HIGH RISE BUILDINGS.pptx

HIGH RISE RESIDENTIAL
BUILDINGS
DESIGN CONSIDERATIONS AND STRATEGIES
CLIENT: TAMIL NADU HOUSING BOARD
BY: METAPHOR ARCHITECTS PVT. LTD.
12-08-2022

INTRODUCTION
 A high-rise building is defined as any tall,
multi-storeyed building over 60 feet
(18.30m), or with six or more storeys as
per Tamil Nadu norms. Over 150m (492 feet),
it is considered a skyscraper.
 A structure extending higher than the
maximum reach of available fire-fighting
resources.
 In contrast with low-rise and single-family
houses, apartment blocks accommodate
more inhabitants per unit of area of land and
decrease the cost of municipal infrastructure.
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SCOPE OF HIGH RISE BUILDINGS
High-rise buildings are designed to hold more people over a
constrained piece of land.
With rising population density and land values contributing to
shrinking land sizes, height limits are being revised to make
maximum use of vertical space for commercial and residential
growth.
3
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LIMIT OF URBANIZATION TAKING INTO ACCOUNT THE COST OF LAND DEVELOPMENT

They are commonly built for singular uses such as for
residential or commercial purposes (shopping malls, offices).
When combined with other types such as recreational,
institutional, or assembly, it creates a high-rise building with
mixed uses.
High-rise buildings have the potential for innovations in design,
technologies, amenities, structure, disaster response
(earthquakes, fires, etc.), space and material efficiency,
sustainability, climate responsiveness, etc.
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SINGLE USE MIXED USE

OBJECTIVES
 To achieve space efficiency, i.e., to house the maximum
number of people possible in a constrained footprint by
making efficient use of vertical space.
 To ensure the building’s structural strength to resist
heavy loads (dead, live, wind, etc.) and disasters.
 To achieve material and energy efficiency in design &
construction
 To achieve sustainability (eco-friendly, climate-
responsiveness) in the design & construction process
 To ensure the comfort, safety, security, and universal
accessibility of occupants
 To preserve the views, aesthetics, and acoustics in the
project
 To achieve ease of maintenance of the building
 It should stand the test of time
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ADVANTAGES/ROBUSTNESS OF HIGH-RISE
BUILDINGS
 Verticality + reduced footprint
 More Natural Light
 Ventilation and Fresh Air
 Less Noise
 Less Congestion
 Structural strength to resist heavy loads
(dead, live, wind, etc.) and disasters, with
proper design.
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 Safety & Security
 Feel of exclusive living
 Potential for several people and families,
businesses, and amenities to be nearby.
 Can be single-function or mixed-use
 Design flexibility to accommodate for future
changes in use.
 Potential for energy efficiency & sustainability
 Aesthetics
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CRITERIA FOR HIGH RISE BUILDINGS
A high-rise building in Tamil Nadu is
defined as any tall, multi-storeyed
building (MSB) over 60 feet (18.30m).
(Source: TNCDBR, 2019)
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Site assessment & alignment with local
codes & regulations.
Minimum road width of adjoining/access
road to site: 18 m
Minimum extent of the site for
constructing multi-storeyed buildings:
1500 sq.m.
Minimum plot frontage (for category 3):
25m
(Source: TNCDBR, 2019)
The efficiency concerning the environment,
energy, materials, cost, time, and space
80-85% net-to-gross floor area ratio is
appropriate.

Integration of services and structures: stairs
& elevators, electrical, telecommunications,
water supply & management, waste & sewage
disposal systems, HVAC, and fire protection &
prevention.
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Efficient circulation: vertical
transportation (staircases,
elevators);
Design for safety and
accessibility.
Architectural & structural integrity for
utmost safety to prevent disasters
(collapse due to structural failures, excess
load, wind, land & soil conditions,
earthquakes, fires, inappropriate materials,
etc.)

DESIGN CONSIDERATIONS FOR HIGH-RISE
BUILDINGS
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ARCHITECTURAL:
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Tall buildings should have a
positive relationship with
surrounding features and other
neighbouring buildings without
hindering them.
The architectural quality of the building,
including its scale, form, silhouette and
cladding, is more important the higher
up it is. It creates opportunities to offer
improved accessibility while opening up
views and acting as a landmark.
The top of a tall building will be of
particular importance because of its
impact on the skyline, the local
streetscape and views from a significant
distance away.
Tall buildings should set exemplary
standards in design because of
their high profile and local impact.
Ideally, proposals should exceed
the standards set by criteria such
as LEED, GRIHA, etc.
Tall buildings are expensive to
build, but it is extremely important
not to dilute the design quality
throughout the process of
procurement, detailed design and
construction.

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The development should interact with
and contribute positively to its street-
level surroundings. It should aid
public engagement and security with
a strong sense of place. Interacting
with the local community for advice
and feedback will be helpful for the
design process.
The effect of a tall building on the
local microclimate should not be
underestimated, nor should its
overshadowing effect or its night-
time appearance. The design of
the building should be factored in
accordingly.
Different cities have different
demands for high-rise developers.
Always double-check the written word
of the law and building regulations in
your area.
Tall building proposals must
address their effect on historic
buildings, sites and landscapes
near and far.

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The aim is to achieve maximum
space efficiency and to
accomplish this task, initially, the
floor slab shape and total floor
area of the building need to be
designed.
Leasing depth or lease span is
the distance of the usable area
between the exterior wall and the
fixed interior element, such as the
core or the multi-tenant corridor.
The maximum leasing depth is
usually 10-14m for office
buildings.
The floor-to-floor height of a high-
rise building is typically the same
for all occupied floors except for
the lobby and floors for special
functions.
Commonly employed heights are
2.7m up to 4.8m.
The core of the building comprises all of
the vertical circulation elements, such as
elevators, fire stairs, mechanical shafts,
toilets, and elevator lobbies.
Many of the key structural elements, such
as the shear walls that provide lateral
stability, are integrated into the core to
simplify the architectural design.
The planning of the cores is critical to the
development efficiency and operational
effectiveness of a high-rise office building,
while also playing a significant role in the
way the structure copes with lateral loads.
FLOOR SLAB SIZE & SHAPE FLOOR LEASING DEPTH FLOOR-TO-FLOOR/FLOOR-
TO-CEILING HEIGHT
SERVICE CORE INTEGRITY
TYPES OF SERVICE CORE ARRANGEMENTS

STRUCTURE:
• Limit state design of the structure:
This approach aims to ensure that all
structures and their constituent
components are designed to resist the
worst loads and deformations that can
occur during construction and
throughout its lifetime.
• Loading forces: The structure must
be designed to resist the gravitational
and lateral forces that will be
sustained during construction and the
expected life of the structure. These
forces will depend on the size and
shape of the building, and its location.
Strength and stability: The primary
requirement of the ultimate limit state
design procedure is that the structure has
adequate strength to resist and remain
stable under the worst probable loads
during its lifetime.
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• Erection process and speed: The
speed of erections is a vital factor in
obtaining a return on investment by
minimizing the cost of interest
payments on the large capital costs
involved. Careful planning and
management of the construction
sequence become essential.
• Sequential loading: For dead
loads, the construction sequence
should be considered to be the
worst case. It is usual to shore the
freshly placed floor upon several
previously cast floors.
• The construction loads on the
supporting floors due to the weight
of wet concrete and its formwork will
greatly exceed loads of normal
service conditions. These loads
must be calculated considering the
sequence of construction and the
rate of erection.
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• Drift limitations: The parameter that
measures the lateral stiffness is the
drift index.
• It is defined as the ratio of the
maximum deflection at the top of the
building to the total height of the
building.
• In addition, each floor has an index
called the inter-story drift index which
checks for localized excessive
deformation. 1/400 is a traditionally
accepted limit.
• Stiffness: The lateral stiffness is a
major consideration in the design of a
tall building.
• Under the ultimate limit state, the
lateral deflections must be limited to
prevent 2nd-order P-delta effects from
gravity loading (swaying forces) to be
large enough to precipitate collapse.
• In addition, serviceability requires
these deflections not to affect elevator
rails, doors, or glass partitions, and
prevent dynamic motions to cause
discomfort to the occupants and
sensitive equipment.
• This is one of the major differences
between tall buildings and low-rise
buildings.
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DEFORMATION SHAPES OF A TALL BUILDING. (a) BENDING DEFLECTION, (b)
SHEAR DEFLECTION, AND (c) TOTAL DEFLECTION

• Creep, shrinkage, and
temperature effects: In tall
buildings, the cumulative
vertical movements due to
creep and shrinkage may
cause distress in the structure
and induce forces into
horizontal elements,
especially in the upper
regions of the building.
• Aggregates play an important
role in both creep and
shrinkage. A well-graded,
coarser aggregate with a low
voids content decreases the
effects of creep and
shrinkage. Also, hard, dense
aggregates that are not
absorptive and with a high
modulus of elasticity are
desirable for low shrinkage
and creep rates.
• Buildings subjected to large
temperature variations
between their external faces
and the internal core will
experience induced stresses
in the members connecting
both.
• Fire: The characteristic
feature of a fire such as the
temperature and duration, can
be estimated from a
knowledge of the important
parameters involved, such as
the quality and nature of the
combustible material present,
the possibility and extent of
ventilation, etc.
• Knowledge of the temperature
gradient across the member,
and the degree of restraint
afforded by the supports and
surrounding structure,
enables the stress in the
member to be evaluated.
• Common fire prevention
tactics include the use of fire-
resistant materials for
construction and use of
sprinkler systems, smoke
detectors, etc.
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• Soil-structure interaction: Soil-structure interaction involves
both static and dynamic behaviour. Seismic forces may
develop excessive hydrostatic pressures, causing liquefaction
of the soil. These types of conditions must be considered and
avoided.
• Effect of foundation settlement: The gravity and lateral
forces on the structure will be transmitted to the earth through
the foundation system. Because of its height, a tall building’s
columns may be very heavy.
• In areas with bedrock, appropriate foundations can be shallow
foundations, drilled shafts, or deep basements. In areas with
poor soil conditions, differential settlements must be avoided.
• A typical solution is the use of a mat (or raft) foundation, where
the weight of soil equals a significant portion of the gross
building weight.
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DEEP/PILE FOUNDATION SYSTEMS
SHALLOW FOUNDATION SYSTEMS
• Deep foundations are used when adequate soil capacity is not available
close to the surface and loads must be transferred to firm layers
substantially below the ground surface.
• The common deep foundation systems for buildings are caissons and
piles. They are classified by the method of boring: by “displacement” and
“replacement” of soil.
• The big difference is that the caissons are of greater diameters (80 cm)
compared to the piles and they are almost always built in the same place
of the work.
• End-bearing piles also called point-bearing piles are selected when the
depth of hard soil strata or bedrock at the site is within reasonable depth.
• Friction piles are selected when a hard stratum is available at a large
depth and construction of end bearing pile becomes uneconomical.

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TUNED LIQUID DAMPERS
TUNED MASS DAMPERS
PASSIVE DAMPING SYSTEMS
STANDARD DAMPING SYSTEM

SERVICES:
MEP:
Transportation: It is influenced by several factors such as floor area, typology,
and occupancy. The accessibility/universal design guidelines, local
development codes and regulations are also factors influencing the design of
vertical transport in a building.
• Stairs: two types of stairs: normal & fire stairs.
 For group housing, where the floor area does not exceed 300 sq.m. and
the height of the building is not over 24m, a single staircase may be
acceptable. In buildings that are identified in Bye-Laws No 1.13 VI (a) to
(m), a minimum of two staircases are compulsory.
 Minimum widths of such unenclosed staircases shall be 1800 mm for
unidirectional stairs and 2400 mm for bi-directional stairs.
 Interior stairs shall be constructed of non-combustible material throughout,
with at least a 2-hour fire rating.
 Wall or floor-mounted railings on both sides shall be permitted on stairs
without affecting the widths stated in (b) above by more than 300 mm.
Handrails shall be provided along both sides of the flight and shall be
continuous, even at landings. The handrail should end 300mm after the
first/last step. Handrails shall be provided with a minimum height of 100
cm. from the centre of the tread.
 Enclosed stairs in the means of egress shall be a minimum of 1250 mm
wide.
 The width of the landing shall be at least equal to the width of the flight,
with an unobstructed passageway.
 Minimum tread without nosing shall be 300mm. The maximum riser height
shall be 150mm. The number of risers is limited to 12 per flight.
 The minimum clear headroom in any staircase shall be 2.2m.
 Travel distance between each staircase shall be 30m.
 Doors shall not be located within 3m of the foot or top of the stairs.
 Interior stairs shall be constructed as a self-contained unit with at least
one side adjacent to an external wall and shall be completely enclosed.
 A staircase shall not be arranged around a lift shaft for buildings of height
15m and above.
 For a building of more than 24 m in height, access to the main staircase
shall be through a lobby with a double door of a 1-hour fire rating. One of
the doors will be fixed to the wall of the staircase.
 The main staircase and fire escape staircase shall be continuous from the
ground floor to the terrace level.
 No electrical shafts/AC ducts or gas pipe etc. shall pass through the
staircase. The lift shall not open on the staircase landing.
 No combustible material shall be used for decoration/wall panelling in the
staircase.
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 Beams/columns and other building features shall not reduce
the headroom/width of the staircase.
 Individual floors shall be prominently indicated on the wall facing the
staircase.
• Ramps: The design and planning are dependent on the size & design of the
building and local accessibility regulations.
 All ramps should have a minimum width of 1.2m, excluding edge
protection.
 The cross slope of the ramp should not exceed 1 in 50 and the
longitudinal slope of the ramp may not exceed 1 in 12 for wheelchairs.
 Entry ramps for freight and vehicles can be 1 in 20.
• Elevators: The sizes & capacities depend on the floor area, typology and
building occupancy.
 The lifts shall have a minimum 1- hour fire resistance rating, while the lift
shaft enclosure shall have a 2-hour fire-resistance rating.
 Machine rooms shall be separated from each other by fire separation
walls having a minimum 2-hour fire resistance rating.
 All lifts shall be connected to a backup power supply.
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 The sizes, capacities, and types of lifts, lift shafts, and machine rooms
are determined by the occupancy as stated by Table 12 in part 8,
section 5 of the National Building Code, 2019 (volume 2) as shown.
 The number of required fireman’s lifts and their locations in a building
will vary depending on the size, design, and complexity of the building.
 Some considerations are as follows:
1) There shall be at least one fireman’s lift per building.
2) If there are multiple wings in the building, there shall be at least one
fireman’s lift per wing.
3) If there are multiple banks of lifts in the building there shall be at
least one fireman’s lift per bank of lifts.
 The fireman’s lift may be used by the occupants in normal times.
 The fireman’s lift shall have a floor area of a minimum of 1.43 sq.m. It
shall have a loading capacity of not less than 544 kg (8 persons lift).
 The fireman’s lift shall be provided with power-operated (automatic)
doors of a minimum width of 0.8m.

ELECTRICAL:
• The parameters for quality electric supply are:
 Voltage: steady voltage, variation within permitted limits.
 Frequency
 Absence of harmful harmonics
 Protection against surge/lightning
• Electricity generation & distribution: Larger commercial and Industrial
customers require higher voltage (typically 480/277 volts). In this case,
the owner of the property provides and maintains their own step-down
transformer.
• A substation is required when the total floor area of the buildings
exceeds 30,000 square metres or the power load exceeds 5 Mega Volt
Amp (MVA).
• It is recommended that each distribution substation should have its
own DG Backup so that in case of mains power failure local DG sets
are available as a backup as per the normal practice.
• Factors which are considered in the design of a distribution system
include the following:
 Type of structure: The type of distribution structure used will depend
on the type of utilization equipment and usage required by the
customer. In most installations power is supplied to the building at
utilization voltage and a simple radial system is employed for the
distribution of the power.
 Present utilization and future needs: This will involve some degree of
load forecasting. The cost of carrying excess capacity as an idle
investment is compared with the cost of replacing smaller equipment
with larger and other methods of increasing capacity when required.
 Projected life of the structure
 Flexibility of the structure
 Load requirements: These may include maximum demand and time
intervals for maximum demand.
 Location of service entrance and load equipment • Switchgear,
distribution equipment and panels
 Type of installation methods used
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• Emergency power supply: The more essential loads of the building are
to be supplied with emergency power from a backup DG generator in
cases of main power failure. Normally, these are the following:
 Stairways' and hallways' lighting for safety purposes
 Counter areas for public transactions
 Water pumps and fire pumps
 One or two elevators during emergencies
 Computer system Rooms or suites of top executives
• Electricity grounding equipment is essential for high-rise buildings for
lightning protection:
 Air terminal rod
 ground/earth electrode,
 mesh system as earthing or grounding electrode,
 interconnected earth rods or ground rods,
 reinforcing steel of the building as earth/ground electrode,
 conductors outside the perimeter fence,
 earthing or grounding of gas insulated switchgear (GIS)
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TYPICAL LIGHTNING PROTECTION SYSTEM FOR BUILDINGS OF HEIGHT ≤ 60m

• Components of distribution system:
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ELECTRICITY DISTRIBUTION FROM GENERATION TO CONSUMPTION ELECTRICITY DISTRIBUTION FROM SUBSTATION METER TO RESIDENTS

PLUMBING:
• Water supply capacities are dependent on the typology and occupancy of the
building. Water supply is required for the following:
 Domestic usage (cooking, drinking, cleaning, flushing)
 Fire protection
 Backup supply
• There are 4 types of water supply systems for high-rise buildings:
 Direct pumping system: With a direct pumping system, water is pumped directly
into the distribution system without the aid of any overhead tank, except for
flushing purposes. Water can be pumped from a ground level or basement gravity
tank to a gravity roof tank, through a set of booster pumps
 Direct supply system: The most basic type of system, this system is adopted when
adequate pressure can be available round the clock on the topmost floor through
the city’s main power supply. With limited pressure available in most city mains,
water from the direct supply is normally not available above two or three floors.
 Overhead Tank distribution: The overhead tank setup allows gravity to do the work
of bringing the water down and ensuring sufficient pressure. The system
comprises pumping water to one or more overhead tanks placed at the top most
location of the hydraulic zone. Water collected in the OHT is distributed to the
various parts of the building by a set of pipes located generally on the terrace.
 Hydro-pneumatic system/pressurized water supply: With a hydro-pneumatic
system, an air-tight pressure vessel is installed on the line to regulate the operation
of the pumps. The vessel capacity is based on the cut-in and cut-out pressure of
the pumping system, depending on allowable start/stops of the pumping system.
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DIRECT SUPPLY SYSTEM DIRECT PUMPING SYSTEM OVERHEAD TANK SYSTEM

• Systems for boosting water pressure: Pressure-boosting systems can be of
several different types:
 Pumping from a ground level or basement gravity tank to a gravity roof tank
(UG Sump of 2 days capacity)
 Pumping from a gravity storage tank or public water main into a hydro-
pneumatic pressure tank that uses captive air pressure to provide adequate
drinking-water supply pressure
 Installation of booster pump sets consisting of multiple staged pumps or
variable speed pumps that draw water directly from a gravity storage tank or
the public water main
• Provisions should be made for an on-site water treatment plant (WTP) and
sewage treatment plant (STP) to treat greywater and blackwater from the
premises.
• In areas where the sewage system provided by the Local body concerned is not
available and (a) Where the number of dwelling units exceeds 50 nos. or 2500
sq.m. of commercial area, a sewage treatment plant shall be provided and
maintained for the disposal of the sewage within the site itself as per the designs
approved by such other Technical agencies as Government may empanel from
time to time.
• Capacity of on-site tanks and plants is dependent on occupancy of the building.
• It is recommended to have 1 overhead tank and 2 underground sumps, with one
designated for fire fighting with a holding capacity of 10000-50000 litres.
• In residential or predominantly residential developments with dwelling units
exceeding 100 in number, the design should include waste management
infrastructure and at least a closed non-polluting storage provision for solid waste
storage within the premises preferably with direct access from the abutting road
shall be provided so that the local body can collect this stored waste from it.
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SINGLE BOOSTER SYSTEM ZONE DIVIDED SYSTEM
ROOF TANKS SERIES-CONNECTED SYSTEMS

FIRE PROTECTION & PREVENTION:
• As per National Building Code, all high-rise buildings must have smoke detectors, PA
systems, sprinklers, first aid, firefighting systems and extinguishers, fire pumps,
escape routes, fireman lift, service shaft enclosures, compartmentation, certified
electrical system, and adequate water supply, among others.
• Emergency power supplying distribution system for the critical functioning of fire and
life safety systems and equipment shall be planned for efficient and reliable power and
control supply to the following systems and equipment where provided:
 Fire pumps.
 Pressurization and smoke venting; including its ancillary systems such as dampers
and actuators.
 Fireman’s lifts (including all lifts).
 Exit signage lighting.
 Emergency lighting.
 Fire alarm system.
 Public address (PA) system (relating to emergency voice evacuation and
annunciation).
 Magnetic door hold open devices.
 Lighting in the fire command centre and security room.
• In the case of high-rise apartments, of the minimum exits as specified in 4.4.2.4.3.1 of
the NBC, the naturally ventilated exit staircases may not require the provision of a fire
door. However, a fire door shall be provided for all other staircases and pressurized
staircases.
• One firefighting shaft shall be planned for each residential building/tower. The
firefighting shaft shall necessarily have connectivity directly to the exit discharge or
through the exit passageway (having 120 min fire resistance walls) to the exit
discharge.
• Staircase and fire lift lobby of a firefighting shaft shall be smoke controlled as per
4.4.2.5 and Table 6 of the NBC.
• A horizontal exit shall be through a fire door of 2-hour rating in a fire-resistant
wall. Horizontal exit requires separation from the refuge area or adjoining
compartment through a 2-hour fire barrier. The adjoining compartment of the
horizontal exit should allow unlocked and ease of egress and exits for the
occupants using defend in place strategy.
• Refuge area shall be provided in buildings of height more than 24 m. The refuge
area provided shall be planned to accommodate the occupants of two
consecutive floors by considering an area of 0.3 m2 per person for the calculated
number of occupants. Each refuge area shall be ventilated and provided with a
first aid box, fire extinguishers, a public address speaker, fireman talk back, and
adequate emergency lighting as well as a drinking water facility.
• Refuge areas shall be approachable from the space they serve by an accessible
means of egress.
• Refuge areas shall connect to the firefighting shaft (comprising the fireman’s lift,
lobby and staircase) without having the occupants return to the building spaces
through which travel to the area of refuge occurred.
• The refuge area shall always be kept clear. No storage of combustible products
and materials, electrical and mechanical equipment, etc shall be allowed in such
areas.
• Refuge areas shall be provided with adequate drainage facilities to maintain
efficient stormwater disposal.
• Entire refuge areas shall be provided with sprinklers.
• Where there is a difference in level between connected areas for horizontal exits,
ramps of slope not steeper than 1 in 12 shall be provided (and steps should be
avoided).
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INNOVATIVE TECHNOLOGIES FOR HIGH-RISE
BUILDINGS
Earthquake-proof construction Large-span floor systems
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BASE ISOLATION SYSTEM
DOVETAIL COMPOSITE DECK
DEEP-RIBBED COMPOSITE DECK
COMPOSITE JOIST SLAB

Modern flooring systems Innovative load-frame systems
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SLIMDEK FLOOR SYSTEM WITH SERVICE DUCT ATTACHMENTS
PRE-STRESSED HOLLOW-CORE SLABS (CAN BE PRE-CAST OFF SITE)

BIM (Building Information Management) Use of innovative, advanced materials
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LOW-E GLASS/GLAZING
SELF HEALING CEMENT
• Building information modelling (BIM) is a process supported by various
tools, technologies and contracts involving the generation and management
of representations of spaces.
• Building information models (BIMs) are computer files (often but not always
in proprietary formats and containing proprietary data) which can be
extracted, exchanged or networked to support the management of a built
asset.
• BIM software is used by individuals, businesses and government agencies
who plan, design, construct, operate and maintain buildings and
diverse physical infrastructures, such as water, electricity, bridges, ports and
tunnels.

Modular building Prefabricated construction (BSB prefab
process)
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GOOD CONSTRUCTION PRACTICES
Concrete work:
 In reinforced concrete members such as cantilever beams and slabs
which are liable to deflect appreciably under load, removal of
centering and imposition of load should be deferred at least one
month so that concrete gains sufficient strengths before it bears the
load.
 Curing of any concrete member should be done for a minimum
period of 7 to 10 days and terminated gradually so as to avoid quick
drying.
 Concrete work in a very hot and windy climate should be avoided,
and in case it is not avoidable then precautions shall be taken to
keep the temperature of fresh concrete down and to prevent quick
drying of concrete. The following steps should be taken to keep the
temperature of freshly prepared concrete down:
 Aggregate and water for mixing should be shaded from direct sun. -
Part of mixing water may be replaced by pounded ice. - As far as
possible concreting should be done in the early hours of the day.
 Re-trowelling the concrete surface slightly, before its initial setting to
mitigate plastic shrinkage cracks
RCC framework:
 As far as possible, a framework should be completed before starting
the work of panel walls for cladding and partitioning.
 Work of construction of panel walls and the partition should be
deferred as much as possible and should proceed from top to
downward.
 When partition walls are to be supported on a floor beam or slab
upward camber should be provided in the floor slab/beam to
counteract deflection.
 Horizontal movement joint should be provided between the top of the
panel wall and the soffit of the beam and when structurally required
little support to the wall should be provided at the top by using
telescopic anchorage or similar arrangement. Horizontal movement
joint between the top of wall and soffit of beam/slab shall be filled
which some compressible jointing material.
 If the door opening is to be provided in a partition wall, a centre
opening is preferable to an off-centre opening.
 Light re-vibration of concrete shall be done, before it has set, for the
member and section prone to plastic settlement cracks i.e. narrow
column and walls, at the change of depth in section.
12-08-2022 34

RCC Lintels:
• Bearing for RCC lintels should be on the liberal side when spans are
large so as to avoid concentration of stress at the jambs.
RCC roof slab:
 The top of the slab should be provided with adequate insulation or
protective cover together with some high reflectivity finish cover to
check the thermal movement of the slab and consequent cracking in
the supporting wall and panel/partition wall.
 In a load-bearing structure, a slip joint should be introduced between
the slab and supporting/cross walls. Further either the slab should
project for some length from the supporting wall or the slab should
rest only on part width of the wall as shown in the figure below:
On the inside, wall plaster and ceiling plaster should be made
discontinuous by a groove of about 10 mm. For introducing the slip joint,
the bearing portion of the supporting wall is rendered smooth with plaster
(preferably with a neat cement finish), which is then allowed to set and
partly dry. Thereafter either it is given a thick coat of whitewash, or 2 to 3
layers of tarred paper are placed over the plaster surface, before casting
the slab.
Plastering:
• When plastering is to be done on masonry, mortar joints in masonry
should be raked out to 10 mm depth while the mortar is green.
Plastering should be done after masonry has been properly cured and
allowed to dry to undergo initial shrinkage before plaster.
 For plastering on concrete background, it should be done as soon as
feasible after removal of shuttering by roughing the concrete surface
where necessary by hacking, and applying neat cement slurry on the
concrete surface to improve the bond.
 When RCC and brickwork occur in combination and to be plastered,
then sufficient time (at least 1 month) shall be allowed for RCC and
brickwork to undergo initial shrinkage and creep before taking up
plasterwork. In such case, either groove shall be provided in the
plaster at the junction or a 10cm wide strip of metal mesh or lathing
shall also be provided over the junction to act as reinforcement.
12-08-2022 35
CONSTRUCTIONAL DETAIL OF BEARING OF RCC ROOF
SLAB OVER A MASONRY WALL

Concrete and terrazzo floor:
 Control joint should be provided in the concrete and terrazzo floor
either by laying floors in alternate panels or by introducing strips of
glass, aluminium or some plastic material at a close interval in a grid
pattern.
 When flooring is to be laid on the RCC slab, either a base course of
lime concrete should be provided between the RCC slab and the
flooring or the surface of the slab should be well roughened, cleaned
and primed with cement slurry before laying of the floor.
RCC work in exposed conditions:
• For RCC work in exposed conditions i.e. sunshades, balconies,
canopies, open veranda etc., to prevent shrinkage cum contraction
cracks, an adequate quantity of temperature reinforcement shall be
provided. In such conditions, the quantity shall be increased by 50 to
100 % of the minimum amount prescribed.
Wall finishing:
• Finishing items i.e. distemper and painting etc. should be carried out
after the plaster has dried and has undergone drying shrinkage.
Pace of construction:
• The construction schedule and the pace of construction should be
regulated to ensure :
 All items of masonry are properly cured and allowed to dry before
plastering work is done, thus concealing the cracks in masonry in
plasterwork. Similarly, plasterwork should be cured and allowed to
dry before applying the finishing coat. To conceal the cracks in
plaster under the finish coat.
 In the case of concrete work before taking masonry work either over
it or by its side, most of the drying shrinkage, creep and elastic
deformation of concrete should be allowed to take place, to avoid
cracks in masonry or the junction of masonry and concrete.
Provision of reinforcement for thermal stresses:
• To control the cracks in the concrete due to shrinkage as well as
temperature effect, adequate temperature reinforcement shall be
provided. This temperature reinforcement is more effective if smaller
diameter bars and deformed steel are used than plain reinforcement.
12-08-2022 36

PREVENTIVE MAINTENANCE
What is preventive maintenance and how to use it
effectively?
Preventive maintenance (or preventative maintenance)
is maintenance that is regularly and routinely
performed on physical assets to reduce the chances of
equipment failure and unplanned machine downtime.
Why is preventive maintenance important?
Preventive maintenance is important because it lays
the foundation for successful facility management.
Preventive maintenance keeps equipment and assets
running efficiently, maintains a high safety level for
your employees, and helps you avoid large and costly
repairs down the road.
12-08-2022 37

Why do you need a preventive maintenance
schedule?
A preventive maintenance schedule helps you organize
and prioritize your maintenance tasks to create the best
working condition and life span for the equipment.
By conducting regular preventive maintenance, you can
ensure your equipment continues to operate efficiently
and safely.
Types of preventive maintenance
There are three main types of preventive
maintenance which should be scheduled and
performed on all items of equipment to prevent
unplanned failure:
• Time-based preventive maintenance: A
preventive maintenance task using a set time
interval, such as every 10 days, every month, or
every 3 months.
• Usage-based preventive maintenance: When
asset usage hits a certain benchmark. This can
include after a certain number of kilometres,
hours, or production cycles.
• Condition-based preventive maintenance: A
maintenance strategy that monitors the actual
condition of an asset to determine what
maintenance task needs to be done.
12-08-2022 38

Preventive maintenance examples
Common examples are regular cleaning, lubrication,
replacing parts, and equipment repairs.
Other examples include checking the HVAC,
plumbing, and electrical systems as well as any
safety systems & equipment such as fire alarms,
sprinklers, etc., are inspected, cleaned, and
repaired, and are functioning properly within safety
and compliance levels.
What is a preventive maintenance checklist?
It is a set of tasks that the technician needs to
complete to close a preventive maintenance work
order.
The purpose is to ensure preventive maintenance
tasks are done correctly and in the same sequence
of steps, regardless of which maintenance team
member completes them.
12-08-2022 39

ESSENTIAL FACILITIES & SERVICES
• Building internal & external conditions
• Vertical transportation systems
• Doors & windows
• Water supply systems
• Drainage & sewage systems
• Power supply system
• Security systems
• Fire protection systems & equipment
• Cleaning services
• Ventilation systems
• Heating systems
• Air conditioning systems
VALUE-ADDED FACILITIES & SERVICES
• Landscaping & gardening
• Façade care
• Swimming pool
• Sport & recreational facilities
• Social facilities
12-08-2022 40
FACILITIES FOR MAINTENANCE

FUNCTIONS/SCOPE OF FACILITY MANAGEMENT
Behind the growth and development of many businesses are a
variety of facilities management functions.
These activities ensure buildings stay up and running, key
processes are established and maintained, and that staff are
always working in an optimal environment.
The definition and scope of facilities management can be boiled
down to organising the people, places and processes within a
building environment.
• Maintaining & optimizing facilities
• Streamlining processes
• Supporting people
• Managing projects
• Integrating technology
12-08-2022 41

FACILITY MANAGEMENT GUIDELINES
• When creating a schedule of facilities maintenance obligations,
agencies should include a list of all the facilities maintenance
obligations required, who is responsible for undertaking such
obligations and when the obligations need to be met.
• Facilities managers need to ensure that they are familiar with the
legislation and regulations which govern the operation of their property
portfolio. Awareness of and compliance with relevant legislation and
regulations is essential.
• The health and safety of staff and visitors (including contractors and
subcontractors working on site) are of paramount importance.
• It is also important for facilities managers to be aware of the health and
safety, employment and training standards of all contractors, ensuring
that their subcontractors are also compliant with relevant legislation
and procedures. It is recommended that contractors are performance
managed against key performance indicators.
• Agencies should not take on a contractor who has a poor health and
safety record. If an agency does and there is a serious issue on-site,
the agency may be held responsible for its poor performance.
• Agencies should ensure that all contractors identify possible risks
before commencing work and identify and implement measures that
will mitigate the identified risks.
• Agencies should ensure that contractors understand the need to report
any accident or dangerous incident to enable the appropriate
preventative actions to be undertaken.
• Agencies should investigate all accidents that occur on their premises
and expect full cooperation from contractors and their employees to
establish the cause of such accidents and the remedial actions
necessary to prevent a recurrence.
• Any accidents should be recorded in a register. The register should
document details of the accident, how the accident was dealt with and
the steps taken to prevent such accidents from occurring in the future.
• Note that criminal checks/security clearances may be required before
contractors and sub-contractors can undertake work on particular
sites. The facilities staff are responsible for ensuring such clearances
are in place before providing access to such sites.
• All assets (eg security systems) should be monitored and reviewed
regularly to minimise having to act reactively when an asset fails to
operate as it should.
• The approach taken to maintain assets should be appropriate to the
criticality of the assets.
12-08-2022 42

STATUTORY CLEARANCES (SOURCE: TNCDBR 2019)
12-08-2022 43
• Vehicular access within the site: Internal vehicular access way
including passage if any within the site shall have a clear width of
7.2m, and as such shall be available for every building block on the
site. It shall be of clear width and open to the sky. No projection in
structure over it is permissible.
• Corridor width: The corridor serving as access for units in the
development on whichever floor they may be situated shall not be less
than the standards prescribed accordingly.
• Basement floor: The height of the basement floor shall not exceed
1.2m above ground level and the headroom shall be a minimum of
2.4m. In cases where more than one basement is proposed, for
parking and incidental uses, sufficient provision for lighting, ventilation,
and fire protection shall be made.
• The basement shall be permitted below the ground and beyond the
building lines at ground level subject to a clear minimum front setback
space of 4.5m and side and rear setbacks of 3m, subject to non-
habitable uses and provision of mechanical ventilation, safety
provisions, and drainage. However, it is essential that the basement
top slab below the external circulation at ground level should be
designed for firefighting vehicular loads.

(SOURCE: CMA-DR)
12-08-2022 44
• Premium FSI.—The Premium FSI over and above the
normally permissible FSI relating the same to road width
parameter may be allowed as follows:
• The Premium FSI charges shall be collected at the rate of
50% of Guideline value for the excess FSI area over and
above normally permissible FSI area for Non High Rise
Building and at the rate of 40% of Guideline value for the
excess FSI area over and above normally permissible FSI
area for High Rise Building.

12-08-2022 45
• Every High Rise Building erected shall conform to the National Building Code
of India, and thus be provided with
 lifts as prescribed in the National Building Code of India, 2016;
 a stand-by electric generator of adequate capacity for running lift and
water pump, and a room to accommodate the generator;
 an electrical room conforming to rule 44 of the TNCDBR.
 at least one meter room of size 2.4m x 2.4m for every 10 consumers or 3
floors whichever is less. The metre room shall be provided on the ground
floor.
• Fire safety, detection and extinguishing systems.— (i) All buildings in their
design and construction shall be such as to contribute to and ensure
individually and collectively and the safety of life from fire, smoke, fumes and
also panic arising from these or similar other causes.
• In a building of such size, arrangement or occupancy that a fire may not itself
provide adequate warning to occupants, automatic fire detecting and
alarming facilities shall be provided where necessary to warn occupants of
the existence of fires, so that they may escape, or to facilitate the orderly
conduct of fire exit drills.
• Fire protecting and extinguishing system shall conform to accepted
standards and shall be installed following good practice as recommended in
the National Building Code of India, 2016 and to the satisfaction of the
Director of Fire and Rescue Services by obtaining a no objection certificate
from him.
• In areas where the sewage system provided by the Local body
concerned is not available and where the number of dwelling units
exceeds 50 nos. or 2500 sq.m. of commercial area, a sewage
treatment plant shall be provided and maintained for the disposal of
the sewage within the site itself as per the designs approved by such
other Technical agencies as Government may empanel from time to
time.
• In residential or predominantly residential developments with dwelling
units exceeding 100 in number, the design should include waste
management infrastructure and at least a closed non-polluting storage
provision for solid waste storage within the premises preferably with
direct access from the abutting road shall be provided so that the local
body can collect this stored waste from it.
• In residential or predominantly residential developments, provision for
at least one, bathroom and water closet shall be provided for the use
of servants or drivers for each block exceeding 25 Dwelling units.
• Rainwater harvesting and solar energy capture shall be provided as
stipulated in the TNCDBR.
• Special regulations for the physically disabled shall be adhered to as
per the TNCDBR and NBC.

FIRE & SAFETY NORMS (SOURCE: NBC 2016)
12-08-2022 46
• A high-rise building during construction shall be provided with the following
fire protection measures, which shall be maintained in good working
condition at all times:
a) Dry riser of a minimum 100 mm diameter pipe with hydrant outlets on the
floors constructed with a fire service inlet to boost the water in the dry
riser and maintenance should be per good practice.
b) Drums of 2000 litre capacity filled with water with two fire buckets on each
floor;
c) A water storage tank of a minimum 20000-litre capacity, which may be
used for other construction purposes also.
• Any provided basement shall have at least 2 exits.
• A horizontal exit shall be through a fire door of 120 min rating in a fire-
resistant wall. Horizontal exit requires separation with the refuge area or
adjoining compartment through 120 min fire barrier. Requirements for
horizontal exits are as under:
 Width of the horizontal exit doorway shall be suitable to meet the
occupant load factor for egress.
 Doors in horizontal exits shall be openable at all times from both sides.
 All doors shall swing in the direction of exit travel. For horizontal exits, if a
double leaf door is used, the right-hand door leaf shall swing in the
direction of exit travel.
• The maximum travel distance between two staircases or egress points shall
be no more than 22.5m.
FIRE RESISTANCE RATINGS OF STRUCTURAL AND NON-STRUCTURAL
ELEMENTS (IN MINUTES)

12-08-2022 47
PRESSURIZATION OF STAIRCASES AND LIFT LOBBIES
MINIMUM REQUIREMENTS FOR FIRE FIGHTING INSTALLATIONS
• In the case of high-rise apartments, of the minimum exits as specified in
4.4.2.4.3.1 of the NBC, the naturally ventilated exit staircases may not require
the provision of a fire door. However, a fire door shall be provided for all other
staircases and pressurized staircases.
• One firefighting shaft shall be planned for each residential building/tower. The
firefighting shaft shall necessarily have connectivity directly to the exit discharge
or through the exit passageway (having 120 min fire resistance walls) to the exit
discharge.
• Fire detection and alarm systems in buildings shall be so planned and
programmed so as to enable operations of various systems and equipment to
facilitate requirements leading to life safety, compartmentation and fire
protection.
• Exit access, exits and exit discharge shall be properly identified, with adequate
lighting maintained in the elements of the egress systems so that all occupants
shall be able to leave the facility safely.
• The exit, exit access and exit discharge systems shall be illuminated
continuously. The floors of the means of egress shall be illuminated at all points,
including angles and intersections, in corridors and passageways, stairwells,
landings of stairwells and exits.
• Emergency lighting shall be powered from a source independent of that
supplying the normal lighting.
Fire Command Centre (FCC):
• Fire command centre shall be on the entrance floor of the building having direct
access. The control room shall have the main fire alarm panel with a
communication system (suitable public address system) to aid floors and
facilities for receiving messages from different floors.
• Fire command centre shall be constructed with 120 min rating walls with a fire
door and shall be provided with emergency lighting. Interior finishes shall not
use any flammable materials. All controls and monitoring of fire alarm systems,
pressurization systems, and smoke management systems shall happen from
this room. Monitoring of integrated building management systems, CCTVs or
any other critical parameters in the building may also be from the same room.

Refuge areas shall be provided in buildings of height more than 24 m. The
refuge area provided shall be planned to accommodate the occupants of
two consecutive floors (this shall consider occupants of the floor where
refuge is provided and occupants of the floor above) by considering an
area of 0.3 m2 per person for the calculated number of occupants and
shall include additionally to accommodate one wheelchair space of an
area of0.9 m2 for every 200 occupants, a portion thereof, based on the
occupant load served by the area of refuge or a minimum of 15 m2,
whichever is higher, shall be provided as under:
• The refuge area shall be provided on the periphery of the floor and
open to air at least on one side protected with suitable railings.
• Refuge area(s) shall be provided at/or immediately above 24 m and
thereafter at every 15 m or so.
Each refuge area shall be ventilated and provided with a first aid box, fire
extinguishers, a public address speaker, fireman talk back, and adequate
emergency lighting as well as a drinking water facility.
• Refuge areas shall be approachable from the space they serve by an
accessible means of egress.
• Refuge areas shall connect to the firefighting shaft (comprising the
fireman’s lift, lobby and staircase) without having the occupants
required to return to the building spaces through which travel to the
area of refuge occurred.
• The refuge area shall always be kept clear. No storage of combustible
products and materials, electrical and mechanical equipment, etc shall be
allowed in such areas.
• Refuge areas shall be provided with an adequate drainage facility to
maintain efficient stormwater disposal.
• Entire refuge areas shall be provided with sprinklers.
• Where there is a difference in level between connected areas for horizontal
exits, ramps of slope not steeper than 1 in 12 shall be provided (and steps
should be avoided).
NOTE: Refuge areas provided more than the requirements shall be counted
towards the Floor Area Ratio (FAR).
High-rise apartment buildings with apartments having balconies, need not be
provided with a refuge area; however, apartment buildings without balconies
shall provide a refuge area as given above.
Refuge areas for apartment buildings of height above 60 m while having
balconies shall be provided at 60 m and thereafter at every 30 m. The refuge
area shall be an area equivalent to 0.3 m2 per person for accommodating
occupants of two consecutive floors, where occupant load shall be derived on
basis of 12.5 m2 of gross floor area and additionally 0.9 m2 for accommodating
wheelchair requirement or shall be 15 m2, whichever is higher.
12-08-2022 48

RELAXATION OF NORMS
12-08-2022 49

FUTURISTIC CONTRIBUTIONS
Zero energy/carbon-negative
construction and processes
Bioclimatic skyscrapers
12-08-2022 50

Biophilic/green skyscrapers Intelligent building, systems automation
12-08-2022 51

SMART Building Management systems New technologies in facades
(ventilated/double-skin façade, active
façade, green facades, etc.)
12-08-2022 52
VENTILATED/DOUBLE-SKIN FACADE
GREEN FAÇADE SYSTEMS

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