Prof. Samirsinh P Parmar Asst. Prof., Dept. of Civil Engineering, Dharmasinh Desai University, Nadiad, Gujarat, India

PROF.
SAMIRSINH P PARMAR
SAMIRDDU@GMAIL.COM
ASST. PROF., DEPT. OF CIVIL ENGINEERING,
DHARMASINH DESAI UNIVERSITY, NADIAD, GUJARAT, INDIA
Content of the presentation
Pre-requisite Building – control line
Terminology Light plane
Necessity of Building Bye-laws Built-up area, carpet area, super built-up area
Objects/Importance/scope of Bye-laws Real estate act 2016
Functions of local Authority Min size of plot and residential building
components
Approval of plan means/ does not means
Bye-laws for lighting
Effective implementation of bye-laws
Basement, Mezzanine floor regulations
Applicability of building bye-laws
Standard references (Code of Practice)
Set-back- Diagrams, advantages
Prof: Samirsinh P Parmar, lecture notes: Sub CL-410: Town Planning 2

Pre-Requisite:
Every local authority under its jurisdiction has got the following two types of areas:
(1) Gamtal or gaothan (Gowdhan or Gochar- a land reserved for grass for cattle)
(2) Revenue.
The bye-laws for the above two categories of areas are different.
The land values in Gamtal area are much higher and hence, the bye-laws are framed in a liberal way.
The latter category of area is covered under a town planning scheme which controls the ,uses of
land, roads, etc.
The building bye-laws should not be confused with zoning regulations.
The former regulates the construction aspects of buildings.
The latter regulates the uses of land and (or) buildings.

1. Terminology
The difference between the following terms should also be noted:
1) Standard: It refers to a fixed or an established rule.
2) Norm: An authoritative standard is known as the norm.
3) Regulation: An order prescribed is known as the regulation.
4) Bye-Iaw: The law of a local authority is known as the bye-law and it is supplementary law or
regulation.
5) Law: The rules of State or community are termed as the laws.

What are Building Bye-laws?
•The covering the requirements of building, ensuring safety of the public
through open spaces, minimum size of rooms and height and area
limitation, are known as building bye-laws.
•Rules and regulations which largely regulate the building activity should
be formulated to get disciplined growth of building and the better
planned development of towns and cities.

Necessity of Building Bye-Laws
 A bye-law is the local law framed by a competent authority.
 Every locality has its own peculiarities with respect to the climatic conditions, geological
conditions, i.e. availability of materials for construction, labour etc.
 If a building is built in a definite planned way, the construction becomes economically sound
and safe.
 As such there must be a law or regulations on the part of the owner while building his own
house.
 If not, the house-owner under his ‘ownership’ right will construct the house, which may affect
the interests of others in respect of health and convenience.

2. Objects of Bye-laws
• Pre-planning of building activity.
• Allow orderly growth and prevent haphazard development.
• Provisions of by-laws usually afford safety against fire, noise, health hazard and
structure failure.
• Provide proper utilization of space to achieved maximum efficiency in planning.
• They provide health, safety and comfort to the people who live in building.
• Due to these bye-laws, each building will have proper approaches, light, air and
ventilation.

The bye-laws are necessary to achieve the following three main purposes or objects:
1) It becomes easier to pre-plan the building activities and provisions of bye-laws give guide
lines to the designing architect or engineer.
2) The building bye-laws prevent haphazard development without any resemblance to the
development of the area as a whole.
3) The provisions of building bye-laws usually afford safety to the human beings who work
and live in them against fire, noise, health hazard and structural failure.

Scope of Building Bye-laws
• Aspects of different type of building in building bye-laws:
1. Building frontage line
2. Minimum plot size
3. Built up area of building
4. Height of building
5. Provision of safety, water supply, drainage, proper light and
ventilation
6. Requirement for off street parking space
7. Size of structural element

3. Importance of Bye-laws
Consultation with superior authority.
Consultation with subordinate authority.
Consultation with interested groups.

4. Functions of Local Authority
A local authority Is a body created by law and it has to carry out various functions and
obligations in connection with community life.
One of the important duty of a local authority to frame suitable building bye-laws and to
provide suitable machinery for Its successful implementation.
For this purpose, It should form a department to receive plans of proposed buildings.
The department checks every detail on the plan and defects, If any, pertaining to prevailing
bye-laws, are pointed out for rectification.
Only those plans are approved which comply with the requirements of prevailing bye-laws.

5. Approval of Building plan Means….?
The approval 0L plan means the acceptance of local authority of the following requirements only:
1. arrangements of stairs, lifts, corridors, doors, windows and parking;

2. height of building and its various story's;.
3. minimum requirements of high-rise building or low-rise building as the case may be;
4. minimum requirements of sanitary facility;
5. minimum requirements with respect to areas of rooms;
6. permissible built-up area;
7. permissible F.S.|.;
8. permissible open spaces and set-back;
9. permissible use of buildings; and
10.provision for light and ventilation.

6. Approval of does not mean this:
The approval of plan by the concerned local authority does not mean the following:
(1) easement rights;
(2) structural reports and structural drawings;
(3) title of the land or building;
(4) variation in area from recorded area of a plot or a building;
(5) workmanship and soundness of materials in construction of the building.

7. Effective implementation of Building bye-laws:
The important points to be remembered in connection with the building bye-laws can be
enlisted as shown below:
1) The authority concerned should provide more field staff for the effective implementation of
the bye-laws.
2) The bye-laws causing undue hardships to the public at large should be immediately removed
or rectified.
3) The procedural requirements should be brought down to the minimum possible extent.
4) The professional institutions, engineers and staff should be consulted at the time of framing
or changing the bye-laws.
5) There should not be frequent changes in the basic requirements of the bye-laws.
6) They should aim at the socio-economic housing conditions.
7) They should be given proper publicity through various popular mediums.

8. Applicability of Building Bye-laws:
• New construction
• Additional and alternations to a building
• Changing of occupancy of building (residential  education etc.)
• Development of land is undertaken
• In demolition

8. Applicability of Building Bye-laws:
The bye-laws are made applicable under the following three Circumstances:
1. Additions and alterations to a building: If the owner desires to make certain additions,
alterations, modifications or extension to a building, the plans showing the proposed work
should be got prepared from the licensed person for submission to the concerned authority.
The owner can carry out such additions, alterations, etc. only after getting his plan approved
by the concerned authority.
2. New construction: The plan showing the project proposed to be constructed on a particular
site has to be suitably sanctioned before commencing the work.
3. Requirement of open space: The open space shown on plan and provided in conformity with
the bye-law cannot be covered and it has to be kept permanently open. If the bye-law is
subsequently amended and 'if it becomes legal to cover the Open space, the same can be
carried out only after getting the approval of concerned authority.

Set Back Distance

Uses of Set-Back

Set Back Distance- Advantages
The setback affected by the building line has the following advantages.
1. If necessary, part of the set-back may be acquired for the purpose of Widening the roads.
2. It keeps noise and dust away from the building.
3. The set-back at street corners improves visibility aﬂd Pr0Vlde-5 Safety to the traffic.
4. It reduces danger of fire.
5. The space of set-backs can be used as parking place or for developing a garden.
6. It helps better conditions of air, light and ventilation of the buildings.

Permissible Set-back
Width of road Permissible set back
Up to 12 m 1.5
>12 m 2.0
Road width <3 m and length < 30 m No set- back
Advantage of set-back
• Better condition of air, light and ventilation.

• At corners it improve visibility and safety from traffic.
• Space for parking.
• Protection of building from street nuisance like noise.
• Reduce the danger of fire from neighbor house.
• It provide privacy in building.

Building & control line
• The line up to which the plinth of the
building adjoining a street or road or on
future street may lawfully extend is know
as building line.
• Building such as cinemas, factories,
commercial center which attract large
number of vehicle should be set-back
distance apart from the building line.
• The line up to which such building can be
constructed is known as control line.

Building & control line

10. Light Plane:

Advantages of Air-Plane Rule
1. It does not allow the tall buildings to grow nearby building of lesser height.
2. It establishes minimum standards in terms of light, air and space, thereby creates healthy
conditions.
3. It controls the set-back from roads.
4. It helps to construct the buildings with uniform height. And the harmonious grouping makes
the street picture as pleasing as possible.

11. FSI= Floor Space Index
Floor space index (FSI) or floor area ratio (FAR)
is the total ratio of the cumulative area of all
the floors from all the buildings to the size of
the land on which such buildings are made.
How is floor space index calculated?

As a formula:
Floor area ratio = (total covered area on all floors of all

buildings on a certain plot, gross floor area) / (area of
the plot).
The number basically defines the maximum Floor space

area you can build on your land with respect to the plot
area that you have.

12. Definition Related:
1. Built-up area:
2. Super Built-up area:
3. RERA:

Built up area
• “The area covered by the building
immediately above the plinth level”
• It is also known as covered area.

Plinth Area
• Means the built-up covered area measured at the floor level of the basement or of any story.

Carpet Area:
• Carpet area refers to the actual area that lies between the walls of a house.
• Essentially, if you are planning to lay a carpet, this is the area it would occupy.
• Carpet area does not take into account the thickness of the walls.
• According to the Real Estate (Regulation and Development) Act, 2016, carpet area is defined as the
net usable floor area of an apartment or house.
• It excludes the area occupied by the walls, area lying under services shafts or being occupied by a
balcony, verandah or terrace.
• The area of the lobby or any space outside the main door is completely excluded from the measure
of carpet area.
• However, an area occupied by walls that serve as partitions within the structure is considered part of
the carpet area.

Super Built up area:

Built up area (Typical Regulations)
The FSI shall be 1.0 with maximum utilization up to 0.4 on ground floor.
Sr. No. Area of plot Maximum permissible covered area

1. <200 m2 66.67% of the plot area on ground floor and first floor.
Nothing on second floor exceeding 25 % of the ground floor.

2. 201-500 m2 50 % of the plot area or 133 m2 which ever is more.
3. 501-1000 m2 40 % of the plot area or 250 m2 which ever is more.
4. >1000 m2 33.33 % of the plot area or 400 m2 which ever is more.

Real Estate (Regulation and Development) Act, 2016
RERA
An Act to establish the Real Estate Regulatory Authority for regulation and promotion of the real
estate sector and to ensure sale of plot, apartment of building, as the case may be, or sale of
real estate project, in an efficient and transparent manner and to protect the interest of
consumers in the real estate sector and to establish an adjudicating mechanism for speedy
dispute redressal and also to establish the Appellate Tribunal to hear appeals from the decisions,
directions or orders of the Real Estate Regulatory Authority and the adjudicating officer and for
matters connected therewith or incidental thereto.

13. Minimum size of plot:

𝑇𝑜𝑡𝑎𝑙 𝑐𝑜𝑣𝑒𝑟𝑒𝑑 𝑎𝑟𝑒𝑎 𝑜𝑓 𝑎𝑙𝑙 𝑓𝑙𝑜𝑜𝑟𝑠
𝐹𝑆𝐼 =
Floor Space Index 𝑝𝑙𝑜𝑡 𝑎𝑟𝑒𝑎
Floor space index (FSI) 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. This ratio has to be below or equal to limits imposed on
such a ratio by the government authorities.
This limit varies from city to city, zone to zone and many such factors. You have to get this
information for the particular location.

Floor space index

Floor space index

Floor space index for Indian Cities
Reference:
https://www.proptiger.co
m/guide/post/fsi-in-10-
cities-of-india

FSI for Indian cities w.r.to Cities abroad

15. Minimum Sizes for Different
Components in a Residential Building
•Every habitable room should not have an area less than 9.5 sq.m with a minimum width of 2.4 m.
•If such a room is a kitchen, its floor area should not be less» than 5.6 sq.m and preferably 9 to 10
sq.m when it is to be used for dining also.
•A kitchen cum dining hall should not have an area smaller than 18 sq.m
•The area of a living room of a double room tenement should not be less than 14 sq.m
•The area of a bathroom (minimum width 1.2″ m) = 1.8 sq.m.
•Area of w.c. (minimum width 0.9 m) = 1.18 sq.m.
•Area of store room = 3 sq.m.
•Area of a room general = 9.5 sq.m.

I.S. Recommendations
1. For proper health point of view, every habitable room should have a minimum of 9~5 sq area
with at least 3.4 m width.
2. Floor area for kitchen shall not be less than 5.6 sq.m. with minimum side width of 1.8
anywhere.
3. The height of the habitable room shall be minimum 2.75 m. For W-C it shall be min 2.4 m.
4. From point of view of air, light the aggregate area of door and window opening should be
less than one-seventh of the floor area. Ventilators of the aggregate area at a rate of sq.m.
per 10 cubic meters of space of the rooms should be provided.
5. Minimum height of plinth should be 45 cm above plot level or road level whichever is higher.

14. Principles underlying building bye laws
 Classifying the building with unit as a family and mentioning the requirement.
 Classify rooms according use and then specifying minimum standard of each room with respect
to size, height, floor area, ventilation and light.
 Specify height of compound wall and location of gate in wall.
 Controlling projection in marginal space.
 Insisting on suitable FSI or FAR.
 Specify suitable arrangements with respect to drainage and water supply.
 Specify set-backs, light plan and margin.
 Specify minimum size of plots, their dimension and figure.

Building Bye-laws For Residential Area
• Size of plots • Basement
• Area limitation • Compound wall
• Margin • Projection margin
• Height of the building • Parapet wall
• Plinth height • Mezzanine floor
• Minimum area of rooms • staircase

For building up to 300m2 plot area

For building above 300m2 plot area and height up to 13 m
Width of road in m Minimum set back in m

Up to 12 3
12 to 18 4
Above 18 4.5
Plot area (m2) Minimum set back

301 to 670 1.5 m or 0.25 of the height
of the building on each side
Above 670 3 m on both side or 0.25 of height of the
building which is higher

Height Of The Building
• Height of building according to width of street:
1.The maximum height of the building shall not exceed 1.5 times the width of road.
2.For building in vicinity of aerodromes, the maximum height of the building is fixed in
consultation with civil aviation authorities.
• The height shall not included if building is erected one-third of roof area, including:
1.Roof tank and its support
2.Ventilating, lift room
3.Roof structure other than pent-house

Bye-Laws for Lighting
1. For light, a clear window area in the wall abutting to the air space either directly or through an open
verandah or gallery Should not be less than one tenth of the floor area of the room for dry, hot climate (hot
arid) and one sixth for wet, hot climate (hot humid).
2. The aggregate area of the door and window openings should not be less than one seventh of the room.
3. However, for the apartments where doors need not be closed for the sake of privacy or security, aggregate
area of openings may be provided either by windows or doors.
4. This becomes a possibility in the case of living rooms and dining halls where such rooms have an open
verandah or gallery.
5. In addition to the above means of light, every such room should have a ventilator of at least 0.3 sq.m. in an
area near the top of each of two walls of such rooms and these ventilators should be preferably placed
opposite to each other for thorough ventilation. When this is not possible, then ventilators should be placed
at least in the adjoining walls.
6. Generally, the aggregate area of such ventilators is provided at the rate of 0.1 sq.m. for every 10 cubic meters
of space of such rooms.

Basement/Cellar
USAGE OF BASEMENT REQUIREMENT OF BASEMENT
•The basement shall not be used  The height of basement from the floor to the underside of
for residential purpose. the roof slab or ceiling shall not be less than 2.4 m.
•The basement to be constructed  The maximum height of the ceiling of any basement shall
within the prescribed set back be 0.9 m and maximum 1.2 m above the average
and building lines and subject to surrounding ground level.
maximum on entrance floor may
be put to only the following use:  Adequate arrangement shall be made such that surface
•Storage of household drainage does not enter the basement.
•Strong rooms, bank cellars  The walls and floor of the basement shall be watertight.
•Parking places  The access to the basement shall be separate from the
•Air conditioning equipment and main and alternative staircase providing access and exit
other machine from higher floor.

Compound Wall
• Except with the special permission of the maximum height of compound wall shall be 1.5
m above center line of front street.
• It is permitted 2.4 m when the top of 0.9 m is open type construction
• In corner plot it is restricted to 0.75 m for a length of 10 m on side and front intersection.
• The balance height of 0.75 m may be made up through railing and of design to be
approved by the authority.

Mezzanine Floor
• Minimum height of mezzanine floor
shall be 2.2 m.
• The minimum size of the mezzanine
floor, if it is to be used as a living
room shall not less than 9.5 m2
• The aggregate area of such
mezzanine floor in a building shall in
no case exceed 1/3 the plinth area of
the building.

16. References:
http://www.kirtipurmun.gov.np/sites/kirtipurmun.gov.np/files/documents/kirtipur_building_pla
nning_bylaws.pdf
http://getmynotes.com/building-bye-laws-civil-engineering/

Link to download this code: https://www.scribd.com/document/347396762/NBC-2016-VOL-1

53

Prof. Samirsinh P Parmar Asst. Prof., Dept. of Civil Engineering, Dharmasinh Desai University, Nadiad, Gujarat, India

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Prof: Samirsinh P Parmar, lecture notes: Sub CL-410: Town Planning 2

Prof: Samirsinh P Parmar, lecture notes: Sub CL-410: Town Planning 3

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1. arrangements of stairs, lifts, corridors, doors, windows and parking;

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• Better condition of air, light and ventilation.

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How is floor space index calculated?

Floor area ratio = (total covered area on all floors of all

The number basically defines the maximum Floor space

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Sr. No. Area of plot Maximum permissible covered area

Nothing on second floor exceeding 25 % of the ground floor.

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Width of road in m Minimum set back in m

Plot area (m2) Minimum set back

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