existing building shall be made mandatory at the time of change of use to above
said category provided there is a system or installation for supplying hot water.
c) Capacity: The capacity of solar water heating system to be installed on the
building of different categories shall be decided in consultation with the local
bodies. The recommended minimum capacity shall not be less than 25 litres per
day for each bathroom and kitchen subject to the condition that maximum of
50% of the total roof area is provided with the system.
d) Specifications: Installation of Solar Assisted Water Heating Systems shall
conform to BIS specification IS 12933. The solar collectors used in the system
shall have the BIS certification mark.
e) Auxiliary System: Wherever hot water requirement is continuous, auxiliary
heating arrangement either with electric elements or oil of adequate capacity can
be provided.

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