AP Building Rules-2012 13 04 2012

PRESENTATION ON
ANDHRA PRADESH BUILDING RULES - 2012
Directorate of Town and Country Planning

(Government of Andhra Pradesh)
Hyderabad
PURPOSE OF BUILDING
RULES
 Basic instrument for regulating all building activities
 For facilitating Planned Development
 For maintaining public health, Public safety and public

convenience
Andhra Pradesh Building Rules – 2012

2
PARAMETERS OF BUILDING
RULES
 External aspects (setbacks, height, etc.)
 Building volume (Floor area, Coverage, etc.)
 Standards and specifications of construction
 Building standards and specifications are given as per the

National Building Code
Contd..
3
PARAMETERS OF BUILDING
RULES
It regulates
• Plot size
• Road Width
• Setbacks
• Plot coverage
• Floor Area
• Height
• Parking Area
• Enforcement
• Restriction of buildings in certain areas,

4
PRESENT BUILDING RULES
Comprehensive Building Rules which are applicable at present are--
G.O. Ms. No. Date Applicability
86 03-03-2006 HMDA Area
678 07-09-2007 VUDA & VGTM UDA Area
302 15-04-2008 Corporations and UDAs
569 23-08-2008 All Urban Local Bodies

5
WHY UNIFORM BUILDING RULES ARE REQUIRED?
 Since the Building Rules are issued in many GOs for regulating
developments and building activities, in the different ULBs & UDAs
in the State
 No. of amendments to various rules were given from time to time
 The content is similar in all the Gos/Rules

6
SALIENT FEATURES
 Minimal parameters, i.e., only setbacks and height stipulated
 A single and Common Table for all types of buildings
 Separate stipulations for old and congested areas
 Rationalized the setbacks for smaller plots

7
SALIENT FEATURES
Building height specified based on area and location viz.,
 Congested areas
 Existing areas
 New and developing areas
 Prohibited areas for High Rise Building

8
SALIENT FEATURES
Provisions made for
 Maintaining greenery
 Flexibility in transferring of setbacks
 Solar Power for Heating and External Lighting
 Structure stability and earthquake resistance in major
complexes
 Facilities for Physically Challenged persons in the public
buildings

9
SALIENT FEATURES
 Table-I is deleted since it is pertaining to layouts and separate rules

for layouts is under preparation
 Modified Table-II and introduced maximum height permissible apart

from minimum abutting road width required for better clarity

10
TABLE – II (AS PER GO.86)
Minimum abutting road

Type/ Use of Building plot permissible width required
(in meters)
A) SITES IN OLD/EXISTING BUILT-UP AREAS/CONGESTED
AREAS/SETTLEMENT (GRAM KHANTAM/ABADI) (as listed in Category
I of Annexure I)
Residential Buildings – maximum permissible upto 10m height 6*

Non-residential buildings and mixed occupancies – maximum
permissible up to 12 m height
In Category II Areas of Annexure I 9*

· Residential Buildings – maximum permissible up to 15 m height
· Non-residential buildings and mixed occupancies – maximum
permissible below 18 m height
Contd..
11
TABLE – II (AS PER GO.86)
Minimum abutting road width
Type/ Use of Building plot permissible
required (in meters)
B) SITES IN NEW AREAS/ APPROVED LAYOUT AREAS
The type of buildings & intensity of development shall be w.r.t. the abutting road width, viz.,
B1 Non-High Rise Residential Buildings including Apartment Complexes; Buildings 9*

with shopping on GF and residences on upper floor; Basic level social amenities like
Nursery School / Religious Place / Public Health Center / Dispensary / Diagnostic
Laboratory/ Police outpost/Post Office/ Neighbourhood Library cum Community
Center and all buildings up to 15 m height
B2 In addition to B 1 above, High Rise Building/ Complex of height above 18 m and up 12.2
to 24 m; Group Housing Scheme; Primary School, Middle school / Tutorial institution

/ General Industry / Godown / Petrol/diesel Filling station; High School, Junior
College / Commercial Complex, Computer units/ Office Building, ITES Complex,
Nursing Home / Community Hall / Function/Marriage Hall / Assembly Hall/Cinema
Theater; Service establishment/ Workshop;
Others not specified in the Table and all non high-rise buildings up to 18 m height
B3 In addition to B 1 & B 2 above, High Rise buildings above 24 m and up to 30 m 18

height; General Degree and other non-professional College / Polytechnic, ITI;
Professional College Campus; Multiplex Complexes, Shopping Malls, Hospitals and
all non high-rise buildings up to 18 m height
B4 In addition to B 1 to B 3 above, High Rise Buildings above 30 m height 24 and above

12
TABLE – II (MODIFIED)
Maximum
Minimum
Height
abutting existing
permissible
S. No. Type or Use of Building permissible road width
(including
required
parking floor)
(in meters)
(in meters)
SITES IN OLD/EXISTING BUILT-UP AREAS/CONGESTED AREAS/SETTLEMENT
A (GRAM KHANTAM/ABADI) Annexure-I
All Residential (other than Group Housing) & Commercial Buildings. For other
categories the Minimum road width shall be as given in B1 Category 10 9*
B SITES IN NEW AREAS / APPROVED LAYOUT AREAS

Non-High Rise (Residential) Buildings including Group Housing (Cellar and / or Stilt as 18 9 **
B1 permissible + maximum up to 5 floors), Basic level social amenities like Nursery School,
Primary School / Religious Place /Clinic / Dispensary / Diagnostic Laboratory
High Rise Buildings / Complexes, Non High Rise Group Housing (Cellars as applicable + 24 12
B2 6 floors), Group Housing with more than 100 units, Group Development Scheme; Middle
school / Tutorial institution / General Industry / Godown / Petrol / Diesel / Gas Filling
Station; High School, Junior College / Commercial Complex, Computer units/ Office
Building, ITES Complex, Nursing Home/ Hospital of not more than 20 beds / Community
Hall / Function/Marriage Hall / Assembly Hall /Cinema Theater; Service establishment /
Workshop;
Others not specified in the Table and all Non High-Rise buildings up to 18m height
General Degree and other non-professional College / Polytechnic, ITI; Professional 30 18

B3 College Campus; Multiplex Complexes, Shopping Malls (above 4000sq.m), Hospitals of
more than 20 beds and all Non High-Rise buildings up to 18 m height
Andhra Pradesh Building Rules – 2012 13

SALIENT FEATURES
Introduction of restrictions of building activity for the following

areas
Railways
Distance from Railway property boundary to the building shall be minimum
30m or as per NOC given by Railway Authority
Electrical Lines
For High Tension electrical lines a minimum safety distance (both horizontal
and vertical) of 3m shall be maintained between the building and high tension
electrical lines and 1.5m for low tension electrical lines
The land all along the tower line shall be developed as green belt to an extent of
the width of tower base and on either side of green belt there shall be a minimum
of 10m wide roads or as defined in the Master Plan, which ever is higher.

14
SALIENT FEATURES
Airport
 For Building activity within the Restricted Zone / Air Funnel Zone near the airport,
necessary clearance from the concerned Airport Authority shall be obtained.
 The building heights and other parameters shall be regulated as per the stipulations
of the Airport Authority of India as notified in Gazette of India Extraordinary
(S.O.1589) dated 30-06-2008
 Irrespective of their distance from the aerodrome, even beyond 22km limit from the
aerodrome reference point, no radio masts or similar installation exceeding 152m in
height shall be erected except with the prior clearance from Civil Aviation
Authorities.
 In respect of any land located within 1000m from the boundary of Military Airport
no building is allowed except with prior clearance from the concerned airport
authority with regard to building height permissible and safe distance to be
maintained between the building and boundary of the aerodrome.

15
SALIENT FEATURES
Other Structures near to Airport
 No chimneys or smoke producing factories shall be constructed with in a
radius of 8km from the Airport Reference Point
 Slaughter house, Butcheries, Meat shops and Solid Waste disposal sites and
other areas for activities like depositing of garbage which may encourage
collection of high flying birds, like eagles and hawks, shall not be permitted
within 10 km from the Airport Reference Point.
 Within a 5km radius of the Aerodrome Reference Point, every structure /

installation / building shall be designed so as to meet the pigeon / bird
proofing requirement of the Civil Aviation Authorities.
 Such requirement may stipulate the prohibition of any cavity, niche, or other
opening on the exterior of such building / installation / structure so as to
prevent the nesting and habitation of pigeon or other birds.

SALIENT FEATURES
EIA (Environmental Impact Assessment-2006)

 To obtain prior Environmental Clearance (EC) from State Environmental
Impact Assessment Authority (SEIAA), Ministry of Environment and
Forests, Govt. of India for the following
Building/Construction projects/Area Development projects and Townships
Sl.No Type A B
1 Buildings and >20000sq.m and #(Built up are for covered construction; in
Construction <1,50,000sq.m of built case of facilities open to the sky, it will be
Projects up area# the activity area
2 Townships and Covering an area > ++All projects under Item8(b) shall be
Area 50ha and or built up appraised as Category B1
Development are >1,50,000sq.m ++
Projects

17
SALIENT FEATURES
Defense Establishments
 In case of Sites within 500m distance from the boundary of Defense Areas /
Military Establishments prior clearance of Defense Authority shall be
obtained.
Oil/Gas Pipelines
 In case of Sites in the vicinity of Oil/Gas pipelines, clearance distance and
other stipulations of the Respective Authority shall be complied with.
 The Oil / Gas Authorities shall also specify the clearances required stretch
wise to Local Body.

18
SALIENT FEATURES
Heritage Structures
 In case of Sites located within the distance up to 100m from protected monuments as
notified under Archeological Monuments and Ancient Sites and Remains Act 1955
and as amended no construction is allowed.
 For the Sites located within distance of above 100m and up to 200m from the
protected monuments, the construction is allowed only after obtaining prior
permission from the National Monument Authority.
 For the Sites located within the vicinity of any Heritage Structure notified as per the
respective law, the prior clearance from the concerned authority shall be obtained.
 For the development / redevelopment of any notified Heritage Structure the

stipulations as prescribed by the respective authority shall be followed.

19
SALIENT FEATURES
Religious Structures
 In case of Sites located within a radius of 100m from the notified religious structure as given in
the list in Annexure – VII / notified from time to time, the construction is allowed upto 10m
height only.
 For the Sites located within a radius of above 100m and up to 300m from the notified religious
structure as given in the list in Annexure – VII / notified from time to time, only non high rise
structures are allowed.
Andhra Pradesh Building Rules – 2012 Contd.. 20

SALIENT FEATURES
Special Regulations for Banjara Hills & Jubliee Hills
Areas covered : Block 1 & 2 and part of Block No. 3 of ward no. 8, of
erstwhile MCH
For Plots abutting Road No.1, 2 & 3 Banjara Hills and Road No.36 Jubilee Hills
maximum permissible height is 30m (only for plots where road widening is given free of
cost)
Table – I (Type & Height of the Building)
Sl.No Type of the Building Maximum Height

1 Individual Residential Buildings / 15m (Including Stilt floor)
Apartment Complexes
2 Commercial buildings 15m
• The building with height beyond 10m in these areas shall be permitted only if the plot
abuts to a minimum of 12m wide road
• The setbacks shall be as per Table-III and parking & other requirement shall be as per
these rules.
TABLE – III (AS PER G.O.86) Permissible Setbacks & Height
Building line or minimum front setback
(in mts) to be left Minimum
Height setbacks on
Sl. Plot Size Parking Above Above Above
permissible (in remaining
No. (in Sq.mts.) provision Up to 12m & 18m & 24m & Above
mts.) sides
12m upto upto upto 30m
(in mts.)
18m 18m 30m
1 2 3 4 5 6 7 8 9 10
1 Less than 100 - 7 1.5 4 5 6 7.5 -
2 100 & upto 200 - 10 3 4 5 6 7.5 1.0

3 Above 200 & Stilt parking Upto 7 3 4 5 6 7.5 1.0
upto 300 floor allowed 3 4 5 6 7.5 1.5
Upto 10

Upto 400 floor allowed 3 4 5 6 7.5 2.0
Upto 12

Upto 12

Upto 12
Below 15 3 4 5 6 7.5 3.5

Contd.. 22
TABLE – III (AS PER G.O.86) Permissible Setbacks & Height
Building line or minimum front setback (in mt.) to
be left
Minimum
Height
Sl. Plot Size Parking Above Above Above setbacks on
permissible
No. (in Sq.mts.) provision Up to 12m & 18m & 24m & remaining sides
(in mts.) Above 30m
12m upto upto upto (in mts.)
18m 18m 30m
1 2 3 4 5 6 7 8 9 10
upto 1000 + One cellar Upto 12 3 4 5 6 7.5 3.5
floor allowed Below 15 3 4 5 6 7.5 4.0
8 Above 1000 & Stilt Parking Upto 7 3 4 5 6 7.5 3.5

upto 1500 + 2 Cellar Upto 12 3 4 5 6 7.5 4
floors Below 15 3 4 5 6 7.5 5
allowed
Below 18* 3 4 5 6 7.5 6
upto 2500 + 2 Cellar Below 15 3 4 5 6 7.5 5.0
floors Below 18* 3 4 5 6 7.5 6.0
allowed
10 Above 2500 Stilt parking Upto 7 3 4 5 6 7.5 5.0
+ 2 or more Below 15 3 4 5 6 7.5 6.0
Cellar floors Below 18* 3 4 5 6 7.5 7.0
allowed

23
TABLE – III (MODIFIED)
Building Line or Minimum Front Setback to be left (in m)
Height Abutting Road Width Minimum
Plot Size
(in m) setbacks on
Sl. (in Sq. m) Parking Above
Permissi Above remaining
No. Above – provision Up to Above 12m & up to 18m & up
ble 24m & up Above 30m sides
Up to 12m 18m to
Up to to 30m (in m)
24 m
1 2 3 4 5 6 7 8 9 10
Less than
1 7 1.5 1.5 3 3 3 -
50
7 1.5 1.5 3 3 3 -
2 50-100 -
10 1.5 1.5 3 3 3 0.5
3 100 - 200 - 10 1.5 1.5 3 3 3 1.0
7 2 3 3 4 5 1.0
4 200 - 300 Stilt floor
10 2 3 3 5 6 1.5
7 3 4 5 6 7.5 1.5
12 3 4 5 6 7.5 2.0
7 3 4 5 6 7.5 2.0
12 3 4 5 6 7.5 2.5
7 3 4 5 6 7.5 2.5
Stilt floor
7 * 500 - 750 12 3 4 5 6 7.5 3.0

15 3 4 5 6 7.5 3.5
Stilt + 7 3 4 5 6 7.5 3.0

8 750 - 1000 One Cellar 12 3 4 5 6 7.5 Contd..
3.5 24
floor
TABLE – III (MODIFIED)
Building Line or Minimum Front Setback to be left (in m)

Height Abutting Road Width Minimum
Plot Size
(in m) setbacks on
Sl. (in Sq. m) Parking Above
Permissi Above remaining
No. Above – provision Up to Above 12m & up to 18m & up
ble 24m & up Above 30m sides
Up to 12m 18m to
Up to to 30m (in m)
24 m
1 2 3 4 5 6 7 8 9 10
7 3 4 5 6 7.5 3.5
Stilt + 3 4 5 6 7.5 4.0
1000 - 12
9 2 Cellar
1500 3 4 5 6 7.5 5.0
floors 15
18** 3 4 5 6 7.5 6.0
7 3 4 5 6 7.5 4.0
Stilt +
1500 -
10 2 Cellar 15 3 4 5 6 7.5 5.0
2500
floors
18** 3 4 5 6 7.5 6.0
Stilt + 7 3 4 5 6 7.5 5.0
Above 2 or more
11 15 3 4 5 6 7.5 6.0
2500 Cellar
floors 18** 3 4 5 6 7.5 7.0
25
SALIENT FEATURES
 In Table-II, Category-A & B front setback is insisted after widening the road to 9m (in case of
plots abutting less than 9m road)
 Proposed to formulate special regulations for Slums/EWS buildings
 Stilt Floor meant for parking is excluded from the permissible height in the above Table-III
 For commercial plots having an extent of 500-750sq.m cellar floor for parking may be considered
 If the site abuts more than one road, then the front setback should be insisted towards the bigger
road width and for the remaining side or sides, the setback as at column 11 In Table-III shall be
insisted
 Height of stilt floor shall not be less than 2.5m and shall not exceed 3.0m.
 In case of parking floors where mechanical system and lift are provided, height of such parking
floor shall not be less than 4.5m.

26
SALIENT FEATURES
 The required organized open space (tot lot) of 5% could be in more than one location
and shall be of minimum width of 3m with a minimum area of 15sq.m at one location.
 The transfer of setback from any one side to any other side without exceeding overall
permissible plinth area, subject to maintaining a minimum 2.5m setback on other side
(in case of plots above 750sq.m)
 Narrow Plots is redefined as plot having extent not more than 400sq.m where the
length is four times of the width of the plot and the setbacks on sides may be
compensated in front and rear setbacks subject to maintain minimum setback of 1m
for buildings height upto 10m and 2m in case of height above 10 to 15m without
exceeding overall permissible plinth area and this is not applicable for made up plots
 The space between block to block shall not be considered for organized open space (tot
lot)

27
SALIENT FEATURES
Additional Requirements for buildings above 12m height
Report of soil test
Structural designs and drawings duly certified by Structural Engineer/Consultants firm

empanelled with Local Authority
Building Plan and application shall be signed by Owner, Builder, Architect and the
Structural Engineer with their present and permanent address
If the construction is being taken up by a Builder, attested copy of registered agreement
shall be submitted
Contractor shall submit Risk Insurance Policy for construction period

28
SALIENT FEATURES
RESTRICTIONS ON PROJECTIONS IN MANDATORY OPEN
SPACES
Cornice, Chajjas / weather shades only of width not exceeding 60cm shall be allowed in the
mandatory setbacks.
No balcony projections or corridor shall be permitted projecting within the mandatory open
spaces
In case of Individual Residential Building in plots more than 300sq.m

In the front setback only a security guard booth of 2sq.m is allowed.
Sump, septic tank, well may be allowed in the rear and side open spaces.
A setback of at least 1.5m from the property or boundary line of the plot shall be provided for
these structures.
Parking sheds, generator room may be allowed in the rear and side open Spaces.
The height of these accessory buildings shall not be more than 2.5m and shall not occupy more
than 1/4th of the plot width. These shall be so located that they do not hinder the fire safety
measures and operations.

SALIENT FEATURES
REQUIREMENTS FOR HIGH RISE BUILDINGS
High Rise Buildings / Complexes shall be permissible only in areas other than those
given in Annexure – I (congested areas) & II (prohibited for High Rise Buildings).
Minimum size of plot shall be 2000sq.m.
High Rise Building shall be accompanied by detailed plans, floor plans of all floors and
detailed specifications duly certified by a qualified structural engineer.
Prior Clearance from Airport Authority
Prior NOC from the Fire & Emergency Services Department
10% of total site area shall reserved for organized open space at ground level open to
sky and shall be a minimum width of 3m and minimum area of 50sq.m at one location.
The balcony projection of up to 2m may be allowed projecting onto the open spaces for
upper floors from 6m height onwards.

30
SALIENT FEATURES
 Rules for Multiplex Complexes issued in G.O.Ms.No.486, Dt.7-7-2007 is attached
to these rules
 Rules for Hospital Buildings with more than 30m height issued in G.O.Ms.No.2,
Dt.3-1-2011 are also attached to these rules.
Row type housing

 Row houses shall abut internal roads only
 G+1 Floors or 7m height is permissible in plot area upto 100sq.m.
 G+2 Floors or 10m height is permissible in plot area above 100sq.m
 The setbacks in a row can be interchangeable
U type buildings (allowed for commercial buildings only)
 Minimum Plot area shall be 2000sq.m
 Minimum open space on sides and rear shall be
2m for building height upto 15m,
3m for building height of 8m
7m in case of high rise buildings
 The depth of such courtyard shall be at least 50% of the average building depth and the
minimum width shall be 10m.
SALIENT FEATURES
Group Development Scheme
It is reckoned as development of Residential Buildings in a Campus or Site.
Minimum area of 4000sq.m. and minimum road width of 12m is required.
They could be row houses, semi-detached, detached Houses, apartment blocks or
high-rise buildings or mix or combination of the above.
Simplified Group Development Scheme requirements.
Deleted Table-V & Residential Enclaves of previous Building Rules.

SALIENT FEATURES
Group Development Scheme
It shall be developed together with buildings and amenities and facilities – open plots
shall not disposed.
Not applicable for Govt. sponsored housing schemes.
A through public access of 12m width shall be developed with in the applicants site for
the convenience of accessibility for other sites. This would not apply if there is an existing
peripheral road.
Minimum 3% of proposed built up area shall be developed for common amenities and
facilities where the proposed units are more than 100

33
SALIENT FEATURES
Parking
 Rationalized Parking requirements for N.P/UDA/ULBs in Table – V
 Provision for Mechanical and car lift system are proposed enabling two tier parking. The
required parking shall be computed accordingly
 In Stilt floor a watchman room and 2 toilets (W.C), with maximum built up area of
25sq.m may be allowed. Such space shall not be disposed and shall be part of common
facility of the complex.
 The width of Driveway specified as 4.5m

SALIENT FEATURES
Parking
 In case where the permissible set back is less than 4.6m, the pillars position in stilt floor shall be so
designed that there shall be clear space of 3.6m (excluding Greenery) for movement of vehicles.
 Cellar shall be with a set back from the property line as follows:
Minimum of 1.5m in the sites of extent of less than 1000sq.m,
2m in the sites of extent of more than 1000sq.m and less than 2000sq.m
3m in the sites of extent of more than 2000sq.m.

 In case of more than one cellar, 0.5m additional setback for every additional cellar floor shall be
insisted.
 Up to 10% of cellar may be utilised for utilities and non-habitation purpose like A/C Plant room,
Generator room, STP, Electrical installations, Laundry, etc,

TABLE - V
Parking area to be provided as percentage of total built up area
All Municipal Corporations & Municipalities/ N.Ps/ G.Ps.
HMDA Area
UDA Areas other than UDA Areas
Sl. Category of building/activity
No Municipalities/ Other
Municipalities/ Selection &
N.Ps/ G.Ps. All Municipal Municipaliti
GHMC N.Ps/ G.Ps. in Special Grade
in Corporations es/
UDA Areas Municipalities
HMDA Area N.Ps/ G.Ps.
1 2 3 4 5 6 7 8
1 Multiplexes 60 50 60 50 60 50
2 Shopping Malls (above 4000 sq.m),
Information Technology Enabling
60 50 50 40 40 30
Services Complexes
3 Hotels, restaurants, lodges,

Cinema halls, business buildings,
other commercial buildings,
Kalyana Mandapams, Offices, & 40 30 30 25 25 25
High-Rise Buildings / Complexes
of Non Residential Category
4 Residential Apartment
Complexes, Hospitals, Institutional
buildings, Industrial buildings,
Schools, Colleges, other 30 20 20 20 20 20
educational buildings & Godowns
& Others

SALIENT FEATURES
ENCOURAGEMENT FOR PROVISION OF PARKING
COMPLEXES
Incentives like relaxation in setbacks, fee, moratorium on property tax are proposed
Provisions for amenities and facilities in all buildings as per NBC
introduced
Building requirements like size and area of habitable rooms, bath rooms and
kitchen etc. shall be as per NBC
In High Rise Buildings Power Generator, Solar Water Heating System shall be
provided
CONCESSIONS IN ROAD WIDENING CASES

Entitled for TDR or
Extra floor with equivalent built up area allowed or
Concessions in setback including front setback
In case of High rise Buildings the concessions in setbacks, other than the front setback
would be considered

37
SALIENT FEATURES
TRANSFERABLE DEVELOPMENT RIGHTS (TDR)
TDR means an award specifying the built up area an owner of a site or plot can sell or
dispose or utilize elsewhere, in lieu of surrendering land free of cost which is required to
be set apart or affected for public purpose as per the Master Plan or in road widening or
covered in recreational use zone, etc.
TDR can be awarded only when such lands are transferred to the local body / Urban
Development Authority as the case may be by way of registered gift deed.
The award would be in the form of a TDR certificate issued by the Competent
Authority / Sanctioning Authority.

38
SALIENT FEATURES
TRANSFERABLE DEVELOPMENT RIGHTS (TDR)
Norms
For the Master Plan Road / Road Development Plan undertaken and developed:
equivalent to 200% of built up area of such area surrendered.
For conservation and development of lakes / water bodies / nalas foreshores &
Recreational buffer development with greenery, etc: equivalent to 100% of built up area
of such recreational buffer area developed at his cost.
For Heritage buildings and heritage precincts maintained with adaptive reuse:
equivalent to 100% of built up area of such site area

39
SALIENT FEATURES
BUILDING PERMIT/LICENSE FEES
 The Sanctioning Authority shall along with the Building Application levy and collect 2% of
the Building Permit / License fees, subject to a maximum of Rs.10,000 as initial fees.
 The balance Building Permit / License Fees together with other fees and Charges shall be
levied and collected before the issue of permission/sanction.
 In case of rejection of building application, the above initial fees would be forfeited.
 No fees and charges would be levied for parking spaces provided in any floor.

40
SALIENT FEATURES
LEVY OF SPECIAL FEES AND OTHER PROVISIONS FOR CERTAIN
AREAS
The Sanctioning Authority with the specific approval of the Government may, when implementing such
Projects, levy Special fees and other fees / charges for lands / sites / premises abutting or in the vicinity of
the Ring Road or other highways / major roads or the Mass Rail Transit System / Light Rail Transit /
MMTS route indicated in the Master Plan, at the rates and procedure prescribed by the Government.

41
SALIENT FEATURES
CITY LEVEL INFRASTRUCTURE IMPACT FEES
APPLICABLE IN CERTAIN CASES
• City level Infrastructure Impact fees is rationalized and given at Table-VI
• No levy of city level impact fee for The first 15m height of the building
• For Multiplexes the rates given in the Multiplex Rules shall be applicable
• This is not applicable for Government Departments and Public Agencies like Urban
Development Authority, APIIC, Local Bodies and HMWSSB.
• The amount levied and collected shall be credited and maintained in a separate
escrow account and 50% of it shall be utilised for development of infrastructure in
the same area and balance amount is to be utilised towards improvement of city level
capital infrastructure.

42
TABLE - VI
Contd.. 43
SALIENT FEATURES
INCENTIVES
Item Rebate in Property Tax
Install and use solar heating and lighting system 10%
Under take both Recycling of waste water and 10%

Rain Water Harvesting Structures

44
SALIENT FEATURES
TECHNICAL APPROVAL FROM COMPETENT AUTHORITY
HMDA / UDA Areas:
•In case of areas falling under the jurisdiction of HMDA /UDA, the development control
powers shall be as per the delegation issued by the concerned HMDA / UDA from time to
time.
Areas not covered under HMDA / UDA Areas:

•Where the Town Planning Section Head is below the cadre of Deputy Director, the
Sanctioning Authority is empowered to sanction the building permission up to 10m
height in plot area upto 300sq.m, in the sites where the proposed activity is permissible in
normal course as per Zoning Regulations.

SALIENT FEATURES
• If the site area is above 300sq.m and upto 1000sq.m. prior Technical Approval from
the concerned Regional Deputy Director shall be obtained where the proposed
activity is permissible in normal course as per Zoning Regulations.
• Where the Town Planning Section Head is in the cadre of Deputy Director or above,
the Sanctioning Authority is empowered to sanction the building permission in plot
area upto 1000sq.m, in the sites where the proposed activity is permissible in normal
course as per Zoning Regulations.
• Other than “i” & “ii” above the proposals of building approvals shall be submitted to
The Director of Town and Country Planning for prior Technical Approval.

SALIENT FEATURES
• In the Gram Panchayat areas covered under sanctioned GTP Scheme the Sanctioning
Authority is empowered to sanction the individual residential building permission up
to 10m height in plot area upto 300sq.m, in the sites where the proposed activity is
permissible in normal course as per Zoning Regulations. In respect of other cases
prior Technical Approval shall be obtained from the Competent Authority i.e.
Director of Town & Country Planning.
• In Case of Group Development, Group Housing Schemes like Cluster Housing / Row
Housing / Semidetached Housing Schemes and Gated Community, Technical
approval from the Competent Authority is required to be obtained.

47
SALIENT FEATURES
HIGH RISE BUILDING COMMITTEE
a) Greater Hyderabad Municipal Corporation (GHMC) /
Greater Vishakapatnam Municipal Corporation (GVMC) /
Vijayawada Municipal Corporation (VMC).
1 Chief City Planner/Town Planning Section Head Member Convener
2 Engineering Section Head Member
3 Director of Town & Country Planning or his nominee Member
4 Town Planning Section Head of UDA or his nominee Member
The Committee shall give the recommendations to the Commissioner.

48
SALIENT FEATURES
b) Hyderabad Metropolitan Development Authority (HMDA) /
All UDAs (Other than the area covered in “a” above.)
1 Head of the Town Planning wing of concerned UDA Member Convener
Town Planning Section Head or his nominee of

2 Member
concerned ULB
3 Engineering Section Head of concerned UDA / ULB Member
4 Director of Town & Country Planning or his nominee. Member
The Committee shall give the recommendations to the Metropolitan Commissioner / Vice
Chairman.

49
SALIENT FEATURES
c) Other Municipal Corporations / Municipalities /
Nagar Panchayats (Other than the area covered in “a” & “b”
above i.e. DT&CP Jurisdiction)
1 Town Planning Section Head of concerned ULB Member Convener
2 Commissioner of concerned ULB Member
3 Regional Deputy Director of Town Planning Member
4 Superintendent Engineer Public Health Member
Senior Practicing Architect / Planner nominated by Member

5
DT&CP
The Committee shall give the recommendations to the Director of Town & Country
Planning

50
SALIENT FEATURES
d) Gram Panchayats covered in Sanctioned Master Plan Area.
(Other than the area covered in “a”, “b” & “c” above i.e.
DT&CP Jurisdiction)
1 Regional Deputy Director of Town Planning Member Convener
2 Superintendent Engineer Public Health Member

Senior Practicing Architect / Planner nominated by
3 Member
DT&CP
The Panchayat Secretary shall submit the proposal through the concerned RDDTP to
place before the committee and the committee shall give the recommendations to the
Director of Town & Country Planning

51
SALIENT FEATURES
OCCUPANCY CERTIFICATE (OC)
• Occupancy Certificate shall be mandatory for all buildings.
• Partial OC may be considered by the Sanctioning authority on merits i.e. flats / units
or area within a complex which have fulfilled all the requirements in addition to basic
facilities like lifts water supply, sanitation, drainage, roads, common lighting etc
• In respect of individual buildings in plots up to 100sq.m with height up to 7m
obtaining OC is optional
Following aspects to be considered for OC

• No. of Floors
• External setbacks
• Usage of the building
• Parking space provision
• Abutting road width

52
SALIENT FEATURES
• The Sanctioning Authority shall communicate the approval or refusal of the Occupancy
Certificate within 15days
• The Sanctioning Authority is empowered to compound the offence in relation to setbacks

violations (other than the front setback) in respect of non high rise buildings only up to
10%
• For all high rise buildings, the work shall be subject to inspection by the Fire and
Emergency Service Department and the Occupancy Certificate shall be issued only after
clearance from the Fire and Emergency Service Department
• The functional/line agencies dealing with electric power, water supply, drainage and
sewerage shall not give regular connections to the building unless such Occupancy
Certificate is produced, or alternatively may charge 3 times the rate till such time
Occupancy Certificate is produced.

53
SALIENT FEATURES
• The above condition shall also be applicable to all unauthorized constructions and
buildings constructed without sanctioned building plan. In addition to the above, the
Local Body shall collect every year two times the property tax as penalty from the
owner/occupier.
• The Registration Authority shall register only the permitted built up area as per the
sanctioned building plan and only upon producing and filing a copy of such
sanctioned building plan.
• The financial agencies/institutions shall extend loan facilities only to the permitted
built up area as per the sanctioned building plan.

54
SALIENT FEATURES
ENFORCEMENT
• The Enforcement Authority concerned shall be wholly and severally responsible for ensuring
and maintaining the right of way / width of the road and building restrictions as given in
these Rules.
• The Enforcement Authority shall summarily remove any violation or deviation in building
construction in maintaining the road widths and building line.
• In respect of apartment complexes, shopping complexes and all high rise buildings, periodical
inspections shall be carried out
• Any person or anybody including the Govt. are carries out development in contravention of
the rules shall be punished with imprisonment for a term which may extend to 3 years or
• A fine which may extend to 10% of the land value or building as fixed by the registration
dept.

SALIENT FEATURES
ENFORCEMENT
Constitution of Town Planning and Building Tribunal:

• The Government shall constitute a Town Planning and Building Tribunal for dealing
with all town planning, enforcement and building issues by making necessary
amendments to the corresponding Acts if required.
Constitution of Building Ombudsman:

• The Government may constitute a Building Ombudsman for dealing with all
complaints of building violations, shortfall in building standards, services and
specifications and safety aspects. The Government shall separately work out the
procedure, role and details of the functioning of the Building Ombudsman.

56
SALIENT FEATURES
LIMITATIONS OF BUILDING SANCTION:
Sanction of building permission by the Sanctioning
Authority shall not mean responsibility or clearance of
the following aspects
•Title or ownership of the site or building
•Easement Rights
•Structural Reports, Structural Drawings and structural aspects
•Workmanship, soundness of structure and materials used,
•Quality of building services and amenities in the construction of building
•Other requirements or licences or clearances required for the site/ premises or
activity under various other laws.

57
SALIENT FEATURES
LICENSING OF REAL ESTATE COMPANIES, DEVELOPERS, BUILDERS,
TOWN PLANNERS, ENGINEERS & OTHER TECHNICAL PERSONNEL
MANDATORY
• No developer / builder / real estate firm or company / engineer / town planner/other
technical personnel shall be allowed to undertake development/do business / practice
in a Municipal Corporation / UDA / Municipal Area unless they are licenced with the
sanctioning authority of the respective area.
• Architects shall be required to be registered with the Council of Architecture.
• The engaging of the services of a licenced developer / builder shall be mandatory for
Apartment Buildings, Group Housing, all types of Group Development Schemes, all
High-Rise Buildings and all Commercial Complexes.

58
SALIENT FEATURES
LICENSING OF REAL ESTATE COMPANIES, DEVELOPERS, BUILDERS,
TOWN PLANNERS, ENGINEERS & OTHER TECHNICAL PERSONNEL
MANDATORY
• Absence of the above or suppressing of the above facts or in the case of other licences and
other technical personnel who violate the conditions would invite penal action including
debarring of the real estate firm/development firm / company from practice in the local
authority area for 5 years besides prosecution under the relevant laws / code of conduct by
the sanctioning authority.
• Any licenced developer / builder / other technical personnel who undertake construction in
violation of the sanctioned plans shall be black-listed and this, this would entail cancellation
of their licence besides being prosecuted under the relevant laws / code of conduct.

59
COMPARATIVE STATEMENT SHOWING THE PRESENT RULE POSITION (G.O.Ms.No.86,
678, 302 & 569) AND PROVISIONS MADE IN PROPOSED RULES (AP BUILDING RULES-
RULE NO / 2012)
MODIFIED
SL.NO PROVISION MODIFICATION REMARKS
G.O.Ms.No. RULE NO
1 2 3 4 5 6
1 3 & 4 of G.O.86, 3. Restriction on Minimum Building -
678,302 & 569 Plot Size along abutting roads in new
developments and layouts
4.1 Minimum Approach road
requirement for sites in new
areas/layout areas:
Deleted As the Rule pertains to layouts
4.2 Access conditions & Requirements
for plots/sites abutting Ring roads /
Highways / Bypass Roads of 30 m and
above identified in the Master Plan /
Zonal Development Plan:
2 5 (b) (ii) of 5. Restrictions of building activity in 3 (a) (ii) (1) 45m from the edge of the M.C. Rajahmundry has informed
G.O.302,678 & vicinity of certain areas River outside the that no. of structures are existing
569 b) (ii)100 meters from the River Municipal Corporation / very near to Godavari River. As
edge outside Municipal Municipality / Nagara they are existing since long time
Corporation /Municipal limits and 50 Panchayat limits and 30m and to avoid unauthorized
with in the Municipal construction he requested to
meters within Municipal Corporation/
Municipal limits. No permanent Corporation / reduce the buffer at least to 10m.
constructions / structures will be Municipality / Nagara In view of the above modification is
permitted within the above-mentioned Panchayat limits. considered
buffer zone.
RULE NO /
2012)
MODIFIED
G.O.Ms.No RULE NO
3 5 (g) (i) In Case of Bajanra Hills and Jubilee Hills 3 (j) Apartment Complexes and Institutional Buildings
there is height ceiling of 15m for both are also permissible
residential and commercial buildings
the height beyond 10m in these areas
shall be permitted only if the plots
abuts to minimum 40ft wide road.
The above provision shall not be
applicable to Apartment complexes
4 7 Table-III 1. less than 100sq.m site area Front 5 Table-III 1. less than 50sq.m site area Front setback is Smaller Plots abutting to
G.O.86, setback is varying from 1.5m to 7.5m varying from 1.5m to 3m and on other sides no roads of higher width are
678,302 & and setback on other side is varying setback unable to leave the required
569 from 0m to 1.5m front setbacks due to high
2. 50-100sq.m site area Front setback is varying
front setback. In order to
2. 100-200sq.m site area Front setback from 1.5m to 3m and on other side setback is
remove the difficulty faced
is varying from 3m to 7.5m and setback varying from 0m to 0.5m
by small plots holder, and to
on other side is 1m
3. 100-200sq.m site area Front setback is varying encourage compliance of the
3. 200- 300sq.m site area Front from 1.5m to 3m and on other side is 1m on other building approvals the front
setback is varying from 3m to 7.5m and side setback is varying 1m setback is reduced for plots
setback on other side is 1m to 1.5m
4. 200-300sq.m site area Front setback is varying up to 300m site area to cater
from 2m to 6m and on other sides varying from the needs of the small plot
1m to 1.5m holders.
In addition to above the plot size group are made

equal with G.O.86
2012)
RULE NO / MODIFIED
G.O.Ms.No. RULE NO
5 7.1 (g) (xii) of In case 5(f) (viii) viii. In case of plots 300 - 750sq.m, it is permitted to It is proposed to
G.O.86, 678 of plots above 300 sq. & (ix) transfer up to 1m of setback from any one side to any avoid the misuse
& meters and upto 750 sq. other side without exceeding overall permissible of the existing
meters, it is permitted to plinth area. The transfer of setback from front provision
7.1 (i) (f) (11)
of transfer up to one meter of setback is not allowed.
setback from one side to the ix. In case of plots above 750sq.m, it is permitted to
G.O.302 & other side, and in case of
transfer up to 2m of setback from any one side to any
7.1 (p) of 569 plots above 750 sq. meters,
other side without exceeding overall permissible
it is permitted to transfer up
plinth area, subject to maintaining of a minimum
to 2 meters of setback,
2.5m setback on other side and a minimum building
which needs to be uniform
line. The transfer of setback from front setback is not
at any given point, subject
allowed
to maintaining of minimum
building line in the front.
6 5(d) c.*In case of commercial buildings proposed in plots To provide
having an extent of 500-750sq.m cellar floor for parking facility
parking may be considered subject to condition that for commercial
required parking shall be fulfilled as per Table-V and buildings in
feasibility on ground smaller site
2012)
RULE NO / MODIFIED
G.O.Ms.No. RULE NO
7 7.1(b) of Stilt parking floor permissible is 5(f) (ix) iii. Height of stilt floor shall Maximum height of the stilt floor
exclusive of height of building up not be less than 2.5m. In is removed and only minimum
G.O.86, 678,
to 15mts. height of stilt floor case of parking floors height is indicated as 2.5m to
302 & 569
shall not exceed 3.0mt. In case where mechanical system have a better clarity
of parking floors where and lift are provided, height
mechanical system and lift are of such parking floor shall
provided, height of such parking not be less than 4.5m.
floor upto 4.0mt. could be

considered.
8 9.6 Table-IV For high rise buildings of height 7(a)(ix) Required setback for the It is desirable to have more
of above 50m alround setback is buildings of height up to setbacks for increasing heights of
G.O.86,678, 16m and abutting road width 55m is specified and after buildings beyond certain height
G.O. 302 30m 55m 0.5m additional And height restrictions is deleted
For the high rise buildings of setback for every 5m of in respect of Municipal
height shall be insisted
height more than 40m approval Corporations (G.O.302) and
G.O. 569 of the Govt. is required Municipalities (G.O.569) in order
to have uniform policy
For the high rise buildings of
height more than 30m approval
of the Govt. is required
2012)
RULE NO / MODIFIED
G.O.Ms.No. RULE NO
9 7.1(g)(xiv) For narrow plots, Where 5(f)(x) For narrow plots having extent not This rule is being
G.O.86, 678, the length 4 times the more than 400sq.m and where the exploited by the
302 & 569 width of the plot the length is 4 times of the width of the applicants by making the
setbacks on sides may plot, the setbacks on sides may be plots as narrow plots by
be compensated in front compensated in front and rear setbacks amalgamating the plots
and rear setbacks so as so as to ensure that to fulfill the norms of the
to ensure that the the overall aggregate setbacks are narrow plots. Due to this
overall aggregate maintained in the site, subject to the buildings with height
setbacks are maintained maintaining a minimum of side setback of 18m with only 1m
in the site, subject to of 1m in case of buildings of height up setback is being
maintaining a minimum to 10m and minimum of 2m in case of constructed due to which
of 1m on each side. buildings of height the lighting and
above 10m and up to 15m without ventilation to the
exceeding overall permissible plinth neighboring buildings is
area. (This Rule shall not be applicable deprived. Hence this is
for made-up plots). suitably modified.
2012)
RULE NO / MODIFIED
G.O.Ms.No. RULE NO
10 8 of ENCOURAGEMENT FOR 12 BUILDINGS WITH U-Type Previously there was no

G.O.86,678,3 BUILDINGS WITH U-Type CENTRAL COURTYARD for mention of use of the building.
02 & 569 CENTRAL COURTYARDS commercial use As per the prevailing rules the
“U”-Shape building is
permissible with 1m side
setbacks. There may not be a
problem to allow such buildings
in commercial area but in
residential areas the lighting and
ventilation is reduced to the
neighboring buildings. Hence it
is restricted to commercial
buildings in the modified rules
2012)
RULE NO / MODIFIED
G.O.Ms.No. RULE NO
11 15 of GRANT OF TRANSFERABLE 17 GRANT OF TRANSFERABLE The M.C. G.V.M.C. has stated
G.O.86,678, DEVELOPMENT RIGHT DEVELOPMENT RIGHT that it has become very difficult
302 & 569 to them to acquire properties
For the Master Plan road For the Master Plan Road /
free of cost for formation of
network undertaken and Road Development Plan
BRTS corridor hence requested
developed: equivalent to 100 undertaken and
to give more incentives to
% of built up area of such area developed: equivalent to
encourage the acquisition of
surrendered 200% of built up area of
lands for BRTS and other major
such area surrendered.
road widening without paying
any compensation.
12 10.12 of TECHNICAL CLEARANCE 24 HIGH RISE BUILDING High Rise Building Committees
G.O. 302 FROM COMPETENT COMMITTEE are specified for HMDA & UDAs
AUTHORITY also.
13.4 of
G.O.569
2012)
RULE NO / MODIFIED
G.O.Ms.No. RULE NO
13 10.12 of TECHNICAL CLEARANCE 24 HIGH RISE BUILDING High Rise Building Committees
G.O. 302 FROM COMPETENT COMMITTEE are specified for HMDA & UDAs
AUTHORITY also.
13.4 of
G.O.569
14 As per Building Rules the 19(d) BUILDING PERMIT / It is observed that the
permission is valid for 3yeards LICENSE FEES construction of High Rise
subject to conditions that the The permission is valid for Building is taking more than 3
construction shall be 5years in case of High Rise years period and
commenced with in 1 year representations have been
Buildings & Group
received by Govt. for extension
Development Schemes and
3years in case of Non High of validity period.
Rise Buildings subject to The building permission validity
condition that the period is enhanced for High
construction shall be Rise Buildings and Group
commenced with in Development Schemes up to 5
18months. The permission years
can be revalidated for
another 2years on
payment of building
permit fee
2012)
RULE NO / MODIFIED
G.O.Ms.No. RULE NO
15 21 of OCCUPANCY 26 (b) OCCUPANCY CERTIFICATE Use of the building also made mandatory for
G.O.86,678 CERTIFICATE issue of occupancy certificate as it is
Parameters
& 302 Parameters observed that after obtaining approval for
*No. of Floors residential buildings are being converted for
22 of G.O. (a) Number of
floors External setbacks commercial uses, schools, colleges etc..
569
(b) External which the not permissible in certain locations
Usage of the building
setbacks and which require more parking area, NOC
(c) Parking space Parking space provision from Fire Services Dept. and many other
provision conditions.
Abutting road width
(d) Abutting road
* The total height of the Further with reference to height also the
width
building may vary to a deviations up to 1m subject to Fire Services
norms are prescribed which will facilitate to
maximum of 1m with no
change in the permitted obtain Occupancy Certificate depending on
number of floors subject to the ground condition.
compliance of fire service
norms
THANK YOU
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PRESENTATION ON

ANDHRA PRADESH BUILDING RULES - 2012

Directorate of Town and Country Planning

 Basic instrument for regulating all building activities

 For facilitating Planned Development

 For maintaining public health, Public safety and public

Andhra Pradesh Building Rules – 2012

 External aspects (setbacks, height, etc.)

 Building volume (Floor area, Coverage, etc.)

 Standards and specifications of construction

 Building standards and specifications are given as per the

Andhra Pradesh Building Rules – 2012

Comprehensive Building Rules which are applicable at present are--

G.O. Ms. No. Date Applicability

86 03-03-2006 HMDA Area

678 07-09-2007 VUDA & VGTM UDA Area

302 15-04-2008 Corporations and UDAs

569 23-08-2008 All Urban Local Bodies

Andhra Pradesh Building Rules – 2012

developments and building activities, in the different ULBs & UDAs

 No. of amendments to various rules were given from time to time

 The content is similar in all the Gos/Rules

Andhra Pradesh Building Rules – 2012

 Minimal parameters, i.e., only setbacks and height stipulated

 A single and Common Table for all types of buildings

 Separate stipulations for old and congested areas

 Rationalized the setbacks for smaller plots

Andhra Pradesh Building Rules – 2012

Building height specified based on area and location viz.,

 New and developing areas

 Prohibited areas for High Rise Building

Andhra Pradesh Building Rules – 2012

Provisions made for

Andhra Pradesh Building Rules – 2012

 Table-I is deleted since it is pertaining to layouts and separate rules

 Modified Table-II and introduced maximum height permissible apart

Andhra Pradesh Building Rules – 2012

Minimum abutting road

Residential Buildings – maximum permissible upto 10m height 6*

In Category II Areas of Annexure I 9*

B1 Non-High Rise Residential Buildings including Apartment Complexes; Buildings 9*

B3 In addition to B 1 & B 2 above, High Rise buildings above 24 m and up to 30 m 18

B4 In addition to B 1 to B 3 above, High Rise Buildings above 30 m height 24 and above

Andhra Pradesh Building Rules – 2012

B SITES IN NEW AREAS / APPROVED LAYOUT AREAS

General Degree and other non-professional College / Polytechnic, ITI; Professional 30 18

Andhra Pradesh Building Rules – 2012 13

Introduction of restrictions of building activity for the following

Andhra Pradesh Building Rules – 2012

Andhra Pradesh Building Rules – 2012

 Within a 5km radius of the Aerodrome Reference Point, every structure /

Andhra Pradesh Building Rules – 2012 16

EIA (Environmental Impact Assessment-2006)

Building/Construction projects/Area Development projects and Townships

Andhra Pradesh Building Rules – 2012

Andhra Pradesh Building Rules – 2012

 For the development / redevelopment of any notified Heritage Structure the

Andhra Pradesh Building Rules – 2012

structures are allowed.

Andhra Pradesh Building Rules – 2012 Contd.. 20

Sl.No Type of the Building Maximum Height

2 Commercial buildings 15m