Building Bye lawsRole of Bye laws in Regulating the Environment

Necessity of Building Bye laws

To curb the haphazard growth of towns or cities.To facilitate future use of land, widening of streets, controlling

the ribbon development in an area.To reduce pollution in area by restricting population density in

an area there by providing hygienic environmentTo ensure that every citizen will receive facilities like water

supply, sanitation, ventilation, electric supply, parking and safety.

Some Important Building Bye laws are as follows :-Open space requirement :o The open space around the building is required to be provided to

meet requirements regarding lighting , ventilations , future expansion , and approach.

o Open space for front , rear and side yards depend upon height of building and can be calculated by the formula

• W = 3 + (h/10)/3 • where W = width of the open space in .m • h = height of the building in. m < 25 m

Residential buildingsa. Front open space

* <7.5 m, 5 m from the centre line of streetb. Rear open space

Every building of height less than 10 m have rear open space of an average width of 3 m but in no case measuring less than 1.8 m. corner plots (<300 sq.m) should have rear open space 2.4 m min.

c. Side open space Detached buildings – 3 m on both sides. Semi-Detached buildings – 3 m on one side. Row type buildings – No side open space.

For buildings of height above 10 m

d. Interior Open spaces

Other Buildings :

0.25 m increase in open space for every increase of 1 m in Ht. (For >16 m)

Height of the building :

Sr.no. Width of the road Ht. of building 1. Upto 8 m. No more than 1 ½ times

road width 2. 8m to 12 m. No more than 12m 3. >12m. No more than road- width

and 21m

Building line:It is the line up to which the plinth of a building adjoining from the

centre of the streetControl line:To set back further distance apart from the building line in public

buildings who's attracts large number of vehicles. These are one and half times the building line

The distances of building and control lines is also depends on the category of streets and its width

Building line (m) Control line (m) Building line (m) Control line (m)Building line (m)Control line (m)1 NH/SH 30 56 18 30 30 452 MDR 24 45 9 15 15 243 ODR 15 24 6 9 9 254 VR 12 18 6 9 9 25

Sr.noType of

roadin open and aggricultural zone Ribbon Devlpt along

approahesActual limits in urbamn areas

For various forms of building coverage :1. Covered area : It is the ground covered above plinth. Area occupied by

compound wall, is not included in the covered area.2. Carpet Area: Actual area of usable at any floor level and it not includes

verandahs, corridors, sanitary accommodation , stair cases, shafts from lifts, AC ducts

3. Built up areaArea covered by all floors in the building and stair case, shafts is excluded from this area

4. Plinth AreaIt is the built up covered area measured at the floor level of building

5. Floor Area It is the usable covered area of the building at any floor

Includes ExcludesArea of walls at floor level

Lofts

Internal shafts of sanitary(<2 m2)

Internal shafts of sanitary(>2 m2)

AC ducts, lift Unclosed balconiesPorches and cantilevers Towers, domes

Architectural buns, cornices

Includes ExcludesDoors and other openings Plaster along walls (<300

m2)Internal pillar and supports

Fire places projecting beyond face of the wall

Plaster along walls (>300 m2)

FSI :• It is also called as Floor Area Ratio (FAR) is defined as, “ It is the ratio

of Total built up area for the building ( taken together) to the total plot area.”

VPR : VPR=

Problems on FSI1. A plot owner proposed G+1 construction with 150 sq.m

construction on each floor on a plot size 14x19 m. find the ground coverage and FSI proposed. If margins from all sides are 2 m and FSI is 1 are must as per bye laws, state with reasons whether plan will be sanctioned or not ?

Soln : Actual plot area = 14 x19 = 266 sq.mActual ground coverage = (14-4)x(19-4) = 150 sq.mFor G+1 Structure FSI consumed = (150 x 2)/266 = 1.12Permissible FSI = 1

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

2. A plot is having dimensions 30m x 40m. A building construction on it occupies 400 sq.m on ground and 350sq.m on first floor. If FSI permissible is 0.8, how much area can be constructed on second floor ?

Structures and Projections Excluded for FSI Calculations:Chajja, Roof or Weather Shade of maximum projection of 0.75m.Canopy – 5 m. in length and 2.50 m. in width in form a cantilever

with minimum clear height of 2.40 m. below itBalconies – minimum width 1.00 m. and not more than 15% of

built up area of same floor.A projection of maximum 0.30m. on roof top terrace level and

0.45 m. in case of pitched roofAccessory Buildings:

Single storeyed toilet (maximum area of 4.00 sq.m.)Parking lock up garage not exceeding 2.4 m. In heightSuction Tank, Soak Pit, Pump Room, Electric Meter Room

(3m.x 5m.), Garbage Shaft, Water Tanks, Dustbins etc.Watchman Cabin not more than 3.00 sq.m built up area and

minimum 1.20 m. wide

RampFire Escape StaircaseStaircase Mid Landing with clear minimum headway of 2.10m.

below itStilt ParkingBasement used as accessory to principal useArea covered by additional amenity of liftRockery, Well and Well Structures, Plant Nursery, Water Pool,

Swimming Pool (if uncovered), Platform around Tree, Fountain Seat.Compound Wall and Gate SlideSociety Office cum Letter Box Room• Flats less than equal to 20 : maximum dimension – (3.6m.*3.0m.)• More than 20 flats : maximum size – 20 sq.m

Area for one Public Telephone Booth and one Telephone Exchange per building

Area covered by new lift and passage there to in an existing building

ROOM SIZES

Lighting and ventilation of rooms:

• Artificial and mechanical ventilation as per latest version of part VIII building service section I of NBC.

• Ventilation shaft: For ventilating the spaces for WC and bath rooms the minimum values are depending up on height of the building.

Height of the building in m

Min area of ventilation

shaft in sq.m

Min side of shaft in m

Up to 12 3 1.518 4.5 1.820 6 1.8

Drainage and sanitation:The planning, design, construction and installation of water supply, drainage and sanitation and gas supply systems shall be in accordance with the part-IX of NBC 2005.Section 1 – water supply and plumbing servicesSection 2 – Drainage and sanitationSection 3 – gas supply

1. Residential BuildingsWater supply : 135 litres per day per headBath room : OneWater closet (WC) : OneSink : one

2. Commercial shops and offices: Drinking water fountain : One for every 100 persons Water closet (WC) : one for every 25 persons Wash basin : One for every 25 persons3. Hotels: Water closet (WC) : one per 100 males/females Urinals : One per 50 males4. Educational buildings: Nursery schools : one WC per 30 pupils and 45 ltr per head per day Other educational institutions: one WC per 80 boys and one WC for 50

girls and one urinals per 20 boys.5. Hospitals: Water closet (WC) : one per 8 beds, one each for male & female staff Wash basin : two per 30 beds Bath room : one per 8 beds Water supply : 340 litres per head per day

6. Government and public buildings: Water closet (WC) : one for every 25 male & one for every 15 female Urinals : one for 7-20 male Water supply : 45 litres per head per day7. Cinema hall and auditorium: Water closet (WC) : one per 100-400 males & three per 100-200

females. Urinals : one per 25 male persons Water supply : 15 litres per seat8. Industries: Water closet (WC) : one per 15 males & one per 12 female persons Urinals : one per 20 male persons and additional one for

every 20 persons Water supply : 30 litres per head per day

PARKING SPACESThe minimum sizes of parking spaces to be provided shall be as shown in Table below.

The provisions for parking of vehicles:

S. No.

Occupancy

One Parking Space for Every

Non Congested Area

Car Scooter

Cycle

1 Residential

(i) Multi-family

Residential

(a) 2 tenements having built up area 100 to 200 sq.m

1 4 2

(b) 1 tenements having built up area more than 201 sq.m.

1 2 4

(c) 1 tenements having built up area between 40 to 100

sq.m.

0 2 4

(d) 1 tenements having built up area upto 40 sq.m.

0 1 2

(ii) Hotels with

lodging accommod

ation

Every five guest rooms 1 2 4

S. No.

Occupancy One Parking Space for Every

Non Congested Area

Carnos

Scooter nos

Cyclenos

2 Institutional(Hospital medical institutions

Every 20 beds 1 2 4

3 Educational 100 sq.m of floor area

1 2 4

4 Gov. of semi public or private business buildings and auditorium for educational buildings

100 sq,m carpet area

1 2 4

5 Commercial (shops, markets)

100 sq,m carpet area

1 2 4

6 Industrial Every 300 sq.m 1 2 47 Storage Every 400 sq.m 1 2 2

8 Plots less than 200 sq.m (any use)

4 8

GREEN BUILDINGS• Green building• Also known as green construction or sustainable building refers to a

structures that ensures efficient use of natural resources like building materials, water, energy, and other resources with minimal generations of non-degradable waste.

Necessity of green buildings Buildings have major adverse impacts on the environment during their

life. Energy consuming systems for lighting, air conditioning and water

heating provide comfort to its occupants. To reduce the consumption of more water. For effective waste management system. Buildings are thus one of the major pollutants that effect urban air

quality and contribute to climate change. Construction cost is more, maintenance cost is less that has tremendous

environmental benefits.

Integral parts of green buildings are as follows:Use of clean and renewable forms of energy such as solar energyEfficient use of water.Use of eco friendly materials for construction.Reducing waste, pollution and environmental degradation..

Advantages of Green Buildings

Consumes 40% to 60% lesser electricity as compared to conventional buildings.

Used to generate renewable energy utilization (solar hot water and solar electricity panels)

Consumes 40% to 80% lesser water as compared to conventional buildings by utilizing dual plumbing system, waste water recycling systems and rain water harvesting.

To generate energy from waste. Generates lesser pollution both during construction as well as while

in use. Green buildings offer higher image and marketability. Green buildings restrict the use of high ODP ( ozone depleting

potential). Green buildings ensures proper safety, health and sanitation facilities

for the laborers and the occupants.

Guidelines for Achieving “ Green Building”

1. Building Shape and Orientation Choose the building shape such that it meets the work

requirements w.r.t. day lighting, solar heating and cooling etc. The shape and orientation shall be such that the maximum

utilization of natural resources is made .

2. Construction process The site disturbance can be reduced markedly by adopting

environmentally conscious construction practices.

The process adopted shall be such that it uses and conserves the

natural resources like vegetation, natural drainage system etc.

Potential improvements during construction process include :

i. Efficient use of temporary power and water requirements.

ii. Reuse of building debris to reuse waste produced.

iii. Developing overall efficiency guidelines.

iv. Use of energy efficient lighting systems

Site Selection Factors of selecting site for Residential Building :

It must be clear title and in residential zone. As far as possible rectangular plot should be selected. It must be near to market, school, hospital, commercial area,

transportation. The plot should have a separate approach road. The land should be such that hard strata shall be available at

minimum excavation. If the plot is in the vicinity of river then it must be above the high

flood level. Plot in low-lying areas should be avoided as rainwater may get

accumulated in the plot.

Site Selection Factors of selecting site for educational building:

Site plot must be of clear title. As far as possible rectangular plot should be selected because the

maximum area of plot can be used for construction. The plot should have separate approach road. Site should be near to the bus stop or well connected to the nearby

area by train or other transport system. The land should have hard strata at minimum depth. Site should be free from air pollution.

Use of Eco-Friendly materials for Construction

• From the various materials those materials which causes minimum damage to the environment, right from their raw materials usage up to final product, are considered to be ‘Eco-Friendly’.

Properties of eco-friendly materials :

1. These materials causes minimum damage to the environment, right from the manufacturing to final product.

2. Require minimum energy during manufacturing.3. They do not emit harmful gases/fumes during manufacturing.4. These are locally available and can be extracted from nature very

easily.5. At the end of the useful life, there is a possibility recycle and reuse.

Various eco-friendly materials are categorized as follows :1) Naturally available eco-friendly materials or product developed

using eco-friendly raw materials method . a) Bamboo , timber. b) Sun dried bricks. c) Mud uses for houses, wall plastering etc.

2) Eco-friendly materials developed using waste product :

a) Fly ash bricks: These are waste products of the thermal power plant viz.

fly-ash for manufacturing the bricks.

b) Ply wood Manufactured from bagasse: Bagasse is a solid waste product of sugar industry. It is

used in manufacturing ply-wood boards and panels

Green Building Rating SystemThree major rating systems used in the world are.

1. BREEAM2. GB TOOL3. LEED

1. Building Research Establishment Environmental Assessment Method (BREEAM) :

Recognised by building industry in UK, Australia and Canada.

2. Green Building Challenge Assessment Framework (GB tool) : Collaborative effort by more than 20 countries commited to

developing a global standard. Developed in 1998, popularly know as GB Tool Recognized in Korea, Italy and Brazil.

3. Leadership in Energy and Environmental Design (LEED) :

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

LEED rating.

Widely accepted rating system due its simplicity.

12-15 % of the public construction in US use LEED rating system

LEED Rating system in India LEED rating system is nationally and internationally accepted

benchmark for the design, construction and operation of high performance green buildings.

The IGBC has licensed the LEED green building standard from US green building council.

Currently it is responsible for certifying LEED-New construction and LEED core shell buildings in India

LEED concentrate on five different categories of building design and life –cycle performance.

1. sustainable sites2. water efficiency3. energy and atmosphere4. material and resources5. indoor air quality

1. sustainable sites pre-requisites ( 14 points ) site selection (1 point) urban redevelopment (1 point) brownfield development (1 point) alternative transportation (4 point) storm water management (2 point) heat island effect (2 point) Light pollution reduction (1 point)

2. Water Efficiency (5 point) Water efficient landscaping (2 points) Innovative waste water technology (1 point) Water use reduction (2 points)

3. Energy and atmosphere ( 17 points ) Optimize energy performance above pre-requisite standards (10 point) Renewable energy (3 point) Addition commissioning (1 point) Ozone protection (1 point) Measurement and verification (1 point) Green power (1 point)

4. Materials and resources (11 point) Building reuse (3 points) Construction waste management (2 point) Resource use (2 points) Recycled content (2 points) Local materials (2 points)

Green Building Certification in India

Three primary rating systems in India.1. GRIHA2. IGBC3. BEE1. GRIHA : Green rating for integrated habitat assessment It is India's own rating system jointly developed by The Energy

research institute and the Ministry of new and renewable energy, Gov. of India.

1. Online submission of documents 2. Site visit 3. Evolution of building

• GRIHA rating system consists of 34 criteria categorized in four different sections

1. Site selection and site planning2. Conservation and efficient utilization of resources.3. Building operation and maintenance.4. Innovation.

2. Indian Green building Council (IGBC) Confederation of Indian industry (CII) formed the IGBC in 2001 IGBC has licensed the LEED green building standard from the

USGBC. Green Building rating system are available under IGBC are.

LEED india for New Construction LEED India for Core and Shell IGBC Green Homes IGBC Geen factory Buildings IGBC Green SEZ IGBC Green Townships

• Some examples of LEED rated buildings in India. 1. Suzlon Energy Limited – Pune

2. Biodiversity Conservation India Ltd (BCIL) – Bangalore

3. ITC Green Centre – Gurgaon

4. Rajiv Gandhi International Airport - Hyderabad