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BHAGYANAGAR
URBAN DEVELOPMENT AUTHORITY (HUDA)
MULTI –
STOREYED BUILDING REGULATIONS, 1981.
(Approved vide G.O.Ms. No. 917,
Housing, Municipal Administration and Urban Development Dept. dated.11-8-1981)
In exercise of the power conferred by sub section (1) of
section 59 of the Andhra Pradesh Urban areas (Development) (Act, 1 of 1975) the
Bhagyanagar Urban Development Authority with the previous approval of the
Government herby makes the following Regulations namely;
(1)
Short
Title Extent and Commencement;-
(i) These regulation may be called
the Multi storeyed Buildings Regulations 1981,
Hyderabad.
(ii) They Shall extend to the
Development area of Hyderabad.
(iii)They shall come into force on
such date as the State Government may, by
notification in the Andhra
Pradesh Gazette appoint.
(2) Definitions:- In these regulations unless
there is anything repugnant in the subject
or context:-
(i)
‘Authority’
means the Bhagyanagar Urban Development Authority.
(ii)
‘Corporation’
means Municipal Corporations of Hyderabad.
(iii)
‘Floor
area ratio’ means the quotient obtained by dividing the total covered are
(plinth area) on all floors by the area of the plot;
Floor area ratio = Total
covered area of all floors
Plot Area
(iv)
‘Height
of Building’ means the height measured from the average level of the Central
line of the street on which the site abuts;
(a)
in
case of flat roof, up to skyward surface of the roof
(b)
in
case of pitched roof, up to the tie beam of the roof.
(v)
‘Multi-Storeyed
Building’ means and includes all buildings with more than for floors (including
the ground floor) or whose height is 15 metres or more, measured from the average
level of the Central lines of the street on which the site abuts, provided that
staircase room, lift room, chimneys and elevated tanks above the top most floor
and architectural features shall not be included in the number of floor in
calculating the height of building. The
total height of such additional construction shall not exceed the average floor
height of the building.
3.
Application
of Regulations:-
(a) All multi
storeyed building are prohibited in certain restricted zones as stated in
Appendix A.
(b) Every
multi Storeyed building to be constructed, reconstructed added or altered and
situated within the Development Area of Hyderabad but outside the restricted
zones as per Appendix –A. shall comply with these special regulations in addition
to the Hyderabad Municipal Corporation Building Bye Laws, 1981, Zoning regulations
and any other bye laws and or regulations in force.
- Application
for approval of Sites and Buildings :- Every application for approval of a site and
for permission to construct or re-construct or and or alter a Multi
Storeyed building made shall be accompanied by the following particulars
in addition to the particulars required under Building Bye Laws:
(i)
Site
plan showing:-
(a)
The
existing and proposed buildings in relation to the boundaries of the site and
in relation also to height and premises within a distance of 100 metres of the
site.
(b)
The
means of access from the street or streets to all the Buildings existing and
proposed in the site, to the parking spaces, and facilities provided in the
site for scavenging and fire protection;
(c)
The
Spaces to be left around the Building for access, Parking circulation, air,
light and amenity;
(ii)
Building
plan showing:-
(a)
Floor
Plan of all floors and covered area, indicating clearly the size and spacing of
all farming members and sizes and arrangement of rooms and the position of
stair cases, ramps and lift wells.
(b)
The
general layout of the column an load bearing walls showing the estimated loads,
including moments and torques coming on the foundations units;
(c)
Longitudinal
cross-sections of the building to show size of footings, basement and
superstructure, farming members and details of building and room heights, and
of staircases, etc.,
(d)
In
the case of constructions using steel structures complete design drawings,
showing sizes, sections and relative location of the various steel members,
floor levels, column centers and off sets.
(e)
In
the case prefabricated building, drawings describing the elements of the
structure or assembly including all required data of physical properties of
component materials with details of joints to an enlarged scales, location of
services such as installation of pipes,
wiring or other accessories in site or in the prefabricated element and location
of handling arrangements for lifting and handling the prefabricated elements;
(f)
Plans
and sectional details of water supply and sewage system for the building.
(iii)
Detailed
specification, giving:-
(a)
Typed
and grade of the materials to be used;
(b)
Detailed
computations and stress diagram to show the sufficiency and corrections or the
design;
(c)
Type
and condition of soil or rock to which the foundation transfers the loads.
- Approval
of director of fire services. Fees and cases prior clearance of Director
of fire Services of Andhra Pradesh, Hyderabad.
(1)
All
the building plans showing the necessary fire protection and fire fighting
requirements as per these regulations shall be submitted to the Director
of Fire Services, Andhra Pradesh,
Hyderabad for their clearance before the building plans are approved by the
local body.
(2)
After
necessary permission for construction is granted, Fire officer not below the
rank of Divisional Fire Officer, Should inspect the building along with the
Chief Engineer, MCH/ his nominee or Chief Engineer, BDA/his nominee as the case
may be during the course of construction to ensure that the prescribed Fire
Precautionary and Fire protection measures, as suggested earlier are being
implemented.
(3)
A
certificate that necessary fire safety requirements have been fulfilled shall
also be obtained form the Director of Fire Services, and submitted by the
buildings /Owners before they approach the BDA or municipal Corporation of
Hyderabad, as the case may be for necessary occupancy certificate.
(4)
The
Builders / Occupiers/ Owners shall allow the fire protection and fire fighting
installations to be inspected by the officers of Director of fire Services,
Andhra Pradesh Hyderabad, MCH/BDA who shall enter their observation in the
register maintained with Director of Fire Services. Andhra Pradesh, Hyderabad and in the building itself, in the
prescribed form. In case any
installations are not in a fit condition the inspecting officer shall issue a
notice to the Builder / Owner/ Occupier to comply with the regulations and
improve the installation as prescribed in the notice.
(5)
Plans
of the building, floor wise shall be exhibited in the Fire control Room/
Entrance Lobby of the ground floor of the building and also in the fire station
in whose jurisdiction the building lies,
(6)
At
the time of application to the Director of fire Services for approval under
these regulations the Builder/ Owner shall pay an amount calculated at the rate
of Rs.5 per Sq M. Of sanctioned built
up areas of each building subject to a minimum of Rs.25,000 to the Fire
Precaution Fund as per prescribed procedure.
The entire amount shall be refundable without any interest in case the
building proposal is subsequently dropped.
(7)
For
areas out side Municipal Limits, Bhagyanagar Urban Development authority shall
be substituted for Municipal Corporation of Hyderabad.
- Conformity
to national building code of India, 1970-(1) In so far as the
determination of sufficiency of all aspects of structural design, building
services, plumbing, fire protection, practices and safety are concerned,
specification, standard and code of practice recommended in the National
Building code of India. 1970, shall be fully conformed to, and any breach thereof shall be deemed to
be a breach of the requirements under these regulations.
(2) In so far as sufficiency of
all aspects of structural design is concerned, the specifications, standards,
and all other details given in Part VI of National Building Code of India, 1970 shall in particular by
fully conformed to .
- Fire
Safety, Detection and Extinguishing System-
The Municipal corporation of Hyderabad shall, while according their approval or permission follow the code of practice and standard requirements recommended by the National Building Code of India 1970.
(2)
All buildings in their design and
constructions shall be such as to contribute to and ensure individually and
collectively the safety of life from
fire, smoke, fumes and panic arising from these or similar other causes.
(3)
In
building of such size arrangement or occupancy that a fire may not itself
provide adequate warning to occupants, automatic fire detecting and alarm
facilities shall be provided where necessary to warn occupants of the existence
of fire, so that they may escape, or to facilitate the orderly conduct of fire
exit drills,
(4)
Fire
Protecting and extinguishing system shall conform to accepted standards and
shall be installed in accordance with good practice as recommended in the
National Building code of India, 1970 and to the satisfaction of Directorate of
Fire Services.
- Means
of Access and Circulation:-
(a)
There
shall be a clear access way of not less than 5 meters in width separately for
entrance and exit, as a means of access to and from the building or buildings
within the site, provided that where a site does not abut on street the means
of access to the site shall be not less than 12M from the existing public
street.
(b)
The
access so provided, Shall be maintained free form any obstruction or overhead
or projection form the building below a height of 3M from the level of such
access way.
(c)
The
space so set apart as means of access shall be separately distinguished from
any house, gully or open space for amenity requirements prescribed under these
regulations.
(d)
Every
such means of access shall be made drained and lighted to the satisfaction of
the Commissioner and manhole covers or other drainage, water supply or any
other fittings laid in such means of access shall be flushed with the finished
surface level so as not or obstruct safe travel over the same.
(e)
Any
person who undertake any construction, reconstruction, addition or alteration
to any building shall not reduce to any building previously existing below the
minimum width prescribed under these regulation.
(f)
Exits
and Means of access.
(i)
Every
building meant for human occupation shall be provided with exits sufficient to
permit safe escape of occupants in case of fire or other emergency.
(ii)
An
exit may be a doorway, Corridor, Passageway to an internal staircase or
external staircase or to a varandah or roofs or terraces having access to the
street or a staircase.
Explanations - Lifts and escalators shall not be
considered as exits.
(iii)
Exits
shall be so arranged so as to provide continuous means of access to the
exterior of a building or an exterior open space leading to a street, with out
passing through any occupied unit.
(iv)
Exits
shall be so located that the travel distance on the floor shall not exceed 22 M
in the case of residential and public buildings and 30 M in the case of
commercial, industrial and other buildings.
There shall be at-least two exits serving every floor and at least one
of them shall lead to a staircase.
Explanation: - Travel distance means the distance
form any point in the floor area to any exit measured along the path or egress
except that when floor areas are subdivided into rooms used singly or suites of
rooms sured from the corridor entrance of such rooms of suites to the nearest
staircase or varandah having access to the street/
(g)
Width
of an exit shall not be less than 100cm. and shall be determined for the total
number of occupants as specified in the following table. The unit of exit width for measuring the
capacity of exits shall be 50 cm. A
clear width of 25 cm. shall be counted as
an additional half unit and any width less than 25 cm shall not be
counted for calculating exit width.
TABLE
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Sl.No.
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Type of Occupancy
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No. of occupants per unit exit width
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Staircase
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Doors
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1.
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Residential
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25
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75
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2.
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Mixed and other uses including buildings
permitted in special area notified
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50
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75
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- Floor
Area Ratio and Maximum Plot Coverage:- Unless
otherwise specified by the Zonal Development plan Wherever applicable the
maximum Floor area ratio and the maximum permissible plot coverage for
different occupancies shall be as in the following table
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Sl.No.
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Floor
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Plot
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area ratio
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Coverage
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1.
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Residential
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2.00
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50%
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2.
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Mixed and other uses
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2.50
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60%
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Explanation:
(i)
The
Zonal Development Plans will indicate specific Floor area Ratio (FAR) for
different areas within the zones which will be applicable wherever a Zonal Development Plan is notified.
(ii)
The
following services and structures shall not be included in the determination of
the floor area ratio (FAR) and maximum plot coverage
(a)
A
Basement or cellar and space under a building constructed on splits and used a
parking space and air conditioning plat room used as occupancy to the principal
use.
(b)
Electric
cabin or Sub station, watchman’s booth,
pump house and garbage shaft.
(c)
Staircase
room and lift room above the top most Storey, architectural features, Chimney
and elevated tanks; and
(d)
Non-saleable
common areas such as staircase rooms, lifts, lobbys attached to them and
balconies not exceeding 1.25 M in width.
- Open spaces:
(i)
Open
spaces around and about the building;
(a)
There
shall be a permanent open space, forming an integral part of the site and of
minimum extent specified in this regulation, between each of boundaries of the
site and the building proposed within the site.
(b)
The
extent of the open space specified in the above sub-regulations which shall be
coextensive with the site boundaries shall be as follows.
(i) For heights of
buildings above 10m. and upto 25m in addition to the minimum open spaces
required for height of 10m there shall be an increase in the minimum open space
at the rate of one metre per every 3m. or fraction thereof for heights above
10m.
For heights of
buildings above 25m, and upto 30m. there shall be in addition minimum open spaces of 10.m
(c)
The
space, specified, above shall be kept open to the sky and free from any
structure other than a fence or compound wall in the ground floor and a balcony
or sun shade of not exceeding1.25m in width.
(d)
Provided
that these open yards may be used for purposes like playground tot-lot, lawns.
gardens, wooded area and it should not be used for parking of vehicles.
(e)
provided
that where the site abuts two roads, the open spaces specified shall be
provided along the two site boundaries abutting these roads.
(f)
Provided
further where the site does not abut on the any public street the open spaces
specified shall be provided between any
two boundaries of the site and the building.
(ii)
Space
between Multi Sotreyed Buildings – For a scheme of Multi storeyed Building(where two or more
blocks are proposed in the same scheme) the open spaces between the buildings
shall be not less than ½ the height of the tallest building.
(iii)
The
following shall be followed for determining open spaces for different heights;
Height of Building Open
Space required
15 meters and above .. … … 6.0
Meters
16 meters … … … … … 6.4
Meters
19 meters … … … … … 7.4
Meters
22 meters … … … … … 8.4
Meters
25 meters … … … … … 9.4
Meters
25 meters to 30 Meters … … … 10
Meters
11. Height of Buildings.-
(a) The height of any multi
storeyed building permitted under these regulations shall not exceed 30 meters
(b) (i) Every multi Storeyed building erected shall be provided with at least one lift
in addition to the required staircase.
(ii) The
Commissioner, MCH may insist on more than one lift in each case on merits with
reference to height, number of families, floor space use to which the building
is put to;
(iii) Water Storage tanks and pumps of
approved size shall be provided and maintained in working order.
(iv) The
number and other specifications of the lifts and staircases shall be in
accordance with the National Building Code of India 1970.
- Parking
and parking Facilities:-
(i)For the use of the occupants
and of persons visiting the premises for the purposes of profession trade,
business, recreation or any other work, parking space and parking facilities
shall be provided within the site, to the satisfaction of the commissioner,
Municipal Corporation of Hyderabad, Vice Chairman, BDA and conforming to the
standards specified in Appendix ‘B’ to these regulations and (b) Necessary
provision shall also be made for the circulation of Vehicles gaining access to
and from (i) the parking spaces and facilities and (ii) the premises, into the
street;
(ii) The parking spaces and facilities
provided under this regulation shall be maintained as such to the satisfaction
of Commissioner, MCH / Vice Chairman, BDA, and conforming to any bye -law that
may be made by the Corporation/BDA from time to time in this regard.
- Architectural
Control :-
(1) The design and plans of the
building shall be made and countersigned by a qualified civil or structural
Engineer and an Architect who should possess the qualifications referred to in
the ‘Indian Architect Act’ and required by Municipal corporation of Hyderabad.
(2)
The
design and plan shall be scrutinized by a Committee comprising of the following
members, with suitable suggestion, if any, for sanction by MCH.
(i)
Chief
Engineer, Municipal Corporation of Hyderabad/BDA
(ii)
Chief
City Planner, Municipal Corporation of Hyderabad
(iii)
Director
of Town Planning, Government of Andhra Pradesh, or his nominee
(iv)
Chairman
of Hyderabad Regional Chapter of the Indian institute of Architects.
(v)
Chief
Town Planner of Bhagyanagar Urban Development Authority.
Provided that when the Chairman of
Hyderabad Regional Chapter of the Indian Institute of Architects himself has
made designs and plans for building under construction, it will be sufficient
if the other three members of the panel approve the design and plans.
(3)
The
Chief City Planner, Municipal Corporation of Hyderabad shall be the Convenor of
the above Committee
(4)
Any
suggestions or alterations recommended by the Panel shall be incorporated in
the Plans and shall conform to these regulations.
- Areas
for Multi Storeyed Buildings:-
(1) Any Construction re-
construction, alteration or addition of or to multi storeyed building, shall be
permitted only within the areas approved for the construction of multi storeyed building in any development
plans of Bhagyanagar Urban Development Authority (BDA) or the Municipal
Corporation of Hyderabad MCH and shall not exceed the maximum number of storey
or maximum height prescribed for the individual areas,
(ii)
The
minimum extent of site for construction of a multi storeyed building shall be
not less than 2,000 sq mts. in extent and should have the shortest side, not
less than 24 meters and shall either abut a street not less than 12 mtrs in
width or gain access from a public street of a width of not less than 12 mtrs.
through a passage of not less than 12 meters;
Provided that the height of multi
sotreyed building shall be regulated with reference to the extent of the site
as given here under:
Height of Building Minimum
extent of the site
Upto 25 meters.. … … 2,00
Sq. mtrs
Above 25 meters and up to 30
meters… … 2,620 Sq mtrs.
- Generators:- A Generator shall be installed to supply power to staircases,
corridor and compound lighting circuits, fire lift(s), pressurization
blowers, smoke extraction and damper system in case of failure of
electricity sypply. The generators
shall be capable of taking starting current of all machines and circuits
stated above simultaneously. Where
parallel LT/HT supply is providing with appropriate emergency services a
stand by generator need not be provided.
- Fire
Alarm System :- Fire alarm system as described below
shall be installed:
(i)
A
push switch shall be installed on all floor in the lift lobby and shall be
enclosed in a wooden box with a glass front which shall be duly marked “Fire
Alarm”.
(ii)
There
shall be a special electric bell (Fire Guage) of distinctive characters
prescribed by Fire Brigade on each floor.
(iii)
All
such bells and switches shall be so connected in such a way that all bells
would start functioning if any of the push button of the fire alarm is
operated.
- Water
Supply:- Every multi storeyed building shall be
provided with under ground sump and overhead tank for the provision of
water supply to the inhabitants at the rate of 40 gallons per capita per
day (on the basis of 5 family members per flat) Every building should be
provided with adequate water supply exclusively for fire fighting by providing a static
water tank of sufficient capacity on the ground and a separate over head
tank.
- Tot-lot, Recreation Space and Tree Planting:- (1) For a scheme of multi
storeyed building (where two or more blocks are proposed in the same
scheme) clear open space should be provided a tot lots and the rate of 1
Sq mtr. per person. This will be
in addition to the space required between the blocks and will exclude the
pathways and internal roads.
(2) The Site will be planted with at least 1 tree per 100 sq mtr. the
total site area.
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