ASSIGNMENT NO-4

LEGAL FRAME-WORK OF PROJECT MANAGEMENT

(PGPM 34)

TO

NATIONAL INSTITUTE OF CONSTRUCTION MANAGEMENT &

RESEARCH

PUNE

SCHOOL OF DISTANCE EDUCATION

BY

Mr. CHETANKUMAR

PGPM

Regno 215-06-31-50395-2171

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 LEGAL FRAME-WORK OF PROJECT
MANAGEMENT

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 CONTENTS

SLNO DESCRIPTIONS PAGE NO

1 Development control Rules and General 4
building requirements
2 Width & Length of means of access 5
3 Community spaces & Amenities 7
4 Requirements of plots 8
5 Residential Buildings 9
6 Area and Height Limitations 12
7 Bibliography/References 13

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Development control rules and General building requirements

Modern buildings in India consume about 25 to 30 percent of total energy, and up to 30

percent of fresh potable water, and generate approximately 40 percent of total waste.
India is now entering the phase of rapid urbanization. Various studies indicate that by
2050, the built foot print of India may become four times the current mass, which may
pose a major challenge in preserving our fragile environment. Although the present
energy consumption per capita in India is a fraction of that of most developed nations,
but with its projected growth, unless enough measures are taken, it may lead to
acceleration of environment degradation, contributing to increased carbon footprint leading
to global warming and climate change.

Land use classification and uses permitted

The various land use classifications may be as indicated below:

a) Residential Zone

Purely residential

Residential with shop lines at ground floor

b) Commercial Zone

Local Commercial area

District commercial area

c) Industrial Zone

Service industries

General industries

Special industries

d) Green Zone

e) Special reservations

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The various building uses and occupancies permitted on the various zones shall be as
given in the master plan.

Uses to be in conformity with the zone:- where the use of buildings or pre-mises is
not specifically designated on the development plan, it shall be in conformity with the
zone in which they fall.

Uses as specifically designated on development plan:- Where the use of a site is

specifically designated on the development plan, it shall be used only for the purpose so
designated.

Non conforming uses :- No plot shall be put to any use, occupancy or premise other
than the uses identified , expect with the prior approval of the authority.

Means of Access

Every building/ plot shall abut on a pub-lic/ private means of access like streets / roads
duly formed. Every person who erects any building which in any way encroaches upon
or diminishes the area set apart as means of access required in the code. No building
shall be erected so as to deprive any other building of the means of access.

Width of means of Access:The residential plots shall abut on a public means of access
like street/road. Plots which do not abut on a street/road shall abut/ front on a means of
access, the width and other requirements of which shall be.

In no case, development on plots shall be permitted unless it is accessible by a public

street of width not less than 6 m.

Table 1 :Width and Length of Means of Access

Slno Width of means of Access Length of means of Access

1 6.0 75

2 7.5 150

3 9.0 250

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4 12.0 400

5 18.0 1000

6 24.0 Above 1000

Note : If the development is only on one side of the means of access, the prescribed
widths may be reduced by 1 m in each case.

Other Buildings: For all industrial buildings, theatres, cinema houses, halls, stadia,
educational buildings, markets, other buildings which attract large crowd, the means of
access shall not be less than the following:

Width of means of acces Length of means of Access

12.0 m 200 m

15.0 m 400 m

18.0 m 600 m

24.0 m Above 600 m

Further, in no case shall the means of access be lesser in width than the internal access
ways in layouts and subdivision

Pathways: The approach to the buildings from road / street / Internal means of access
shall be through paved pathway of width not less than 1.5m, provided its length is not
more than 30m. in the case of special housing schemes for low income group and
economically weaker section of society developed up to two storeyed row/cluster housing
scheme, the pedestrian pathway width shall be 3 m subject to provisions of the pedestrian
pathway shall not serve more than 8 plots on each side of the pathway; the length of
the pathway shall be not more than 50m. the length of main means of access shall be
determined by the distance from the farthest plot to the public street. The length of the
subsidiary access way shall be measured from the point of its origin to the next wider
road on which it meets. In existing built-up areas in the case of plots facing street/
means of access less than 4.5 m in width, the plot boundary shall be shifted to be away
by 2.25 m from the central line of the street / means of access way to give to a new
street / means of access way of 4.5 . Width.

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Access from Highways / Important roads:No premises other than highway amenities like
petrol pumps, motels, etc, shall have an access direct from highways and such other
roads not less than 52 m in width, which the authority with the approval of the highway
authority shall specify from time to time. The authority shall maintain a register of such
roads, which shall be open to public inspections at all times during office hours. The
portion of such be as identified in the development plan. However in the case of
existing development of highways / other roads referred.

For high rise buildings and buildings other than residential, the following additional
provisions of means of access shall or be ensured.

a. The width of the main street on which the building abuts shall not be less
than12m and one end of this street shall join another street not less than 12m in
width.

b. The approach to the building and open spaces on all its sides up to 6 m width
and the layout for the same shall be done in consultation with the chief fire
officer of the city and the same shall be hard surface capable of taking the
weigth of fire engine, weighing up to 18 tonnes. The said open space shall be
kept free of obstructions, and shall be mototable.

c. The main entrance to the plot shall be of adequate width to allow easy access to
the fire engine and in no case shall it measure less than 4.5 m the entrance gate
shall fold back against the compound wall of the premises, thus leaving the
exterior access way within the plot free for movement of fire service vehicle. If
the main entrance at boundary wall is built over, the minimum clearance shall be
4.5m.

Community open spaces and amenities

Residential and commercial zones : In any Layout or sub-division of land measuring 0.3
hectare of more in residential and commercial zones, the community open spaces shall
be reserved for recreational purposes which shall as far as possible be provided in one
place or planned out for the use of the community in clusters or pockets.

The community open spaces shall be provided catering to the needs of area of layout,
population for which the layout is planned and the category of dwelling units. The
following minimum provision shall be made:

A: 15 Percent of the area of the layout, or

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B : 0.3 TO 0.4 ha / 1000 persons; for low income housing the open spaces shall be 0.3
shall generally: less than 450sqmt.

The minimum average dimensions of such recreational space shall be not less than 7.5m;
if the average width of such recreational space is less than 24 m the length thereof shall
not exceed 2.5 times the average width. However depending on the configuration of the
the site commonly open spaces of different shapes may be permitted by the authority, as
long as the open as the open spaces provided serve the needs of the immediate
community contiguous to the open spaces.

Industrial Zones:In the case of subdivision of land in industrial zones of area 0.8 hectare
or more, 5 percent of the total area shall be reserved as amenity open space which
shall also serve as a general parking space; when such amenity open space which shall
also serve as a general parking space; when such amenity open space exceeds 1500m2 ,
the excess area could be utilized for the construction of buildings for banks, canteens
welfare centers and such other common purposes considered necessary for the industrial
user, as approved by the authority.

In all industrial plots measuring in 1000m2 or more in area, 10 percent of the total area
shall be provided as an amenity open space to a maximum of 2500m2. Such an amenity
open space shall have a means of access and shall be so located that it could be
conveniently utilized as such by the persons working in the industry.

Requirements of Plots

No buildings shall be constructed on any site, on any part of which there is deposited
refuse, excrete or other offensive matter objectionable to the authority, until such refuse
has been removed there from and the site has been prepared or left in a manner suitable
for building purposes to the satisfaction of the authority.

Damp Sites: Wherever the dampness of a site or the nature of the soil renders such
precautions necessary, the ground surface of the site between the walls of any building
erected thereon shall be rendered damp-proof to the surface water drains or other means.

Surface Water Drains:Any land passage or other area within the cartilage of a building
shall, if the authority so requires, be effectively drained by surface water drains or other
means.

Distance form Electrical Lines:No verandah, balcony, or the like shall be allowed to be
erected or re-erected or any additions or alternations made to a building within the
distance quoted below in accordance with the current indian electricity rules and its

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amendments from time to time between the building and any overhead electric supply
line.

Size of Plots

Each plots shall have a minimum size / frontage corresponding to the type of development
as given below:

Type of development Plot Size m2 Frontage m

Detached building Above 250 Above 12

Semi-Detached building 125-250 8 to 12

Row type building 50-125 4.5 to 8

Industrial:The size of the plot shall be less than 300m2 and its width shall not be less
than 15m.

Other Land Uses:The minimum size of plots for buildings for buildings for other uses
like business, educational, mercantile, assembly, Mangalkaryalaya, petrol filling statonetc,
shall be as decided by the authority.

Residential Buildings

Exterior Open Spaces

Front Open Spaces:

a) Every building fronting a street shall have a front space, forming an intergral part
of the site as below:

Front Open Space Min Width of Street fronting the plot

1.5* Upto 7.5*

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 3.0 7.5 to 18

4.5 18 to 30

6.0 Above 30

Note:- For buildings upto maximum height 7m

In case a building abuts teo or more streets, the value of open spaces is to based
on the average width of streets, subject to a minimum of 1.8m for cases.

b) For Streets less than 7.5 m in width, the distance of the building(building line) shall
be at least 5 from the center of line of the street.

Rear Open Spaces:

a) Every residential building shall have a rear open space, forming an integral part of
the site, of an average width of 3m and at no place measuring less than 1.8m.
except the that in the case of a back-to-back site, the width of the rear open
space shall be 3m throughout. Subject to the condition of free ventilation, the
open space left up to half the width of the plot shall also be taken into account
for calculating the average width of the rear open space. For plots of depth less
than 9 m . for buildings up to 7m in height, the rear open space may be reduced to
1.5m.

b) Rear open space to extend throughout the rear wall: The rear open space shall be
co-extensive with the entire face of the rear wall. If a building abuts on two or
more streets, such rear open spaces shall be provided throughout the face of the
rear wall. Such rear wall shall be the wall on the opposite side of the face of
the building abutting on the wider street unless the authority directs otherwise.

Side Open Space:

a) Every semi-detached and detached building shall have a permanently open air
space, forming an integral part of the site as below:

i) For Detached buildings there shall be a minimum side open space of 3m on

both the sides. Note: For detached residential buildings up to 7m in height an

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 plots with a frontage less than 12m one of the side open spaces may be
reduced to 1.5m

ii) For Semi-Detached buildings, there shall be minimum side open space 0f 3 m on
one side.

iii) For row-type buildings, no side open is required.

For buildings of height above 10m the open spaces shall be as given . the front open
spaces for increasing heights of buildings shall be governed.

Slno Height of Buildings Side and Rear Open spaces

to be left around
Building(m)

1 10 m 3

2 15 m 5

3 18 m 6

4 21 m 7

5 24 m 8

6 27 m 9

7 30 m 10

8 35 m 11

9 40 m 12

10 45 m 13

11 50 14

12 50 and above 16

Note:- 1) For buildings above 24 m in height, there shall be a minimum front open space
of 6m

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2) Where rooms do not derive light and ventilation from the exterior open space as
given in col-3 may be reduced by 1 mt subject to a minimum of 3m and a maximum of 8
m. no further projects shall be permitted.

3) If the length oe depth of the building exceeds 40 m add to col3 ten percent of length
or depth of building minus 4.0m

For Tower- like structures as an alternative open spaces shall be as below:

a) Up tp a height of 24m with one set-back be the open spaces at the ground
level, shall be not less than 6m

b) For heights between 24m and 37.5 with one set-back, the open spaces at the
ground level, shall be not less than 9m

c) For heights above 37.5 m with two set-table backs, the open spaces at the ground
level, open shall be not less than 12m

d) fbacks at the upper levels; these setbacks shall not be accessible from individual
rooms/flats at the levels.

Interior Open Spaces

a. Inner courtyard: In case the whole of one side of every room expecting bath, WC
and store room is not abutting on either the front, rear or sides open spaces it
shall abut on an inner courtyard, while minimum width shall be 3m. further the
inner, courtyard shall have an area, throughout its height, of not less than the
square of one-fifth the height of the highest wall abutting the courtyard. Provided
that when any room (excluding staircase bay, bathroom and water-closet) is
dependent for it light and ventilation on an inner courtyard, the dimension shall
be such as is required for each wing of the building. Where only water closet
and bathroom are abutting on the interior courtyard, the size of the interior
courtyard shall be in line with the provision for ventilation shaft

b. Ventilation shaft: For ventilating the spaces for water closets and bath rooms, if not
opening on to front side, rear and interior open spaces, these shall open to the
ventilation
shaft, the size
Height of buildings(m) Size of Ventilation Minimum size of which
Shaft(m2) of shaft(m) shall not be
less than the
Upto 10 1.2 0.9 values given
below:
12 2.8 1.2

18 4.0 1.5
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24 5.4 1.8
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30 8.0 2.4

Above 30 9.0 3.0

Note: For buildings of height above 30m, a mechanical ventilation system shall be installed
beside the provision of minimum ventilation shaft.

For fully air-conditioned residential buildings for lodging purposes the ventilation shaft
need not be insisted upon, provided the air-conditioning system works in an uninterrupted
manner, also provided there is an alternative source of power supply.

Area and Height Limitations

The limitation of are and height of buildings of different occupancy classes and types of
construction shall be achieved by specifying it in terms of FAR, which shall take be
achieved by specifying it in terms of FAR, which shall take into account the various
aspects that govern in specifying FAR as given below.

a. Occupancy classes.

b. Types of construction.

c. Width of street fronting the building and the traffic load.

d. Locality where the buildings is proposed and the density.

e. Parking facilities.

f. Local fire fighting facilities and

g. Water supply and drainage facilities.

The comparative FARs for different occupancies and types of construction and the
authority shall select a basic FAR for one occupancy and a type of construction and arrive
at the FAR values for other combination taking into account the other local factors.

Comparative floor area ratios for occupancies facing one public street of at least 9m width

Occupancy Type of Construction

classification

Type 1 Type 2 Type 3 Type 4

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 Residential UL 2.0 1.4 1.0

Educational UL 2.0 1.4 1.0

Institutional UL 1.5 1.0 0.8

Assembly UL 1.0 0.7 0.5

Business UL 2.9 2.3 1.6

Mercantile 8.0 1.8 1.4 1.0

Industrial 7.5 1.9 1.6 1.3

Storage 6.0 1.5 1.3 1.0

Hazardous 2.8 1.1 0.9 NP

UL:Unlimited/ NP:Not permitted

Bibliography / References

Book from National Building Code of India.

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NICMAR STUDY MATERIAL.

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