3. The building byelaws are defined as the standards & specifications
designed to grant minimum safeguards to the workers during
construction, to the health & comfort of the users & to provide enough
safety to the public in general. The regulation set out the basic
requirements to be observed in the of design and construction of
buildings. They are applied to new building and also to extensions,
material alterations, and certain changes of use of existing buildings.
A building byelaw is a local law framed by a subordinate authority. It
channelizes to achieve the concepts & policies outlined in the Master plans
of the city, in order to give a particular ARCHITECTURAL CHARACTER
AREAS
of the city, in order to give a particular ARCHITECTURAL CHARACTER
to the city.
Bye-laws are an integral part of many organization yet they are often
misunderstood because there are different policies and procedure
concerning g how bye-laws can be established or govern an organization.
Every local authority has 2 types of areas under its
jurisdiction:
GANTAL OR GOATHAN
REVENUE
The town planning scheme controls the uses of land,
roads etc..
HAVE HIGHER
LANDVALUE
BYE=LAWS ARE
FRAMED LIBERALLY
HAVE LESSER
LANDVALUE
AREA IS IN TOWN
PLANNING SCHEME
GANTAL REVENUE
4. What is building code?
What is building code?
A building code is a document containing standardized requirement for the design & construction of
A building code is a document containing standardized requirement for the design & construction of
most types of building.
most types of building.
Codes regulate building construction & building use in order to protect the health, safety & welfare of the
Codes regulate building construction & building use in order to protect the health, safety & welfare of the
occupant.
occupant.
Codes express all aspects of construction including structural integrity, fire resistance, safe exists,
Codes express all aspects of construction including structural integrity, fire resistance, safe exists,
lighting, electrical, energy conservation, plumbing, sanitary facilities, ventilation, seismic design &
lighting, electrical, energy conservation, plumbing, sanitary facilities, ventilation, seismic design &
correct use of construction materials.
correct use of construction materials.
Building codes classify standard by use & apply different standards to each classification. For
Building codes classify standard by use & apply different standards to each classification. For
example, schools & office buildings are in separate occupancy category with different performance
example, schools & office buildings are in separate occupancy category with different performance
example, schools & office buildings are in separate occupancy category with different performance
example, schools & office buildings are in separate occupancy category with different performance
requirement.
requirement.
The National Building Code is a single document in which, like a network, the information contained
The National Building Code is a single document in which, like a network, the information contained
in various Indian Standards is woven into a pattern of continuity and cogency with the interdependent
in various Indian Standards is woven into a pattern of continuity and cogency with the interdependent
requirement of sections carefully analyzed and fitted in to make the whole document a cogent
requirement of sections carefully analyzed and fitted in to make the whole document a cogent
continuous volume.
continuous volume.
A continuous thread of preplanning is woven which, in itself, contributes considerably to the economies
A continuous thread of preplanning is woven which, in itself, contributes considerably to the economies
in construction particularly in building and plumbing services.
in construction particularly in building and plumbing services.
5. What is a national buIlding code?
What is a national buIlding code?
It is a single document in which like a network the information contained in various
It is a single document in which like a network the information contained in various
INDIAN STANDARDS is woven into a pattern of continuity with interdependent
INDIAN STANDARDS is woven into a pattern of continuity with interdependent
requirements of sections carefully analyzed & fitted into to make the whole document, a
requirements of sections carefully analyzed & fitted into to make the whole document, a
continuous one.
continuous one.
A continuous thread of pre
A continuous thread of pre-
-planning is woven which in itself contributed in the economies
planning is woven which in itself contributed in the economies
in construction particularly in building & economic services.
in construction particularly in building & economic services.
The purpose of all these building codes is to ensure public safety, health & welfare as
The purpose of all these building codes is to ensure public safety, health & welfare as
affected by building construction. This purpose includes:
affected by building construction. This purpose includes:
STRUCTURAL STRENGTH
STRUCTURAL STRENGTH
SANITARY EQUIPMEN
SANITARY EQUIPMEN
SANITARY EQUIPMEN
SANITARY EQUIPMEN
LIGHT & VENTILATION
LIGHT & VENTILATION
FIRE SAFETY
FIRE SAFETY
Objectives of BYE
Objectives of BYE-
-LAWS
LAWS
To make it easier to pre
To make it easier to pre-
-plan the building activities.
plan the building activities.
Gives guidelines to the designing Architect or engineer.
Gives guidelines to the designing Architect or engineer.
Prevents haphazard development without any resemblance to the development of the area as a whole.
Prevents haphazard development without any resemblance to the development of the area as a whole.
gives safety (to humans who work & most importantly live in the buildings) against fire, noise, health
gives safety (to humans who work & most importantly live in the buildings) against fire, noise, health
hazard, structural failure (may be due to natural calamity).
hazard, structural failure (may be due to natural calamity).
6. NEED & IMPORTANCE
NEED & IMPORTANCE
The basis for modern bye
The basis for modern bye-
-laws, requirements look mysterious always to layman & even to many officials &
laws, requirements look mysterious always to layman & even to many officials &
most of them are based on natural scientific laws, known properties of building materials & inherent hazards of
most of them are based on natural scientific laws, known properties of building materials & inherent hazards of
users.
users.
The need for bye
The need for bye-
-laws becomes more important from the point of view in INDIA. The construction activity both
laws becomes more important from the point of view in INDIA. The construction activity both
in public & private sector in terms of building for industrial, commercial & residential & administrative user
in public & private sector in terms of building for industrial, commercial & residential & administrative user
amount to 50% of outlay of any 5 year plan.
amount to 50% of outlay of any 5 year plan.
With this certain projects can be delayed over a period of time to get completed. Eg. ST. MARK’S PIAZZA,
With this certain projects can be delayed over a period of time to get completed. Eg. ST. MARK’S PIAZZA,
hence it would loose their identity in terms of MASS & SPACE RELATIONSHIP.
hence it would loose their identity in terms of MASS & SPACE RELATIONSHIP.
If we talk about the cities, if we loose control over the construction activity then the problems like
If we talk about the cities, if we loose control over the construction activity then the problems like
Visual disorder, traffic becomes uncontrollable, uncomfortable living, environmental problems etc.
Visual disorder, traffic becomes uncontrollable, uncomfortable living, environmental problems etc.
In the absence of suitable bye
In the absence of suitable bye-
-laws & machinery to enforce them, the poor people will be left at the mercy of well
laws & machinery to enforce them, the poor people will be left at the mercy of well
In the absence of suitable bye
In the absence of suitable bye-
-laws & machinery to enforce them, the poor people will be left at the mercy of well
laws & machinery to enforce them, the poor people will be left at the mercy of well
to do people.
to do people.
7. Architectural Need
Architectural Need
It defines the areas of varying densities for use. For example
It defines the areas of varying densities for use. For example
ZONING ORDINANCES describes:
ZONING ORDINANCES describes:
Min. parking lot size
Min. parking lot size
Maximum building height
Maximum building height
Yard requirement
Yard requirement
Other structures on the property
Other structures on the property
In this the major area of concern is the PARKING LAODING
In this the major area of concern is the PARKING LAODING
ZONE & PRIVATE STREETS
ZONE & PRIVATE STREETS
Parking requirements relate to the use & bulk of the building
Parking requirements relate to the use & bulk of the building
Parking requirements relate to the use & bulk of the building
Parking requirements relate to the use & bulk of the building
& in sub
& in sub-
-urban areas many require Parking structures for
urban areas many require Parking structures for
maximum development of property, signages, trees,
maximum development of property, signages, trees,
screening etc. are other areas of zoning considerations.
screening etc. are other areas of zoning considerations.
SETBACKS
SETBACKS (called as BUILDING LINE)
(called as BUILDING LINE)
Roads
Roads can be
can be widened
widened due to presence of setbacks.
due to presence of setbacks.
Constructs
Constructs one line parallel to axis of road
one line parallel to axis of road, resulting in
, resulting in
improvement of road.
improvement of road.
Results in better condition of
Results in better condition of air, light & ventilation
air, light & ventilation of
of
building.
building.
Reduces danger of
Reduces danger of fire.
fire.
Main road
building
building
setback
setback
8. If no setbacks then
If no setbacks then??
??
Intersections of roads increases without setbacks.
Intersections of roads increases without setbacks.
If no setbacks then invisibility along along road or street.
If no setbacks then invisibility along along road or street.
Increases danger of accidents.
Increases danger of accidents.
It will lack the parking spaces as a chaos has been
It will lack the parking spaces as a chaos has been
prevailing.
prevailing.
NOTE : Width of set back varies from 1mts to 1.50mts for congested areas
& 4.50mts to 6mts for new underdeveloped areas
The width of front set back shall be regulated as per provisions
S
r
.
N
o
.
Plot
Area
(sq.
yds.)
Site
cover
age
Minimum
front set
back
Height
permiss
ible
F.
R.
R.
1
Upto
100 sq.
yds.
80% 5'-0" 38'-6"
1:2
.00
2
Above
100 to
150"
75% 6'-0" 38'-6"
1:1
'.9
0
3
Above
150 to
200"
70% 7'-0" 38'-6"
1:1
.75
Above
The width of front set back shall be regulated as per provisions
indicated in respect of residential, commercial and industrial
buildings and also in accordance with the provisions of ground
coverage and F .A.R. restrictions in respect of group housing,
institutional and other public buildings.
The side set backs shall be optional. Where left it shall not be less
than 2 metres or 1/6th of the height of the building whichever is more.
The width of the rear set back, if left at any point of building, it
shall not be less than 3 metres or 1/5th of the height of the building
whichever is more.
4
Above
200 to
300"
65% 10'-0" 38'-6"
1:1
.65
5
Above
300 to
500"
60% 15'-0" 38'-6"
1:1
.50
6
Above
500"
50% 20'-0" 38'-6"
1:1
.25
9. HEIGHT PLANE
HEIGHT PLANE
In GANTAL areas (city) construction on full area with
In GANTAL areas (city) construction on full area with
margins on any side is allowed.
margins on any side is allowed.
It must be checked that the height of building doesn’t obstruct
It must be checked that the height of building doesn’t obstruct
the light & ventilation of property on other side of the road.
the light & ventilation of property on other side of the road.
If the height of the building is greater than 15.25mts then lift
If the height of the building is greater than 15.25mts then lift
is a must.
is a must.
Balconies & overhangs on roads are allowed upto .75mts
Balconies & overhangs on roads are allowed upto .75mts
provided that the height is not less than 3.5mts.
provided that the height is not less than 3.5mts.
thus it gives clear height to the passerby to pass with clear
thus it gives clear height to the passerby to pass with clear
margins.
margins.
SETBACK
Min area of a room is 9.5mtsq; with no side less than 2.5mts
Min area of a room is 9.5mtsq; with no side less than 2.5mts
& the height shouldn’t be less than 2.9mts..
& the height shouldn’t be less than 2.9mts..
) The height of buildings for residential, group housing,
commercial, industrial, institutional and other public purposes
shall be regulated as per the permissible height and F.A.R.
restrictions indicated for such like buildings in the bye-laws
besides the Air funnel height resides the Air funnel height
restrictions applicable in the area, if any.
63 DEGREES
Minimum
Plot size
Site
coverage
Maximu
m F.A.R.
Maximum
Height
1000 sq. yds.
(minimum
size)
Not
exceeding
50%
1 :2.00
59'-6"
(excluding
parapet water
tank, &
mumty, etc.)
Above 100
sq. yds. plots
Not
exceeding
50%
1 :2.00
70'-6"
(excluding
parapet water
tank, &
mumty, etc.)
10. Planning at urban level
Planning at urban level
If the individual blocks are constructed as per regulations
If the individual blocks are constructed as per regulations
of byelaws results in a unique & a planned area.
of byelaws results in a unique & a planned area.
For example, a walk from one end of any plan to another at
For example, a walk from one end of any plan to another at
uniform pace will provide a glimpse of each individual place,
uniform pace will provide a glimpse of each individual place,
its character & identity will be disclosed readily while
its character & identity will be disclosed readily while
moving along it.
moving along it.
The travel is being illuminated by sudden contract between
The travel is being illuminated by sudden contract between
the way which imparts impact on the viewer’s eye.
the way which imparts impact on the viewer’s eye.
As we move along the way there are different characters of
As we move along the way there are different characters of
As we move along the way there are different characters of
As we move along the way there are different characters of
places thus a variety is created.
places thus a variety is created.
Variety if not treated can result into choas hence if byelaws
Variety if not treated can result into choas hence if byelaws
are followed like road widths, setbacks, projections a unified
are followed like road widths, setbacks, projections a unified
effect can be created.
effect can be created.
In the absence of byelaws a choas is created. As a result the
In the absence of byelaws a choas is created. As a result the
place will not have no architectural character, no zoning, no
place will not have no architectural character, no zoning, no
sudden contrast (focus) etc…
sudden contrast (focus) etc…
11. A zoning by-law controls the use of land in our
community. It includes:
how land may be used
where buildings and other structures can be located
the types of buildings that are permitted and how they
may be used
the lot sizes and dimensions, parking requirements,
building heights and setbacks from the street.
Zoning by-laws put the plan into effect and provide for
its day-to-day administration. They contain specific
requirements that are legally enforceable. Construction or
new development that doesn't comply with a zoning by-
law is not allowed, and the municipality will refuse to
3 Public meeting
is held.
4 Council
passes or refuses to pass
by-law.
1
2
Other agencies
may be consulted.
Notices and information
provided to the public.
The by-law
is prepared.
Council or the public
initiates
the by-law.
The Zoning By-law Process
3 Public meeting
is held.
4 Council
passes or refuses to pass
by-law.
1
2
Other agencies
may be consulted.
Notices and information
provided to the public.
The by-law
is prepared.
Council or the public
initiates
the by-law.
The Zoning By-law Process
Public meeting
is held.
4 Council
passes or refuses to pass
by-law.
1
2
Other agencies
may be consulted.
Notices and information
provided to the public.
The by-law
is prepared.
Council or the public
initiates
the by-law.
The Zoning By-law Process
4 Council
passes or refuses to pass
by-law.
1
2
Other agencies
may be consulted.
Notices and information
provided to the public.
The by-law
is prepared.
Council or the public
initiates
the by-law.
The Zoning By-law Process
1
2
Other agencies
may be consulted.
Notices and information
provided to the public.
The by-law
is prepared.
Council or the public
initiates
the by-law.
The Zoning By-law Process
Council or the public
initiates
the by-law.
The Zoning By-law Process
law is not allowed, and the municipality will refuse to
issue a building permit.
Many municipalities have a comprehensive zoning by-law
that divides the municipality into different land use
zones, with detailed maps. The by-law specifies the
permitted uses (e.g. commercial or residential) and the
required standards (e.g. building size and location) in
each zone.
Some rural municipalities may have a free-standing
zoning by-law that covers only specific property that an
owner proposes to develop.
the council’s decision.
Appeal
with some restrictions, any
qualifying person or public
body may appeal to the
Ontario Municipal Board.
Council
sends notice of decision.
If no one appeals, by-law is
effective on the date that
council passes the by-law.
5
Ontario Municipal Board
may dismiss the appeal
without holding a hearing;
or holds a hearing and
makes a final decision
except when a provincial
interest is declared.
Appeal
with some restrictions, any
qualifying person or public
body may appeal to the
Ontario Municipal Board.
Council
sends notice of decision.
If no one appeals, by-law is
effective on the date that
council passes the by-law.
5
Ontario Municipal Board
may dismiss the appeal
without holding a hearing;
or holds a hearing and
makes a final decision
except when a provincial
interest is declared.
Appeal
with some restrictions, any
qualifying person or public
body may appeal to the
Ontario Municipal Board.
Council
sends notice of decision.
If no one appeals, by-law is
effective on the date that
council passes the by-law.
5
Ontario Municipal Board
may dismiss the appeal
without holding a hearing;
or holds a hearing and
makes a final decision
except when a provincial
interest is declared.
Appeal
with some restrictions, any
qualifying person or public
body may appeal to the
Ontario Municipal Board.
Council
sends notice of decision.
If no one appeals, by-law is
effective on the date that
council passes the by-law.
5
Ontario Municipal Board
may dismiss the appeal
without holding a hearing;
or holds a hearing and
makes a final decision
except when a provincial
interest is declared.
