Building bye-laws
1.
What are the objects of building bye-laws in town planning?
Ans. The building bye-laws and
regulations should be enforced by proper authority to achieve the following
objectives:
·
To allow disciplined growth of buildings and
towns.
·
To prevent haphazard development.
·
To protect safety of public against fire, noise,
health hazards and structural failure.
·
To provide proper utilization of space.
·
To provide maximum efficiency in planning
·
To give guidelines to the architect or engineers
in effective planning.
·
To provide health, safety and comfort to the
people.
·
To benefit from maximum utilization of light,
air, ventilation for the occupant of the building.
·
To prevent unauthorized construction and land
use.
·
To prevent encroachment on public and private
land, etc.
2.
Explain the importance of ‘Building bye-laws’.
Ans. The building bye-laws and
regulations governs the following building aspects;
·
Building frontage line.
·
Built-up area of the building.
·
Height of building.
·
Open space to be left in the sides and back,
etc.
·
Provision of size, height, and ventilation of
rooms and apartments.
·
Provision of water supply and disposal of
wastewater and other sanitary provisions.
·
General requirements of building, regarding
materials and workmanship.
·
Safety measures for workers and public during
construction.
3.
Enumerate the principles of building bye-laws.
Ans. The broad principles to be
observed while framing the building bye-laws for any locality may be as
follows:
·
Classifying the buildings with unit as a family
and mentioning the requirements accordingly.
·
Classifying the rooms according to use mentioning
minimum standards of each room with respect to size, height, floor area,
ventilation and light.
·
Controlling the height of compound wall.
·
Controlling the location of compound gates.
·
Controlling the height of structures.
·
Implementing maximum limit of height in certain
zones.
·
Controlling the area of projections in the
marginal spaces.
·
Insisting suitable F.S.I (Floor space index)
·
Insisting upon suitable arrangements with
respect to drainage and water supply.
·
Making compulsory appointment of licensed
architect and engineers for works.
·
Mentioning the set-backs and marginal spaces.
·
Mentioning the minimum size of the plots, their
dimensions and frontages.
·
Mentioning the structural design, fire safety,
and other requirements in the construction of a building.
4.
Define set-back. Mention its advantages.
Ans. A set-back may be defined as
the frontage margin or the open space in front of the abutting street or road.
Set-back distances are necessary for widening, traffic/vehicle sighting,
parking space, free air circulation for building. Following are the advantages
of set-backs;
·
If necessary, part of set-backs may be given for
the purpose of road widening.
·
If the set-back is uniform, the buildings are
constructed in one line parallel to the axis of the road.
·
The set-backs at street corners improve
visibility.
·
The set-backs impart safety to the traffic.
·
The set-backs results into better conditions of
air, light and ventilation of the buildings.
·
The space of set-backs can be conveniently used
as parking place.
·
The space of set-backs can be used for
developing gardens also.
·
They reduce the danger of fire by increasing the
distance between the buildings.
5.
Write a short note on Floor space index (FSI).
Ans. Floor space index is defined
as ratio of total built up area on the floor to the plot area. Hence it is only
a dimensionless number. F.S.I is also known as Floor Area ratio (F.A.R). F.S.I
is a very important component of building bye-laws for controlling density of
population in the jurisdiction of village/city/town. Less F.S.I indirectly
means less number of residential units. This implies less congestion, hence
more convenience and safety of people. The value of F.S.I or F.A.R is determined
by local authority and it may be different areas and different buildings of the
town.
F.S.I = Total built up area/Plot area.
Table: F.S.I for typical town.
Sl. No.
|
Use
|
Area
|
F.S.I
|
Remarks
|
1
|
Residential
|
Scheme area
|
1
|
Max. allowed on G.F
0.40
|
2
|
Residential
|
City area
|
4
|
Facing street of
more than 12m width
|
3
|
Residential
|
City area
|
3
|
Facing street of
more than 12m width
|
4
|
Industrial
|
Scheme area
|
1.50
|
Max. allowed on G.F
0.50
|
5
|
Commercial
|
Scheme area
|
1.33
|
Max. allowed on G.F
0.40
|
6.
State the building bye-laws for design of residential
area.
Ans. The following are the most
important building bye-laws;
A. Minimum sizes of plots: Plot is a
continuous portion of land marked by definite boundary including the land
within the enclosure of the building, such as yard, court, open spaces, and
garden attached. The permissible sizes of plots for the family unit is as
under:
Sl.
No.
|
Type
|
Dimensions
(Meters)
|
Area
(Sq.m)
|
1
|
Low Income Group (LIG)
|
9 x 15
12 x 15
|
135
180
|
2
|
Middle Income Group (MIG)
|
12 x 18
14 x 21
15 x 24
|
216
294
360
|
3
|
High Income Group (HIG)
|
18 x 27
27 x 36
|
486
972
|
B. Marginal spaces or set-backs:
I.
Front and rear margin or set-backs:
Depth
of site (Meters)
|
Min.
front (Meters)
|
Min.
rear (Meters)
|
Up to 15
|
1.5
|
1.5
|
15-18
|
1.5
|
1.8
|
18-21
|
3.0
|
1.8
|
21-24
|
4.0
|
2.0
|
24-27
|
4.5
|
2.5
|
27-30
|
4.5
|
3.0
|
30-36
|
6.0
|
4.0
|
Above 36
|
9.0
|
4.5
|
II.
Side margins or set-backs:
Width
of site (Meters)
|
Min.
left side (Meters)
|
Min.
right side (Meters)
|
Up to 9
|
1.0
|
1.0
|
9-12
|
1.25
|
1.75
|
12-15
|
1.25
|
3.0
|
15-21
|
1.75
|
3.5
|
21-27
|
3.0
|
4.0
|
27-30
|
3.0
|
4.5
|
Above 30
|
4.5
|
6.0
|
C. Minimum floor area for room: The
minimum floor area for living room, bedroom, dining room, etc. should be 9m2;
kitchen, store room should be 5.4m2.
D. Proportion of built-up area to Plot area: The
ratio of total built-up area to the plot area of the building is called Floor
space index. It is fixed by the local authority and is different for different
areas and different buildings in the city.
E. Height of plinth: The plinth height
should be at least 45cm above the road level or plot level whichever is higher.
F. Height of floors: The clear height of
living room to be not less than 3m, for bath room, W.C, etc. to be not less
than 2.5m, for passage to be less than 2m.
G. Proportion of window area to Floor area: The
window are should not be less than one-seventh of the floor area of the room to
secure good amount of light and ventilation.
H. Projections
in Margins: The projections of the following elements in margins shall be
as follows:
·
Sun-shade or Canopy of 3m wide and 2.5m above
the ground level.
·
Gallery to be not more than 1.2m wide at floor
level.
I. Cellar: The minimum height shall be 2.4m,
ventilation to be one-tenth of floor area.
J. Stair: The minimum width of stair
either provided inside or attached to the outside of the building and open sky
shall not be less than 90cm, with inclination to horizontal or pitch within 30˚
to 45˚
K. Compound wall and gate: The height of the compound wall shall not be less
than 1.5m on road side and 1.8m on other sides. The gate shall be of 1.2m
height and open from inwards.
L. Materials and workmanship: All the
materials shall conform as per the specifications and good workmanship.
Reference:
·
Town Planning by Rangwala. Published by
Charotar, 24th edition; 2011.
·
Town Planning text book by H.S. Vishwanath,
Published by Sapna book house, 2nd revised and enlarged edition;
2014.
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