Full Text
REGD. No. D. L.-33004/99
The Gazette of India
CG-DL-E-04072026-274073
EXTRAORDINARY
PART II-Section 4
PUBLISHED BY AUTHORITY
No. 14]
NEW DELHI, FRIDAY, JULY 3, 2026/ASHADHA 12, 1948
MINISTRY OF DEFENCE
NOTIFICATION
New Delhi, the 3rd July, 2026
S.R.O. 14(E).—The following draft of the Jalapahar Cantonment Building Bye-Laws, 2026, which the Cantonment Board proposes to issue in exercise of the powers conferred by section 251 of the Cantonments Act, 2006 and in supersession of notification number 34/III/107/C, dated 16th August, 1991, except as respects things done or omitted to be done before such supersession, is hereby published for the information of the public likely to be affected thereby; and notice is hereby given that the said draft Bye-laws shall be taken into consideration on or after the expiry of a period of thirty days from the date on which copies of the Gazette of India containing this Bye-laws are made available to the Public; and the said draft Bye-Laws is also available at the office of the Cantonment Board, Jalapahar and on the website https://Jalapahar.cantt.gov.in/.
Any person interested in making any objections or suggestions on the proposals contained in the draft Bye-laws may forward the same in writing, for consideration of the Cantonment Board within the period so specified to the Cantonment Board, Jalapahar or at e-mail address: [email protected].
[F. No. JCB/34/A/VIII/47/C]
KUNAL ROHILLA, I.D.E.S Chief Executive Officer
The Draft of the Jalapahar Cantonment Building Bye-Laws, 2026
CHAPTER-I
GENERAL
1. SHORT TITLE, COMMENCEMENT AND EXTENT. — (1) These Bye-Laws shall be called the Jalapahar Cantonment Building Bye-Laws, 2026.
(2) These shall come into force on the date of final publication in the Official Gazette by the Central Government.
(3) These Bye-Laws shall apply within the limits of Jalapahar Cantonment.
2. DEFINITIONS. —In these Bye-Laws, unless the context otherwise requires:
(1) "Act" means the Cantonments Act, 2006 as amended from time to time;
(2) "Access” means a clear approach to a plot or a building;
(3) “Accessory Building” means a building separate from the main building on a plot and containing one or more rooms for accessory use such as servant quarters, garage, storerooms etc;
(4) “Addition to a building” means addition to the cubic contents of a building;
(5) “Air-Conditioning” means the process of treating air so as to control simultaneously its temperature, humidity, cleanliness and distribution to meet the requirement of conditioned space;
(6) “Alteration of a building” means, -
(a) The sub-division of any room in such building so as to convert the same into two or more separate rooms, or
(b) The change in two or more rooms in such building which increases or diminishes the cubic content of any room or rooms.
(c) The conversion of any passage or space in such building into a room or rooms;
(7) "Apartment” means whether called block, chamber, dwelling unit, flat, office, showroom, shop, godown, premises, suit, tenement, unit or by any other name, means separate and self-contained part of any immovable property, including one or more rooms or enclosed spaces, located on one or more floors or any part thereof, in a building or on a plot of land, used or intended to be used for any residential or commercial use such as residence, office, shop, showroom or godown or for carrying on any business, occupation, profession or trade, or for any other type of use ancillary to purpose specified;
(8) “Appendix” means an appendix to these Bye- Laws;
(9) "Application” means an application made in such a form as may be specified by the authority from time to time;
(10) “Applicant” means a person with legally valid occupancy rights on leased or old grant or private land and intends to erect/re-erect a building or to make any addition/alteration in the building;
(11) "Approved” means approval granted by the Competent Authority as prescribed under the Act;
(12) “Architect”“means any person who holds a valid registration with the Council of Architecture, India as per the provisions of the Architects Act, 1972;
(13) “Balcony” means a horizontal projection including a handrail, balustrade or a parapet to serve as a passage or sitting out place; with at least one side open, except for the railing or Parapet wall for safety;
(14) “Barrier free” means a barrier free environment which enables people with disabilities to move safely and freely and to use the facilities within the built environment;
(15) "Basement" means the lowest storey of a building below or partly below ground level or adjoining ground level;
(16) "Board" shall mean a Cantonment Board constituted under the Cantonment Act, 2006 as amended time to time;
(17) "Built up area” means the area covered by a building on all floors including cantilevered portion, mezzanine floors, if any, but excluding the areas specifically exempted from computation of Floor Space Index (F.S.I) under these Regulations;
(18) "Building” means a house, outhouse, stable, latrine, shed, hut or other roofed structure whether of masonry, brick, wood, mud, metal or other material, and any part thereof, and includes a well and a wall other than a boundary wall but does not include a tent or other portable and temporary shelter;
(19) "Building Height" means the vertical distance measured in the case of flat roof from the average level of the centre line of the adjoining street to the highest points of the building adjacent to the street wall; in the case of pitched roofs up to the point where the external surface of the outer wall intersects the finished surface of the sloping roof; and in the case of gable facing the road, the midpoint between the caves level and the ridge. Architectural features, chimneys, water tanks and other ornamental feature which are not intended for human habitation and serving no other function except that of decoration shall be excluded for the purpose of taking heights, and if the building does not abut on a street the height shall be measured above the average level of the ground around and contiguous to the building;
(20) “Building Line” means the line up to which the plinth of a building adjoining on a street or on an extension of a street or on a future street may lawfully extent and includes the line prescribed, if any, in any scheme;
(21) “Building Envelop” means the horizontal spatial limits up to which a building may be permitted to be constructed on a plot which shall not exceed the clear setbacks as prescribed in the Bye-Laws;
(22) "Bungalow area” means area outside notified civil area with old grant/leasehold bungalows excluding privately held properties;
(23) “Cabin” means a non-residential enclosure constructed of non-load bearing, non-masonry partitions;
(24) “Canopy” means an overhead roof or else a structure over which a fabric or metal covering is attached, able to provide shade or shelter from weather conditions such as sun, hail, snow and rain. A canopy can also be a tent, generally without a floor;
(25) “Ceiling Height” means vertical distance between the finished floor and the ceiling;
(26) “Central Government” for the purposes of these Bye-Laws means the Government of the Union in the Ministry of Defence;
(27) “Chimney” means an upright shaft containing and encasing one or more flues;
(28) "Chajja” means a sloping or horizontal structural overhang usually provided over openings on external walls to provide protection from sun and rain and for purpose of architectural appearance;
(29) "Civil Engineer” means any person who is a graduate of civil engineering from a recognized Indian or foreign university duly approved by Govt. of India or is a member of Civil Engineering Division of the Institution of Engineers (India) and is competent to carry out supervision of building works as per approved drawings and design;
(30) “Civil Areas” means an area declared to be a civil area by the Central Government under Sub-Section (1) of Section 46 of the Act;
(31) “Competent Authority" means the authority to sanction the building plan as prescribed under Chapter X of the Cantonments Act, 2006;
(32) “Commercial Building” means a building used or constructed or adapted to be used the whole or a substantial part of building for commercial purposes;
(33) "Combustible Material” means any material if it burns or adds heat to a fire when tested for combustibility in accordance with good practice;
(34) “Corner Plot or Site” means a plot or site at the junction of and fronting on two or more intersecting streets;
(35) “Courtyard” means a space open to the sky enclosed or partially enclosed, by walls or by railing and shall be at ground floor level;
(36) “Covered Area" means ground area covered by the building immediately above plinth level, but does not include the space covered by the following:
(a) Garden, rockery, well and well structure, plant nursery, water pool, swimming pool (if uncovered), platform around a tree, water tank, fountain, bench, with open top and unenclosed sides and the like;
(b) Drainage, culvert, conduit, catch pit, gully pit, chamber, gutter, septic tank, soakage pit and the like;
(c) Compound wall, gate, canopy, uncovered staircases areas covered by sunshade and the like;
(d) Maximum Area of 4.20 square metres for one toilet cum bathroom unit in each floor;
(37) “Cupboard" means a space used for storage of household goods/dress having shelves/partitions not more than 2.50 metres apart;
(38) "Damp Proof Course” a course consisting of appropriate water proofing material provided to prevent penetration of dampness or moisture from any part of the ground to the structure or from one part of the structure to any other part of it;
(39) “Demolished” meaning total dismantling of an existing building;
(40) "Drain” means a line of pipes including all fittings and equipment such as manholes, inspection chambers, traps, gully traps and floor traps, used for the drainage of a building, or a number of buildings, or yards appurtenant to buildings, within the same cartilage. Drain shall also include open channels used for conveying surface water;
(41) "Drainage” means the removal of any liquid by a system constructed for this purpose;
(42) "Dwelling Unit/Tenement” an independent housing unit with separate facilities for living, cooking and sanitation needs;
(43) "Enclosed Staircase” means a staircase separated by fire resistant walls and doors from the rest of the buildings;
(44) "Equivalent Car Space (ECS)” means the space occupied by the vehicle as well as the minimum space needed to move it into and out of the space and one equivalent car space is as defined in National Building Code of India as amended from time to time;
(45) "Existing Building or Use” means a building, structure or its use as sanctioned or deemed to have been sanctioned by the Competent Authority, existing before the commencement of the Bye-Laws;
(46) "Exit" means a passage, or means of egress from any buildings, storey or floor area to a street or any other open space of safety;
(a) Vertical exit: It is a means of exit used for ascending or descending between two or more levels including stairways, ramps and fire escapes;
(b) Horizontal exit: It is a protected opening through or around a fire-resistant wall or bridge connecting two buildings;
(c) Outside exit: It is an exit from the building to a public way or to an open area leading to a public way or an enclosed fire-resistant passage leading to a public way;
(47) "External Wall” means outer wall of a building not being a partition wall, even though adjoining to a wall of another building and also means, a wall abutting on an interior open space of any building provided that all external walls shall be a minimum of 230 mm brickwork in suitable mortar or of suitable thickness as per structural design in case of reinforced concrete;
(48) "Floor” means the lower surface in a storey on which one normally walks in a building. The general term, floor, unless otherwise specifically mentioned, shall not refer to a mezzanine floor. Sequential numbering of floor shall be determined by its relation to the determining entrance level. For floors at or wholly above ground level the lowest floor in the building with direct entrance from the road/street to be termed as Ground floor. Other floors above ground floor shall be numbered in sequence as Floor 1, Floor 2, with numbers increasing upwards;
(49) "Floor Area Ratio” or “FAR” means the quotient obtained by dividing the multiple of the total of the covered area on all floors and hundred by the area of the plot, i.e.
FAR = Total covered area of all floors x 100
Plot Area
(50) "Floor Space Index” or “FSI” means the quotient obtained by dividing the multiple of the total of the covered area on all floors by the area of the plot, i.e.
FSI = Total covered area of all floors
Plot Area
(51) “Flue” means a confined space provided for the conveyance to the outer air of any product of combustion resulting from the operation of any heat producing appliance or equipment employing solid, liquid or gaseous fuel;
(52) "Footing” means a foundation unit constructed in brick work, masonry or concrete, steel or any other material permissible as per IS Code under the base of a wall or column for the purpose of distributing the load over large area;
(53) “Foundation” means that part of the structure which is below the lower most floor and which provides support for the superstructure and which transmits loads of the super-structure to the ground;
(54) “Frontage” means the measurement of the side of any site abutting the road;
(55) "Front Open Space / Margin / Setback” means the distance between the boundary line of plot abutting the means of access / road / street and the building line. In case of plots facing two or more means of access, roads / streets, the plot shall be deemed to front on all such means of accesses / roads / streets;
(56) “Gallery” means an intermediate floor or platform projecting from a wall of an auditorium or hall providing extra floor, additional seating accommodation etc;
(57) "Garage Private” means a building designed or used for the parking of a motor car or other vehicles;
(58) “Ground Coverage” means the quotient obtained in terms of percentage by dividing the plinth areas of Ground floor by plot area, i.e.
Ground Coverage=Plinth area of ground floor x 100
Plot Area
(59) “Ground Level” means the finishing surface after formation cutting of the site from where erection of the building starts;
(60) “Group Housing” means housing of more than one dwelling unit, where land is owned jointly as in the case of cooperative societies or public agencies such as Local Authorities or Housing Boards or property developers etc. and the construction is undertaken by one agency but shall not include properties which are co-owned by family members and may comprise all or any of the following: (a) a dwelling unit, (b) open spaces intended for recreation and ventilation, (c) roads, paths, sewers, drains, water supply and ancillary installations, street lighting and other amenities, (d) convenient shopping place, school, community hall or other amenities for common use;
(61) "Habitable Room” means a room occupied or designed for occupancy by one or more persons for study, living, sleeping, eating, kitchen if it is part of living room but does not include bathroom, water closet compartments, laundries, serving and storage pantries, corridors, cellars, attics and other spaces that are not used frequently or during extended period;
(62) "Height of a Room” means the vertical distance measured from the finished floor surface to the finished ceiling/slab surface;
(63) “Internal Wall” means all partition walls in the interior of a building excluding walls which abut exterior or interior open spaces; internal walls when made of bricks shall be a minimum of 115 mm brickwork in suitable mortar; other non-load bearing partitions shall be of suitable thickness;
(64) "Loft" means an intermediate floor in between two main floors but not more than1.50 metres in height which may be adopted or constructed for storage purpose;
(65) "Marginal Distance / Side and Rear Marginal Open Space” means a minimum distance required to be left open to sky between the boundary of the building plot and the building line on respective sides;
(66) "Materials Alteration” means a change of use in building materials in any existing building;
(67) "Masonry” means the form of construction composed of brick, stone, tile, concrete blocks, gypsum or other similar building material units or combination of these material units laid up, bonded together and set in mortar;
(68) 'Mezzanine Floor” means an intermediate floor between two floor levels above ground floor and at least one side of it should form an integral part of space/floor below;
(69) "Mumty” means a structure with a covering roof over a staircase and its landing built to enclose only the stairs for the purpose of providing protection from weather and not meant for human habitation;
(70) "Non-Combustible” means a material which does not burn or add heat to a fire when tested for combustibility in accordance with good practice;
(71) "Occupancy" means the function or use of the building;
(72) "Parapet” means a low wall built along the edge of a roof or a floor not more than 1.2 metres height;
(73) “Parking Space” means an area enclosed or unenclosed sufficient in size to park vehicle together with a drive-way connecting the parking space with a street or alley and provided for ingress and egress of the vehicles;
(74) “Partition” means an interior non-load bearing wall, one storey or part storey in height;
(75) “Pavilion” means a flexible architectural open space that invites people to come in and spend time in it. It could be temporary or permanent and might even change its form and function. A pavilion might be used as a shelter, seating, meeting point, café, theatre, lectures, event, exhibitions, sports, play, relaxation, and work etc;
(76) "Pillar” means a wood, stone, brick, RCC or a metal pillar and includes all columns or upright post or support, stanchions (steel structures) and an assemblage of columns of stanchions properly riveted or welded or bolted together;
(77) “Plinth” means the portion of a structure between the surface of the surrounding ground and surface of the floor, immediately above the ground;
(78) "Porch or Portico" means covered surface supported on pillars or otherwise for the purpose of pedestrian or vehicular approach to a building;
(79) "Public Building” means a building used or intended to be used either ordinarily or occasionally, as a church, temple, mosque or any other place of public worship, dharamshala, college/school, hostel, theatre, cinema, public concert room, lecture room, library, orphanage, or rescue home or any other place of public assembly;
(80) "Public Garage” means a building or portion thereof designed other than a private garage, operated for gains, designed or used for repairing, servicing, hiring, selling or storing motor driven or other vehicles;
(81) "Repairs” means and includes the following activities, which do not otherwise violate any provisions regarding general building requirements, structural stability and fire safety requirements of these Bye-Laws;
(a) Erection, Re-erection, Addition to, or Alternation of
(i) an internal partition wall which does not involve sub-division of property, or
(ii) a parapet wall or a cornice or chhajja within the boundaries of the permissible setbacks & ground coverage area of the site. Provided that the total height of the parapet wall shall not be more than 1.50 metre and width of the cornice or chhajja shall not be more than 60cm;
(b) Repairing of a staircase;
(c) White washing or painting;
(d) Re-flooring of the surface of an existing floor;
(e) Minor repairs and recasting of an existing damaged roof without changing the character and dimension of such roof;
(f) Erection of a false ceiling in any floor for air-conditioning, lighting or decorative purposes;
(g) Plastering and patch work;
(h) Providing or closing an internal door or window or a ventilator not opening directly opposite a door or a window of another building;
(i) Replacing of fallen bricks or stones;
(j) Repairing or renewing existing plumbing, sanitary and other utility services;
(k) Repairing of boundary wall;
(1) Installation of air conditioner/ water tank /solar plants / solar water heater etc;
(82) "Residential building” means a building used or constructed or adapted to be used wholly for human habitation;
(83) "Residential cum Commercial Building” means a building where part of the building is used or constructed or intended to be used for human habitation with remaining part used or constructed or intended to be used for commercial purpose;
(84) "Sanctioned Plan” means the set of plans and specification submitted under section 235 of the Cantonments Act, 2006 under the Bye-Laws and regulations in connection with a building and duly sanctioned by the Authority under section 234/237/238 of the Cantonments Act, 2006;
(85) "Set Back Line” means a line usually parallel with the centre line of the road or street and laid down in each case by the Board beyond which nothing can be constructed towards the road or street;
(86) “Site or Plot” means a parcel/piece of land enclosed by definite boundaries;
(87) "Smoke Pipe” means a flue approximately horizontal, made of metal or other material in which smoke or the products of combustion are conducted from a furnace to a chimney;
(88) "Store or Shop” shall mean any store or shop in which it is not intended that any person shall reside;
(89) "Storey" means the portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor above it, then the space between any floor and the ceiling next above it;
(90) "Structural Engineer" means a person who is a graduate of civil engineering from a recognized Indian or foreign university duly approved by Government of India or is a member of Civil Engineering Division of the Institution of Engineers (India) with experience in structural engineering practice which includes structural design and field work;
(91) "Street" includes any way, road, lane, square, court, alley or passage in a Cantonment, whether a thoroughfare or not and whether built upon or not, over which the public have a right of way and also the roadway or foot-way over any bridge or cause way;
(92) "Sun Shade” means a sloping or horizontal structural overhang usually provided over openings on an external wall to provide protection from sun and rain;
(93) "Swimming pool” means a wading pool, paddling pool or simply a pool in container filled with water intended for swimming or water-based recreation. The pool can be built either above or in the ground and from materials such as concrete, metal plastic or fiber glass;
(94) “To Abut” means to be positioned juxtaposed to a road, lane, open space, building etc;
(95) "To erect or Re-erect” means;
(a) To erect a new building on any site whether previously built upon or not;
(b) To re-erect any building of which portion have been pulling down, burnt or destroyed, damaged by storm, rains, fire, earthquake or any other natural calamity to some extent, and similar specifications as existing prior to damage;
(c) Conversion from one occupancy to another;
(d) To carry out alterations and;
(e) To add to a storey/ storey;
(96) "Total floor area” means the area of all floors of building including habitable, basement and mezzanine floor;
(97) “Travel distance” means the distance an occupant has to travel to reach the exit;
(98) “Verandah” means a covered area with at least one side open to the outside;
(99) “Warehouse” means a building, the whole or a substantial part of which is used or intended to be used for the storage of goods whether for keeping or for sale or for any similar purpose, but does not include a storeroom attached to and used for proper functioning of a shop;
(100) "Washing Platform” means an authorized platform for washing and also for servicing of scooters/cars etc;
(101) "Water Closet” means a privy with arrangements for flushing the pan with water but does not include bathroom;
(102) “Window” means an opening to the outside other than a door which provides all or part of the required natural light, ventilation or both to an interior space and not used as a means of ingress/egress;
(103) "Workshop” means a room or a group of rooms or buildings in which goods are manufactured or repaired;
(104) Words and expressions used and not define in these bye laws but defined in the Act shall have the same meaning as assigned to them in the Act;
CHAPTER II
PROCEDURE FOR SANCTION OF BUILDING PLANS AND RELATED DOCUMENTATION
3. BUILDING SANCTION REQUIRED. —No person shall carry out any erection, re-erection, addition or alteration to any building or cause the same to be done without obtaining a sanction for such work from the Competent Authority.
4. PROCEDURE FOR OBTAINING BUILDING SANCTION. — (1) An applicant who intends to erect or re-erect a building or to make addition or alteration in any building shall register himself/herself in the e-Chhawani portal and apply through online, duly enclosing all the requisite document and plans, in e-Chhawani portal through Cantonment Board registered architect / architects:
Provided that due to any reasons, if it is not feasible for an applicant to apply in the e-Chhawani portal the Board may prescribe a procedure for submission of application:
Provided further that the Central Government or Director General may issue guidelines from time to time to the Board regarding the manner of submitting applications for the said purpose.
The drawings shall be printed on white paper, using black lines on one side of the white paper. Normally three sets of documents shall be submitted with the notice out of which one set shall be on plasticized paper.
(2) Only person who have legally valid occupancy rights on leased or old grant or private land are eligible for applying for sanction of building plan. In cases wherein breach of lease conditions on leased land or breach of old grant terms in of old grant land are involved, the Board shall have the right to refuse or reject application for erection, re-erection or addition/ alteration till the breach of lease or old grant condition is regularized or condoned.
(3) On scrutiny of the document and plans submitted, the applicant receives the development charges communication (or the charges levied by the Board by whatever name these are known) for payment to Cantonment Board.
(4) On deposition of development charges (or the charges levied by the Board by whatever name these are known), the sanction is conveyed within the prescribed timelines.
(5) Recommended Notation for Coloring of Plans:
The site and building plans shall be colored as specified in the table given below. Where items of work are not identified, the coloring notation used shall be indexed:
Table 1: Coloring Notations
+-----+-----------------------------------+--------------------+--------------------+
| S. No | Item | Site plan | Building plan |
+=====+===================================+====================+====================+
| 1 | Plot lines | Thick green | Thick green |
+-----+-----------------------------------+--------------------+--------------------+
| 2 | Existing street | Green | Not applicable |
+-----+-----------------------------------+--------------------+--------------------+
| 3 | Permissible building. line | Thick dotted green | Not applicable |
+-----+-----------------------------------+--------------------+--------------------+
| 4 | Existing work (outline) | Green | Green |
+-----+-----------------------------------+--------------------+--------------------+
| 5 | Work proposed to be demolished | Yellow hatch | Yellow hatch |
+-----+-----------------------------------+--------------------+--------------------+
| 6 | Proposed addition/alteration | Red | Red |
+-----+-----------------------------------+--------------------+--------------------+
| 7 | Proposed new work | Not to be colored | Not to be colored |
+-----+-----------------------------------+--------------------+--------------------+
| 8 | Drainage | Red dotted | Red dotted |
+-----+-----------------------------------+--------------------+--------------------+
| 9 | Water supply | Thin dotted green | Thin dotted green |
+-----+-----------------------------------+--------------------+--------------------+
a. Dimensions: All dimensions shall be indicated in metric units.
b. The size of drawing sheets shall only be as specified below:
Table 2: Size of Drawing Sheets
+-----+---------------+------------------------+
| S. No | Drawing type | Trimmed size (in mm) |
+=====+===============+========================+
| 1 | A-0 | 841 x 1189 |
+-----+---------------+------------------------+
| 2 | A-1 | 594 x 841 |
+-----+---------------+------------------------+
| 3 | A-2 | 420 x 594 |
+-----+---------------+------------------------+
| 4 | A-3 | 297 x 420 |
+-----+---------------+------------------------+
| 5 | A-4 | 210 x 297 |
+-----+---------------+------------------------+
5. BUILDING APPLICATION FEES AND APPLICABLE CHARGES. — (1) Building Application Fees. - The building plan application shall be deemed valid only if the applicant has paid the requisite building application fee as determined by the Board.
(2) Development Charges. The development charges, labour cess and other fees, as determined by the Board, are to be paid by the applicant through online before issuance of the sanction of the building application by the competent authority.
(3) Incentive in development charges if Rooftop Solar Installation and Rain Water Harvesting is proposed and implemented. - For construction of residential or commercial or any building less than 400 square metres if the applicant opts for Rooftop Solar Installation and/or Rain Water Harvesting, he/she shall be eligible for refunding of development charges after the completion of said Rooftop solar installation and/or Rain Water Harvesting facility and submission of photographs to this effect. The quantum of incentive for different categories of buildings shall be decided by the Board by resolution.
(4) Stacking of building material on street or other public land shall not take place without the permission of the Chief Executive Officer on a case-to-case basis and on payment of charges as fixed by the Chief Executive Officer in terms of section 257 of the Act.
6. DOCUMENTS AT THE TIME OF APPLICATION. – The following documents shall be submitted through online on e-Chhawani portal at the time of submitting application for building sanction:
(i) Proof of ownership/ HOR/Lessee / Successor / legal rights document;
(ii) Affidavit and Indemnity Bond as specified by the competent authority;
(iii) Proof of identity;
(iv) Any other document as approved by the competent authority (Cantonment specific documents).
7. SANCTION/REFUSAL OF PLANS, VALIDITY PERIOD AND REVALIDATION PROCEDURE. — (1) In case of old grant land, the proposed building plan shall be in conformity with the old grant terms and the land policies of Ministry of Defence.
(2) In case of leased land, the proposed building plan shall be in conformity with the leasehold rights/terms and the land policies of Ministry of Defence.
(3) The Competent Authority shall sanction the plan unless such building would contravene any of the following, namely: -
(i) That the building or the use of the site for the building or any of the particulars comprised in the site plan, ground plan, elevation, section or specification contravene the provisions of the Act or the Building Bye- Laws made thereunder;
(ii) That the notice for sanction does not contain the particulars or is not prepared in the manner required under the provisions of these Bye-Laws.
(iii) That any information or documents required by the Board under these Bye-Laws has or have not been duly furnished;
(iv) That the building plan is not in accordance with the Bye-Laws framed by the Board under section 260 or those framed under clauses (19) and (20) of section 348 of the Act;
(v) That the building would be an encroachment on Defence land or land vested in the Cantonment Board;
(vi) That the site of the building does not abut on a street or projected street and that there is no access to such building from any such street by a passage or path- way appertaining to such site; or
(vii) That the erection or re-erection of the building is not in conformity with any general scheme sanctioned under section 240 of the Act.
(viii) When the land on which it is proposed to erect or re-erect the building is entrusted to the management of the Board by the Government if the erection or re-erection constitutes a breach of terms of the entrustment of management or contravenes any of the instructions issued by the Government regarding the management of the land by the Board;
(ix) When the land on which it is proposed to erect or re-erect the building is not held on a lease/ grant from the Government, if the right to build on such land is in dispute between the person applying for sanction and the Government.
(x) That the minimum size of the plot for residential purpose is not less than 50 square metres; or provided that the existing authorized buildings having a plot size of less than 50 square metres, the said restriction shall not apply.
(xi) That it is mandatory to provide Rooftop Solar Installation and Rain Water Harvesting if the size of the plot exceeds 400 square metres.
(4) The sanction once granted shall be valid for a period as provided in the Act from the date of issue of sanction.
(5) The Building Sanction can be revalidated beyond the date of the expiry of the original Sanction of building plans on payment of the required revalidation fees as decided by the Board under provisions of the Act. Application for such revalidation shall be submitted on plain paper along with the following documents:
(a) Original sanctioned plan.
(b) Revalidation fees chargeable based on the decision and guidelines issued by Competent Authority from time to time.
(c) Documents in support of construction, if any, having been done within valid period of sanction.
(d) Certificate of supervision from Architect/Engineer/Supervising Engineer and the Applicant that the construction will be carried out under his supervision according to the plans sanctioned by the Competent Authority.
8. SCRUTINY OF BUILDING PLAN APPLICATIONS. —Once the plans have been scrutinised and objections, if any, have been communicated through online, the applicant may modify the plan, comply with the objections raised and resubmit through online, for consideration of the competent authority.
9. REVOCATION OF SANCTIONED BUIILDING PLANS AND LIABILITY OF THE APPLICANT TO CONFORM TO BYE-LAWS.—(1) The Competent Authority may revoke any building sanction issued under the provisions of these Bye-Laws, whenever there has been any false statement, or any misrepresentation of material fact, or concealment of facts in the application on which the building sanction was based, and the whole work executed on the basis of such sanction shall be treated as unauthorized. Further, any or all executed works in cases of deviation from the sanctioned plan shall be treated as unauthorized construction and would lead to revocation of accorded sanction.
(2) In the case of revocation of sanction during course of construction under above Bye- Law, no compensation /damages shall be payable by the Competent Authority.
(3) No such order of revocation shall be passed by the Competent Authority without giving a reasonable opportunity to the applicant of being heard.
10. NOTICE OF COMMENCEMENT AND COMPLETION OF WORK. — (1) On issue of building sanction the applicant shall commence the work for which the building sanction has been issued. The Applicant shall give notice to the Chief Executive Officer of his intention to start work on the building site by submitting Form D, set forth in the Appendix.
(2) On completion of work the Applicant shall submit a Notice of Completion of the building as per Form E, set forth in the Appendix through the Architect/Engineer who has supervised the construction within a period of thirty days from the date of completion of work.
11. COMPLETION-CUM-OCCUPANCY CERTIFICATE. — The Chief Executive Officer on receipt of the notice of completion shall inspect the work and issue a certificate of occupancy within the period stipulated in the Act, as per Form F, set forth in the Appendix, if the building has been constructed in conformity with sanction issued.
12. COMPOSITION OF UNAUTHORIZED CONSTRUCTION. — (1) The Cantonment Board may by resolution decide formula to calculate quantum of penalty/fees for regularization of unauthorized construction.
(2) Such composition of unauthorized construction shall be subject to the provisions of the Cantonments Act, 2006, the rules subsisting there under and other restrictions mentioned in these Bye-Laws including but not limited to FSI, Set-backs, and Ground Coverage.
(3) In so for as constructions which are present and existing on the date of notifying of these Bye-Laws wherein such constructions are without sanction or in violation of approved plan including deviation, the applicants may apply to Cantonment Board for Compounding, which at the discretion of the Cantonment Board or GoC-in-Chief, as applicable, may be allowed subject to payment of compounding fees as determined by Cantonment Board or GoC-in-Chief, as applicable. This exercise shall be undertaken subject to the Bye-Laws framed hereunder after approval of Central Government.
CHAPTER III
ZONING
13. ZONING. — (1) The Cantonment should be divided into two broad zones; namely: -
(a) Zone I: - This would include notified civil areas including freehold properties within the limit of notified civil areas. These are generally high density areas.
(b) Zone II: - All other land not included in Zone I, but inclusive of all OGBs and leases situated outside notified civil area. This will be generally low density zone.
Zone II is further divided into:
(i) Bungalow area
(ii) Privately held lands
(2) ZONE-I.— The Zone comprises all lands as depicted in Zonal Plan passed by the Board by resolution in this regard.
(a) REQUIREMENT OF SITE. —No piece of land shall be used as a site for the construction of a building if the Competent Authority considers that the site is insanitary or is not drained properly or is incapable of being well drained.
(b) The minimum size of plot, for the purpose of erection of a residential building, shall not be less than 50 square metres. Provided that, for those plots of residential units whose area recorded in the GLR is below 50 square metres shall be exempted from this clause.
PERMISSIBLE FAR AND FSI. — The permissible FAR and FSI, depending on the plot size, shall be as per table below, provided that “Wherever there is an existing sanctioned structure/building that exceed coverage and FAR/FSI etc, re-erection shall be permitted as per the approval granted to the original structure prior to the implementation of these Bye-Laws." :-
Table:3- Permissible FAR and FSI depending on the Plot Size in Zone-I
+-----+-----------------------------------+-----------------------------------+---------+---------+
| S. No. | Area of plot in square metres | Maximum ground coverage as % | F A R | F S I |
+=====+===================================+===================================+=========+=========+
| 1 | Up to 100 | 90 | 125 | 1.25 |
+-----+-----------------------------------+-----------------------------------+---------+---------+
| 2 | Above 100 to 200 | 80 | 125 | 1.25 |
+-----+-----------------------------------+-----------------------------------+---------+---------+
| 3 | Above 200 to 500 | 80 | 100 | 1.00 |
+-----+-----------------------------------+-----------------------------------+---------+---------+
| 4 | Above 500 to 1000 | 70 | 100 | 1.00 |
+-----+-----------------------------------+-----------------------------------+---------+---------+
| 5 | Above 1000 to 1500 | 70 | 75 | 0.75 |
+-----+-----------------------------------+-----------------------------------+---------+---------+
| 6 | Above 1500 to 2000 | 70 | 75 | 0.75 |
+-----+-----------------------------------+-----------------------------------+---------+---------+
| 7 | Above 2000 | 50 | 50 | 0.50 |
+-----+-----------------------------------+-----------------------------------+---------+---------+
(i) Mezzanine if constructed, shall be included in FAR.
(ii) Basement shall not be counted in FAR, if used for purpose permissible as per Bye-Law No 29. Basement area shall not extend beyond the coverage on the ground floor as per permissible and sanctioned built up area, but may extend to the area below the internal courtyard and shaft.
(iii) The basement shall be counted towards FAR, if sanctioned as per Bye-Law No 29.3 (j).
(iv) The following shall not be included in covered area and FAR calculation:
(a) A basement under a building used as parking space as defined at Bye laws No.29.
(b) Area under stilts at the ground floor used as parking space.
(c) Electrical cabin or a substation, watchman's booth. Width of maximum size of 1.50 metres with minimum width or diameter of 1.20 metres, pump house, garbage shaft, and space required for location of fire hydrants, electrical fittings and water tank.
(d) Projections as specifically exempted under the Bye-Laws.
(e) Staircase mumty, chimneys and area under water-tanks of dimensions as permissible under these Bye-Laws.
(f) The lift machine room. The lift shaft provided shall be included only once for FAR and ground coverage calculations.
(g) Rockery, plant nursery, water pool, swimming pool (if uncovered) platform round a tree, water tank, septic tank, soakage pit, fountain, bench, pavilion with open top and unenclosed side by walls, ramps, compound wall, gate, slide swing, overhead water tank on top of buildings;
(h) The basement should be used only for parking, storage and housing services only. In no case be used for residential or commercial purpose.
(v) Maximum Area of 4.20 square metres for one toilet cum bathroom unit in each floor.
(c) TENEMENT DENSITY. —No independent dwelling unit of less than 50 square metres can be constructed, if the plot size is more than 50 square metres, the provisions mentioned in Table 4 are applicable.
Table 4 – Dwelling unit depending on the Plot Size:
+-----+-----------------------------------+--------------------------+
| S. No | Area of plot in square metres | Dwelling units per plot |
+=====+===================================+==========================+
| 1 | 50 to 100 | Not more than 2 |
+-----+-----------------------------------+--------------------------+
| 2 | Above 100 to 200 | @ not more than 1 unit for 100 |
| | | square metres |
+-----+-----------------------------------+--------------------------+
| 3 | Above 200 to 500 | -do- |
+-----+-----------------------------------+--------------------------+
| 4 | Above 500 to 1000 | -do- |
+-----+-----------------------------------+--------------------------+
| 5 | Above 1000 to 1500 | -do |
+-----+-----------------------------------+--------------------------+
| 6 | Above 1500 to 2000 | -do- |
+-----+-----------------------------------+--------------------------+
| 7 | Above 2000 | -do- |
+-----+-----------------------------------+--------------------------+
"Note: The provision mentioned in Table-4 shall not be applicable to plots whose area, as recorded in the GLR, is less than 50 square metres. Provided that, for any such plot, only one dwelling unit shall be permissible.”
(d) BUILDING HEIGHT. —Minimum height of floor in building at any point shall be 3.00 metres and not more than 4.00 metres measured from the surface of the floor to the lowest point of the ceiling i.e. bottom of slab and the total height of all building in all plot categories shall not be more than 11.00 metres from Ground Floor and 14.00 metres from Basement Floor excluding height of the stilt floor. Not more than one basement should be considered and basement should be used only for parking, storage and housing services. Basement in no case should be used for residential and commercial purpose.
The following appurtenant structures shall not be included in the height of the building: —
(i) stair cover not exceeding 2.40 metres in height;
(ii) lift machine rooms as per the latest edition of the National Building Code of India;
(iii) roof tanks and their supports, the height of support not exceeding 1.00 metres;
(iv) chimneys;
(v) parapet walls not exceeding 1.50 metres in height;
(vi) ventilating, air-conditioning and other service equipment;
(vii) height above mid-point between eaves level and ridge level;
(e) MAXIMUM NUMBER OF STOREY PERMISSIBLE. —The maximum number of storey permissible in all category plots in Zone-I shall be G+2, apart from Stilt and Basement.
(3) ZONE-II. The Zone comprises all lands as depicted in the Zonal Plan passed by the Board by resolution in this regard.
(a) REQUIREMENT OF SITE. —No piece of land shall be used as a site for the construction of a building if the Competent Authority considers that the site is insanitary or is not drained properly or is incapable of being well drained.
(b) PERMISSIBLE FAR AND FSI. —The permissible FAR and FSI, depending on the Maximum ground Coverage for Zone II shall be as per table below:
Table 5-FAR and FSI in Zone-II
+-----+-----------------------------------+---------+---------+
| S. No | Maximum ground coverage as % | F A R | F S I |
+=====+===================================+=========+=========+
| 1 | 50 | 50 | 0.50 |
+-----+-----------------------------------+---------+---------+
(c) TENEMENT DENSITY. —No independent dwelling unit of less than 50 square metres can be constructed, if the plot size is more than 50 square metres,
Table 6– Dwelling units depending on the Maximum ground Coverage for Zone II
+-----+-----------------------------------+--------------------------+
| S. No | Maximum ground coverage as % | Dwelling units per plot |
+=====+===================================+==========================+
| 1 | 50 | @ not more than 1 unit for 100 |
| | | square metres |
+-----+-----------------------------------+--------------------------+
(d) BUILDING HEIGHT.—Minimum height of floor in building at any point shall be 3.00 metres and not more than 4.00 metres measured from the surface of the floor to the lowest point of the ceiling i.e. bottom of slab and the total height of all building in all plot categories shall not be more than 11 metres from ground Floor and 14.00 metres from Basement Floor excluding height of the stilt floor.
(d) MAXIMUM NUMBER OF STOREY PERMISSIBLE. — The maximum number of storey permissible in all category plots in Zone-II shall be G+2, apart from Stilt and Basement.
CHAPTER IV
SPECIFICITIES WITH RESPECT TO BUILDING CONSTRUCTION
14. OPEN SPACES/SET BACKS. —The building envelop shall be governed by the following minimum clear open space and setbacks: -
(1) FRONT SETBACK
(a) Every building abutting a street/footpath shall have a front setback from the front property line to the front building envelop or building front main wall.
(b) External staircases in the front elevation of the building shall not be considered in front setback calculation.
(c) Sunshades and balconies shall be within the front property line or shall be constructed within the front setback or within boundary wall of the plot.
(d) In case of school buildings, the front boundary wall shall be recessed by 6.0 Metres to accommodate visitor parking within setback area.
(2) SIDE AND REAR SETBACK
(a) Every building shall have a minimum clear side and rear setback as prescribed in these Bye-Laws. No use is permitted in this open space except steps, staircases, rainwater harvesting pits, septic tanks and soak pit or in case this space is 3.00 m wherein parking of vehicles is allowed.
(b) External staircases in the sides and rear of the building shall not be considered in setback calculation and shall be as per the following table and shall be constructed within the boundary wall of the plot.
(c) Sunshades and balconies shall be within the boundary wall of the plot.
The provisions for open spaces at the front side and rear of the building shall be as per table below:
Table 7: Minimum Building Setback (for Zone I and Zone II)
+-----+-------------------------------------------------------+-------+------+---------+---------+
| S. No | Plot size. (in square metres) abutting Motorable Road of | Front | Rear | Side (1)| Side (2)|
| | more than or equal to 5.00 metre width. | | | | |
+=====+=======================================================+=======+======+=========+=========+
| 1 | 50 to 100 | 1.00 | 0.60 | 0.60 | 0.60 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 2 | Above 100 up to 200 | 1.50 | 1.20 | 1.20 | 1.20 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 3 | Above 200 up to 500 | 2.00 | 1.20 | 1.20 | 1.20 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 4 | Above 500 up to 2000 | 3.00 | 2.00 | 2.00 | 2.00 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 5 | Above 2000 up to 10000 | 5.00 | 3.00 | 3.00 | 3.00 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 6 | Above 10000 | 6.00 | 3.00 | 3.00 | 3.00 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
+-----+-------------------------------------------------------+-------+------+---------+---------+
| S. No | Plot size. (in square metres) not abutting Motorable Road of | Front | Rear | Side (1)| Side (2)|
| | more than or equal to 5.00 metre width. | | | | |
+=====+=======================================================+=======+======+=========+=========+
| 1 | 50 to 100 | 1.00 | 0.60 | 0.60 | 0.60 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 2 | Above 100 up to 200 | 1.20 | 1.20 | 1.20 | 1.20 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 3 | Above 200 up to 500 | 1.50 | 1.20 | 1.20 | 1.50 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 4 | Above 500 up to 2000 | 2.00 | 1.50 | 1.50 | 1.50 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 5 | Above 2000 up to 10000 | 3.00 | 1.50 | 1.50 | 1.50 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 6 | Above 10000 | 6.00 | 2.00 | 2.00 | 2.00 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
+-----+-------------------------------------------------------+-------+------+---------+-------------+
| S. No | Plot size. (in square metres) abutting Motorable Road of | Front | Rear | Side (1)| Side (2) |
| | less than 5.00 metre width | | | | |
+=====+=======================================================+=======+======+=========+=============+
| 1 | 50 to 100 | 1.50 | 0.90 | 0.90 | 0.90 |
+-----+-------------------------------------------------------+-------+------+---------+-------------+
| 2 | Above 100 up to 200 | 2.00 | 1.50 | 1.50 | 1.50 |
+-----+-------------------------------------------------------+-------+------+---------+-------------+
| 3 | Above 200 up to 500 | 2.50 | 1.50 | 1.50 | 1.50 |
+-----+-------------------------------------------------------+-------+------+---------+-------------+
| 4 | Above 500 up to 2000 | 3.50 | 2.30 | 2.30 | 2.30 |
+-----+-------------------------------------------------------+-------+------+---------+-------------+
| 5 | Above 2000 up to 10000 | 5.50 | 3.30 | 3.30 | 3.30 |
+-----+-------------------------------------------------------+-------+------+---------+-------------+
| 6 | Above 10000 | 6.50 | 3.30 | 3.30 | 3.30 |
+-----+-------------------------------------------------------+-------+------+---------+-------------+
+-----+-------------------------------------------------------+-------+------+---------+---------+
| S. No | Plot size. (in square metres) not abutting Motorable Road | Front | Rear | Side (1)| Side (2)|
| | of less than 5.00 metre width | | | | |
+=====+=======================================================+=======+======+=========+=========+
| 1 | 50 to 100 | 1.50 | 0.90 | 0.90 | 0.90 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 2 | Above 100 up to 200 | 1.70 | 1.50 | 1.50 | 1.50 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 3 | Above 200 up to 500 | 2.00 | 1.50 | 1.50 | 2.00 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 4 | Above 500 up to 2000 | 2.50 | 1.80 | 1.80 | 1.80 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 5 | Above 2000 up to 10000 | 3.50 | 1.80 | 1.80 | 1.80 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
| 6 | Above 10000 | 6.50 | 2.30 | 2.30 | 2.30 |
+-----+-------------------------------------------------------+-------+------+---------+---------+
(Note: The minimum front and rear setbacks are mandatory.)
(3) INTERIOR OPEN SPACES – VENTILATION SHAFT. —For ventilating the space for bathroom and water closet, if not opening on to the front, side, rear or interior (courtyard) open spaces, these shall open on the ventilation shaft, the size of which shall not be below values indicated in table:
Table 8: Minimum Size of Ventilation Shaft
+-----+-----------------------------------+--------------------------+------------------------------+
| S. No. | Building Height in metres | Size of Shaft in square | Minimum One Dimension in metres |
| | | metres | |
+=====+===================================+==========================+==============================+
| 1 | Upto 10 | 1.20 | 0.90 |
+-----+-----------------------------------+--------------------------+------------------------------+
| 2 | Upto 12 | 2.80 | 1.20 |
+-----+-----------------------------------+--------------------------+------------------------------+
| 3 | Upto 14 | 4.00 | 1.50 |
+-----+-----------------------------------+--------------------------+------------------------------+
15. LAND SITUATED IN ARCHAEOLOGICAL ZONE. -For plots falling in the Archaeological Zone, NOC from Department of Archaeological Survey of India shall be submitted.
16. RESTRICATIONS TO HEIGHT IN THE VICINITY OF AERODROMES. -For building in the vicinity of aerodromes, the maximum height of such building shall be decided in consultation with the Civil Aviation Authorities and in such cases, applicant shall obtain no-objection from the Civil Aviation Authorities.
17. PARKING SPACE. — (1) Parking provision for different types of buildings shall be as per norms laid out by the National Building Code of India (Code 10.3 Part –3) as amended from time to time and it includes parking of all vehicles like cars, scooters, cycles and light and heavy commercial vehicles.
(2) These parking norms shall be applicable for all new applications for building plan sanctions.
Table 9: Parking Standards in ECS
+-----+-----------------------------------+-----------------------------+
| S. No | User/Use Premises | Per car space |
+=====+===================================+=============================+
| 1 | Residential and Educational | 1 Car Space per 300 square metres |
+-----+-----------------------------------+-----------------------------+
| 2 | Commercial, Public and other uses | 1 Car Space per 200 square metres |
+-----+-----------------------------------+-----------------------------+
(3) This parking can be provided in any manner i.e. covered, under stilts or open. In providing the parking, care has to be taken that 50% of the open space in plots which are above 1000 square metres is left for hard and soft landscaping and not accounted in parking calculations.
(4) The area of each ECS shall be as follows:
(a) Basement: 32 square metres.
(b) Stilts: 28 square metres.
(c) Open: 23 square metres.
(d) Multi-level with ramps: Automated 30 square metres.
(e) multilevel with lifts: 16 square metres.
18. PLINTH OF MAIN BUILDING. —The plinth of any part of a building shall be so located with respect to surrounding ground level that adequate drainage of the site is assured but not at a height of less than 0.45 metres.
19. PLINTH OF INTERIOR COURTYARDS. —Every interior courtyard shall be raised at least 0.15 metres above the surrounding ground level and shall be satisfactorily drained.
20. SIZE OF HABITABLE ROOMS. — (1) No habitable room shall have an area of less than 9.50 square metres.
(2) The minimum width of a habitable room shall be 2.40 metres.
(3) In a two-room tenement one shall be not less than 9.50 square metres and other 7.50 square metres with a minimum width of 2.10 metre.
21. HEIGHT OF HABITABLE ROOM.— (1) The height of all rooms for human habitation, Educational, shall not be less than 3.00 metres and not more than 4.00 metres measured from the surface of the floor to the lowest point of the ceiling i.e. bottom of the slab.
(2) In case of centrally air-conditioned building, the height of the habitable room shall not be less than 3.00 metres measured from the surface of the floor to the lowest point of air conditioning duct or false ceiling.
(3) In the case of pitched roof, the average height of rooms shall not be less than 2.75 metres. The minimum clear headroom under a beam, folded plates or eaves shall be 2.40 metres.
22. BATHROOMS AND WATER -CLOSETS (COMBINED).— (1) Size: The minimum size of a bathroom shall be 1.20 square metres and the minimum width of a side shall be 1.20 metres. The minimum size of a water closet shall be 1.10 square metres and the minimum width of a side shall be 0.90 metres. The minimum size of a combined bathroom and water closet shall be 2.80 square metres and the minimum width of a side shall be 1.20 metres.
(2) Height: The height of a bathroom or water closet measured from the surface of the floor to the lowest point in the ceiling i.e. bottom of slab shall not be less than 3.00 metres and not more than 4.00 metres.
(3) Other Requirements: A bathroom or water closet shall:
(a) be so situated that at least one of its walls shall open to external air and shall have a minimum opening in the form of a ventilator or window of 0.50 square metres;
(b) not be directly under or above any room other than another water closet, bathroom, washing area or terrace unless it has a water tight floor;
(c) have the platform and/or seat made of water tight non-absorbent material;
(d) be enclosed by walls/ partitions whose surface is finished with a smooth impervious material to a minimum height of 1.50 metres above the floor level;
(e) be provided with an impervious floor finish, with floor surface sloping towards the drain with a suitable grade and not towards any other habitable room.
(4) No room, containing water closets shall be used for any purpose except as a lavatory and no such room shall open directly into a kitchen or cooking space by a door, window or other opening. Every room containing water closets shall have a door completely closing the entrance to it.
23. KITCHEN. — (1) Size: The minimum area of the kitchen shall be 4.50 square metres and the minimum width of a side shall be 1.50 metres. The minimum area of the kitchen which is also intended to be used as dining room shall be 9.50 square metres and the minimum width of a side shall be 2.40 metres.
(2) Height: The height of a kitchen measured from the surface of the floor to the lowest point in the ceiling i.e. bottom of slab shall not be less than 3.00 metres and not more than 4.00 metres, except for the portion to accommodate the floor trap of the upper floor.
(3) Other requirements: Any room to be used as kitchen shall have:
(a) a height of not less than 3.00 metres;
(b) a chimney not less than 0.50 square metres in area;
(c) a window the size of which shall be not less than 1.00 square metre directly to an interior or exterior open space, or into a shaft;
(d) unless separately provided for in a pantry, means for the washing up of kitchen utensils which shall lead directly or through a sink to a grated and trapped connection to the waste pipe;
(e) be enclosed by walls/ partitions whose surface is finished with a smooth impervious material to a minimum height of 3.00 metres above the floor level;
(f) be provided with an impervious floor finish; with floor surface sloping towards the drain with a suitable grade and not towards any other habitable room.
24. PANTRIES. -Pantries shall have.
(1) a floor area of not less than 3.00 square metres and a minimum width of a side shall be 1.40 metres;
(2). a sink for cleansing of kitchen's utensils which shall drain through a grated and trapped connection to the waste pipe;
(3) been enclosed by walls/ partitions whose surface is finished with a smooth impervious material to a minimum height of 1.50 metres above the floor level;
(4) been provided with an impervious floor finish, with floor surface sloping towards the drain with a suitable grade and not towards any other habitable room.
25. LOFT. — (1) The maximum height of a loft shall be 1.50 metres and the loft may be provided over corridors and passageways only.
(2) The clear head room under the loft shall not be less than 2.20 metres,
(3) Loft when provided in a commercial building, shall be located 2.00 metres away from the entrance;
26. MEZZANINE FLOOR. — (1) Size: Mezzanines shall not be sanctioned in residential buildings. When provided in commercial buildings the aggregate area of the mezzanine floor shall not exceed 33.30 percent of the built-up area of that floor.
(2) Height: The minimum height of a mezzanine floor shall be 2.20 metres. The head room under mezzanine floor shall not be less than 2.20 metres.
(3) Other Requirements: A mezzanine floor may be sanctioned over a room or a Compartment provided that:
(a) In mezzanine floor, rooms and any structure constructed with closed roof and side wall for any purpose shall be included in FSI but in case the mezzanine floor is constructed for interior architectural decorative purposes and other passage purposes with adequate handrails shall not be counted in FSI.
(b) In case the size of mezzanine floor is 9.50 square metres or more, it should conform to the standard of living room in so far as lighting and ventilation is concerned.
(c) It is so constructed as not to interfere under any circumstances with the ventilation of the space over and under it;
(d) Such mezzanine floor or any part of it shall not be used as a Kitchen.
(e) In no case shall a mezzanine floor be closed so as to make it liable to be converted into unventilated compartments.
27. GARAGE. — (1) Individual Private Garage: The size of a private garage in residential building shall be not less than 2.50 metres x 5.00 metres. The garage if located in the side, open space shall not be constructed within 1.50 metres from the main building.
(2) Commercial / Public Garage: The size of a public garage shall be calculated based on the number of vehicles to be parked and the minimum parking spaces for each vehicle as specified in Bye-Law 17.2.
(3) Height: The maximum headroom in a garage and parking area shall be 4.00 metres.
(4) The plinth of a garage located at ground level shall not be less than 0.15 metres above the surrounding ground level.
(5) The garage shall be set back behind the building line for the street/road on to which plot abuts, and shall not be so located to affect the access ways to the building.
(6) Corner site: When the site fronts on two streets, the frontage would be as on the street having the larger width. In cases where the two streets are of the same width, then the larger depth of the site will decide the frontage and open spaces. In such cases the location of a garage if provided within the open spaces shall be located diagonally opposite the point of intersections.
28. ROOF. — (1) The roof of a building shall be so constructed or formed as to ensure effectual drainage of the rainwater there from by means of sufficient rain water pipes of adequate size, whenever required so arranged, joined and fixed as to ensure that the rain water is carried away from the building without causing damage in any part of the walls or foundation of the said building or those of an adjacent building.
(2) Rainwater from roofs and open areas on the plot shall be collected by suitable means to recharge pits and other devices. In this context reference may be made to Part 9 Plumbing Services Section 1: Water Supply, Drainage and Sanitation of the National Building Code of India as amended from time to time.
(3) Rainwater pipes shall be affixed to the outside of the walls of the building or in recesses or chases out or formed in such walls or in such other manner as may be approved by the Competent Authority.
(4) Terrace of buildings shall not be subdivided and it shall have a common access.
29. BASEMENTS. — (1) Basements may be erected within the prescribed setbacks and prescribed building lines and subject to maximum coverage on ground floor.
(2) Basements shall not be used for residential purposes and to be constructed with the building envelop and subject to maximum coverage on floor 1 (entrance floor) and used only for:
(a) storage of household or other goods except inflammable materials;
(b) strong room, bank cellars etc;
(c) air-conditioning equipment and other machines used for services and utilities of the building;
(d) parking spaces.
(3) Basements shall have the following requirements, namely: -
(a) Every basement shall be in every part at least 2.40 metres in height from the floor to the underside of the slab or ceiling.
(b) Adequate ventilation shall be provided for the basement. The standards of ventilation shall be the same as required by the particular occupancy according to Bye-Laws. Any deficiency may be met by providing adequate mechanical ventilation in the form of blowers or exhaust fans at the rate of one exhaust fan for 50 square metres floor area.
(c) The minimum height of the ceiling of any basement shall be 0.90 metres and the maximum 1.20 metres above the average surrounding ground level.
(d) Adequate arrangement shall be made so that surface drainage or drainage water does not enter the basement.
(e) The basement shall not be partitioned. In cases where partitions are allowed by Competent Authority and the ventilation standards as laid-down in Bye-Law no 29.3(b) are met, the partitioning of basement may be sanctioned, subject to the condition that no space shall be less than 50 square metres.
(f) Adequate protection against the fire shall be provided. The roofs separating basement and floors above shall be constructed of a material like R.C.C. or of such material which will provide resistance against fire for at least two hours.
(g) Where a basement is sanctioned in apartment houses (residential flats) and hotels, the applicant/occupier shall display the basement plan at the entrance. Thimbles shall be provided in the roof of the basement and their positions clearly indicated on the plan. One fire extinguisher for every 200 square metres of basement area or part thereof shall be provided.
(h) The walls and floors of the basement shall be water-tight and so designed that the effect of surrounding soil moisture, if any, are taken into consideration and adequate damp proofing treatment is given.
(i) In the event of atmospheric water percolating into basement necessary arrangement to drain out the same shall be provided.
(j) Kitchen, bath and water closet shall not be sanctioned in the basement unless the sewer levels allow the same and there is no chance of backflow and flooding of sewage. If sanctioned they shall be placed against the external wall of the basement (which shall also be the external wall of the building) and shall be adequately lighted and ventilated. The area of such kitchens and baths shall be counted in the FSI. Only 1.20 square metres water closet provided in the basement shall be excluded from the FSI calculations.
(k) A kitchen when sanctioned in the basement shall be equipped with electric ovens, stoves, gas only. No coke or fire wood will be used.
(1) The access to the basement shall be separate from the main and alternate staircase providing access and exit from higher floors. Where the staircase is continuous the same shall be enclosed type serving as a fire separation from the basement floor and higher floors. Open ramps shall be sanctioned if they are constructed within the building line subject to suitable drainage provision.
(m) In case of basements of office and commercial occupancy, sufficient number of exit ways and access ways shall be provided as per norms stated in the National Building Code of India as amended from time to time.
30. CHIMNEYS. - (1) Chimneys, where provided shall conform to the requirements of I.S 1645-1960 Indian standards code of practice for fire safety of building (General) chimneys, Flues, Flue pipes and Hearths.
(2) The chimneys shall be built at least 0.90 metres above the top of the roof provided the top chimney shall not be below the tops of adjacent parapet wall. In the case of sloping roof, the chimney top shall not be less than 0.60 metres above the ridge of the roof in which the chimney penetrates.
31. LIGHTING AND VENTILATION OF THE ROOMS.— (1) The whole or part of one side of one or more rooms intended for human habitation and not abutting on either the front, rear or side open spaces shall abut on an interior open space whose minimum width in all directions shall be 3.00 metres in case of buildings not more than 11.00 metres in height and subject to the provision of increasing the same with increasing height of 0.30 metres per every metre height or part thereof beyond 11.00 metres. However, in case of buildings already constructed with 3.00 metres the open space for new construction on upper floor, the open space on this basis shall be ensured and would remain as mandatory open space.
(2) Where the lighting and ventilation requirements are not met through daylight and natural ventilation, the same shall be ensured through artificial lighting and mechanical ventilation as per part VIII Building Services Section 1 Lighting and natural Ventilation of National Building Code of India as amended from time to time published by the Indian Standard Institution. The latest version of the National Building Code of India shall be considered at the time of enforcement of these Bye-Laws.
(3) The minimum aggregate area of opening of habitable room excluding doors and fixed glazing but including the frame shall be not less than 1/8th of floor area of the room.
(4) The minimum aggregate area of opening of kitchens excluding doors and fixed glazing but including the frame shall be not less than 1/6th of floor area of the Kitchen.
(5) No portion of a room shall be assumed to be lighted if it is more than 7.50 metres from the opening assumed for lighting of that portion of the room.
(6) In lodges and hotels where attached toilets whose walls are not abutting on an external wall are provided, mechanical ventilation system should be installed as per the provisions of the part VIII of National Building Code of India as amended from time to time published by the Indian Standard Institution.
32. PARAPETS. —Parapet walls and hand rails provided on the edges of roof terrace, balcony, etc. shall not be less than 0.9 metres and not more than 1.50 metres in height. The specified height shall not apply when roof terrace is not accessible by a staircase.
33. BOUNDARY WALL. —Except with the permission of the Chief Executive Officer, under section 261 of the Cantonments Act, 2006 boundary wall, hedges, fences on any land in the cantonment shall not be erected and the maximum height of the boundary wall shall not exceed 2.50 metres above the centreline of the street.
34. EXIT REQUIRMENTS. — (1) General requirements:
(a) Every building meant for human occupancy shall be provided with exits sufficient to provide for safe escape of occupants in case of fire or other emergency.
(b) In every building, exits shall comply with the minimum requirement of this part, except those not accessible for general public use.
(c) All exits shall be free of obstructions.
(d) No building shall be altered so as to reduce the number, width or protection of exits to less than that required.
(e) Exits shall be clearly visible and the routes to reach the exit shall be clearly marked and sign posted to guide the population of floor concerned.
(f) All exit ways shall be properly illuminated.
(g) Firefighting equipment where provided along exits shall be suitably located and clearly marked but must not obstruct the exit way and yet there should be clear indication about its location from either side of the exit way.
(h) Alarm devices shall be installed to ensure prompt evacuation of the population concerned though the exits, wherever required.
(i) All exits shall provide continuous means of egress to the exterior of a building or to an exterior open space leading to a street.
(j) Exits shall be so arranged that they may be reached without passing through another occupied unit, except in the case of residential buildings.
(2) Type of Exits. —(a) Exits shall be either of horizontal or vertical type. An exit may be doorway, corridor, passage ways, ramp, internal staircase or external staircase, to an internal or external open area, verandah and/or terraces which have access to the street or to roof of a building.
(b) An exit may also include a horizontal exit leading to adjoining building at the same level; and
(c) Lifts, escalators and revolving doors shall not be, considered as exits.
(3) Number and Size of Exits. —The requisite number and size of various exits shall be provided, based on the population in each room, area and floor based on the occupant load, capacity of exits, travel distance and height of buildings.
(a) Arrangement of Exits: Exits shall be so located that the travel distance on the floor shall not exceed 22.50 metres for residential, educational, institutional and hazardous occupancies and 30 metres for assembly, business, mercantile, industrial and storage occupancies. Whenever more than one exit is required for a floor of a building, exits shall be placed as remote from each other as possible. All exits shall be accessible from the entire floor area at all floor levels.
The travel distance to an exit from the remote point shall not exceed half the distance as stated above except in the case of institutional occupancy, wherein it shall not exceed 6.00 metres.
(b) Occupant Load: The population in rooms and areas of floors shall be calculated based on the occupant load as provided in National Building Code of India as amended from time to time.
Table 10: Occupant Load for various occupancy Types
+-----+-----------------------------------+-----------------------------------+
| S. No | Group Occupancy | Occupant Load Gross Area* in square |
| | | metre/person |
+=====+===================================+===================================+
| 1 | Residential | 12.5 |
+-----+-----------------------------------+-----------------------------------+
| 2 | Educational | 4 |
+-----+-----------------------------------+-----------------------------------+
| 3 | Mercantile/commercial | |
+-----+-----------------------------------+-----------------------------------+
| 3.1 | Street floor and sales basement | 3 |
+-----+-----------------------------------+-----------------------------------+
| 3.2 | Upper sale floors | 6 |
+-----+-----------------------------------+-----------------------------------+
*The gross area shall mean plinth or covered area
(c) Capacity of Exits: The capacity of exits (doors and stairways) indicating the number of persons of that could be safely evacuated through a unit exit width of 0.50 metre shall be as per the National Building Code of India as amended from time to time.
Table 11: Number of Occupants per Unit Exit Width
Number of Occupants
+-----+-----------------------------------+------------+-------+-------+
| S. No | Group of Occupancy | Stairways | Ramps | Doors |
+=====+===================================+============+=======+=======+
| 1 | Residential | 25 | 50 | 75 |
+-----+-----------------------------------+------------+-------+-------+
| 2 | Educational | 25 | 50 | 75 |
+-----+-----------------------------------+------------+-------+-------+
| 3 | Mercantile | 50 | 60 | 75 |
+-----+-----------------------------------+------------+-------+-------+
Table 12: Minimum Staircase Width
+-----+-----------------------------------+----------------+
| S. No | Group of Occupancy | Width in metres|
+=====+===================================+================+
| 1 | Residential Building | 0.90 |
+-----+-----------------------------------+----------------+
| 2 | Auditoriums, theatres and cinema | 1.50 |
+-----+-----------------------------------+----------------+
| 3 | All other buildings | 1.25 |
+-----+-----------------------------------+----------------+
| 4 | Schools | 1.50 |
+-----+-----------------------------------+----------------+
Table 13: Minimum Passageway Width
+-----+-----------------------------------+----------------+
| S. No | Group of Occupancy | Width in metres|
+=====+===================================+================+
| 1 | Residential Building upto G+ 2 storey height | 0.90 |
+-----+-----------------------------------+----------------+
| 2 | Auditoriums, theatres and cinema | 1.50 |
+-----+-----------------------------------+----------------+
| 3 | All other buildings | 1.20 |
+-----+-----------------------------------+----------------+
(4) Doorways. —(a) Every exit doorway shall open into an enclosed stairway, a horizontal exit, on corridor or passageway providing continuous and protected means of egress:
(b) No exit doorway shall be less than 1.00 metre in width. Doorways shall be not less than 2.00 metres in height. Doorways for bathrooms, water closet stores etc. shall not be less than 0.75 metre wide.
(c) Exit doorways shall open outwards, that is, away from the room but shall not obstruct the travel along any exit. No door, when opened, shall reduce the required width of stairway or landing to less than 0.90 metres. Overhead or sliding doors shall not be installed.
(d) Exit door shall not open immediately upon a flight of stairs. A landing equal to at least the width of the door shall be provided in the stairway at each doorway. Level of landing shall be the same as that of the floor which it serves.
(e) Exit doorways shall be open-able from the Side which they serve without the use of a key.
(f) Revolving doors shall not be allowed.
(5) Stairways. — (a) For assembly, business, educational, hazardous, industrial, mercantile, multi-storey and public buildings there shall be a minimum of two staircases and one of them shall be an enclosed stairway and the other shall be on the external wall of the building and shall open directly to the exterior, interior open space or to any open space for safety. Single staircase may be accepted for educational, business or residential building where floor area does not exceed 300 square metres and height of building does not exceed 11.00 metres to 14.00 metre and other requirements of occupant load, travel distance and width of staircase shall meet the requirement. The single staircase in such cases shall be on the outer wall of the building.
(b) Internal stairs shall be constructed of non-combustible materials throughout;
(c) Internal stairs shall be constructed as a self-contained unit with at least one side adjacent to an external wall and shall be completely enclosed.
(d) The minimum width of an internal staircase shall be 0.90 metre subject to provisions of Table 12. Columns and other building features shall not reduce the width of the staircase.
(e) The minimum width of treads without nosing shall 250 millimetres for an internal staircase for residential buildings. In the case of other buildings, the minimum tread shall be 300 millimetres. The treads shall be constructed and maintained in a manner to prevent slipping.
(f) The maximum height of riser shall be 190 millimetres in the case of residential buildings and 150 millimetres in the case of other buildings. They shall be limited to 12 per flight.
(g) Handrails shall be provided with a minimum height of 0.90 metres from the centre of the tread;
(h) The minimum head room in a passage under the landing of a staircase and under the staircase shall be 2.20 metres. Beams and other building features shall not reduce the head room of the staircase.
(i) No living space, store or other fire exits shall open directly into the stairwell of the staircase.
(j) The external exit door of the staircase enclosure at ground level shall open directly to the open spaces or should be reached without passing through any door other than a door provided to from a draught lobby.
(k) The main staircase and fire escape shall be continuous from ground floor to the terrace level.
(1) No electrical shafts/AC ducts or gas pipe etc. shall pass through the staircase.
(m) Lift shall not open in staircase landing.
(n) No combustible material shall be used for any surface decoration in the staircase.
(o) A staircase shall not be arranged round a lift shaft.
(p) The exit sign with arrow indicating the way to escape route shall be provided at a suitable height from the floor level on the wall and shall be illuminated by electric light connected to corridor circuits. All exit way marking signs of suitable size should be flushed with the wall and so designed that no mechanical damage shall occur to them due to moving of furniture or other heavy equipment. Further all landings of floor shall have floor indication boards indicating the number of floors as per Bye-Law. The floor signage indicator shall be placed in the wall immediately facing the flight of stairs and nearest to the landing. It shall be of size not less than 0.50 metre x 0.50 metre.
(q) In case of single staircase, it shall terminate at the ground floor level and the access to the basement shall be by a separate staircase. However, the second staircase may lead to basement levels provided the same is separate at ground level by either a ventilated lobby with discharge points at two different ends or through enclosures.
(6) Fire Escapes or External Stairs. — (a) Fire escapes shall not be considered in calculating the evacuation time of a building.
(b) All fire escapes shall be directly connected to the ground.
(c) Entrance to fire escapes shall be separate and remote from the internal staircase.
(d) The route to fire escape shall be free of obstructions at all times, except a doorway leading to the fire escape which shall have the required fire resistance.
(e) Fire escape shall be constructed of non-combustible materials.
(f) Fire escapes stairs shall have straight flight not less than 0.75 metre wide with 250 millimetres treads and risers not more than 190 millimetres. The number of risers shall be limited to 16 per flight
(g) Handrails shall be of a height not less than 0.90 metre.
(7) Ramps. —(a) Ramps with a slope of not more than 1 to 10 may be substituted for and shall comply with all the applicable requirements of required stairways as to enclosure capacity and limiting dimensions. Ramps shall be surfaced with approved non-slipping materials.
(b) The minimum width of the ramps in hospitals shall be 2.40 metres.
(c) Handrails shall be provided on both sides of the ramp;
(d) Ramps shall lead directly to outside open space at ground level or courtyard or safe place.
(8) Corridors. —(a) The minimum Width of a corridor shall not be less than 75 centimetres in case of 2 storey row housing residential building. For all other buildings minimum width shall be 1200 mm.
(b) In case of more than one main staircase of the building interconnected by a corridor or other enclosed space there shall be at least one smoke stop door across the corridor or enclosed space between the doors in the enclosing walls of any two stair cases.
35. NON-FSI SPACES. — The following shall not be included in FSI calculation:
(a) In the terrace above the top most storey, areas covered by stair-case rooms and lift rooms and passages thereto, architectural features, elevated tanks (provided its height below the tank from the floor does not exceeds 3.00 metres) and WC floor area not exceed 1.20 square metres.
(b) Staircase and lift rooms and passage thereto in the stilt parking floor or upper floors used for parking.
(c) Staircase and lift rooms and passage thereto in the basement floor or floors used for parking.
(d) Area of the basement floor or floors used for parking.
(e) Area of the stilt parking floor provided it is open on sides, and used for parking.
(f) Servants or drivers bathroom and water closet for each block in cases of Non-High-Rise Buildings at ground floor or stilt parking floor.
(g) Watchman booth.
(h) Caretaker booth or room in ground floor or stilt parking floor.
(i) One toilet in each floor not exceeding 1.20 square metres.
CHAPTER V
INCLUSIVE DESIGN
36. FACILITIES IN THE PUBLIC BUILDING FOR THE DIFFERENTLY-ABLED PERSONS. —These provisions are applicable to all buildings, recreation areas and facilities used by public. It does not apply to private domestic residences.
(1) Site planning. —Level of the roads, access paths and parking areas shall be described in the plan along with specification of materials. Every building should have at least one access to main entrance/exit to the differently-abled which shall be indicated by proper signage. This entrance shall be approached through a ramp together with stepped entry. The ramp should have a landing after every 9.00 metres run and in front of the doorway. Minimum size of landing shall be 1.00 x 2.00 metres.
(2) Access path/walk way. —Access path from plot entry and surface parking to building entrance shall be a minimum of 1.80 metres wide having even surface without any step. Slope, if any shall not have gradient greater than 5%. Selection of floor material shall be made suitable to attract or to guide visually impaired persons (limited to floor material) whose colour texture is conspicuously different from that of the surrounding floor material or the material that emit different sound to guide visually impaired persons. Finishes shall have a non-slip surface with texture traversable by a wheelchair. Curbs wherever provided should blend to common level.
(3) Parking. -For parking of vehicles of differently-abled people the following provisions shall be made:
(a) Surface parking for two Equivalent Car Spaces (ECS) shall be provided near entrance for the differently-abled persons with maximum travel distance of 30 metres from building entrance.
(b) The width of parking bay shall be minimum 3.60 metres.
(c) The information stating that the space is reserved for wheelchair users shall be conspicuously displayed.
(d) Guiding floor materials shall be provided or a device which guides visually impaired persons with audible signals or other devices which serves the same purpose shall be provided.
(4) Building Requirements. —The specified facilities for the buildings for disabled persons shall be as follows:
(a) Approach to plinth level.
(b) Corridor connecting the entrance exits for the differently-abled.
(c) Stair-ways.
(d) Lift.
(e) Toilet.
(f) Drinking water.
(g) Braille signage shall be provided at the above specified facilities.
(5) Approaches to Plinth Level. —(a) Ramp shall be provided with non-slip material to enter the building minimum clear width of ramp shall be 1.80 metre with maximum gradient 1:12, between top and bottom of the ramp. Length of ramp shall not exceed 9.00 metres having 0.80-metre-high handrail on both sides extending 300 millimetres beyond the ramp. Minimum gap from the adjacent wall to the handrail shall be 50 millimetres.
(b) Minimum clear opening for the entrance door shall be 1.00 metre. Threshold shall not be raised more than 12 millimetres.
(c) For stepped approach, size of tread shall not be less than 300 millimetre and maximum riser shall be 150 millimetres. Provision of 0.80-metre-high handrails on both sides of the stepped approach similar to the ramped approach shall be made.
(6) Corridors connecting the entrance/exit for the differently-abled. —The corridor connecting the entrance/exit for differently-abled leading directly outdoors to a place where information concerning the overall use of the specified building can be provided to visually impaired person either by a person or by signs, shall be provided as follows:
(a) Guiding floor materials shall be provided or devices that emit sound to guide visually impaired persons.
(b) The minimum width shall be 1.50 metre.
(c) In case there is a difference of level, slope ways shall be provided with a slope of 1:12.
(d) Handrails shall be provided for ramps/slope ways.
(7) Stairways. -Stairways with open riser and provision of nosing shall not be sanctioned.
(8) Lifts. —Wherever lift is necessary, provisions of at least one lift shall be made for the wheelchair user with the following car dimensions of lift recommended for passenger lift for 13 person's by Bureau of Indian Standard.
(a) Clear internal depth minimum of 1.10 metres.
(b) Clear internal width minimum of 2.00 metres. Entrance door width shall be 0.91 metre.
(c) A handrail not less than 0.60 metre long at 0.90 metre above floor level shall be fixed adjacent to the control panel.
(d) The lift lobby shall be of an inside measurement of 1800 mm x 2000 mm or more.
(e) The Braille signage will be posted outside the lifts.
(f) Operational details of lifts shall confirm to the National Building Code of India as amended from time to time and will be the responsibility of designer as well as manufacturer.
(9) Toilets. -One special water closet in a set of toilets shall be provided for the use of differently-abled with essential provision of washbasin near the entrance for the differently-abled.
(a) The minimum size shall be 1.5 metre x 1.75 metre.
(b) Minimum clear opening of the door shall be 0.90 metre and the door shall swing or sliding type.
(c) Suitable arrangement for vertical/horizontal hand rails with 50 millimetre clearance from wall shall be made in the toilet.
(d) The water closet seat shall be 0.50 metre from the floor.
(10) Refuge. — An alternative to immediate evacuation of a building via staircases and/or lifts is required for the movement of differently-abled persons to areas of safety within a building. If possible, they could remain there until the fire is controlled and extinguished or until rescued by fire fighters.
(a) A refuge area may be provided at the fire protected stair landing on each floor that can safety hold one or two wheelchairs.
(b) The area shall have doorways with clear opening width of 900 mm and
(c) The area shall have an alarm switch installed between 900 mm and 1200 mm from the floor level.
(d) Refuge area is mandatorily to be provided for the plot size of 50 square metres and above.
CHAPTER VI
PROVISIONS OF STRUCTURAL, SAFETY, ELECTRICAL AND PLUMBING SERVIECES, WATER SUPPLY, ETC
37. LANDSCAPING. — (1) Institutional, industrial, commercial and Group Housing complexes shall be required to plant a minimum number of trees as per Table below:
Table 14: Number of Trees to be planted
+-----+-----------------------------------+-----------------------------------+-----------------------------------+
| S. No. | Plot area (Square Metre) | No of trees required | Minimum open space for soft landscaping |
+=====+===================================+===================================+===================================+
| 1 | Upto 2000 | One tree per 80 Square Metre of open | 25% of open area. In case of industrial |
| | | space out of which minimum 50% trees | plots, no soft landscaping is required. |
| | | to be in the category of evergreen trees | |
| | | having height of 6.0 metres or more. | |
+-----+-----------------------------------+-----------------------------------+-----------------------------------+
| 2 | From 2001 to 12000 | One tree per 80 Square Metre of open | 25% of open area. |
| | | space out of which minimum 50% trees | |
| | | to be in the category of evergreen trees | |
| | | having height of 9.0 metres or more. | |
+-----+-----------------------------------+-----------------------------------+-----------------------------------+
| 3 | More than 12000 | One tree per 80 Square Metre of open | 25% of open area. |
| | | space out of which minimum 50% trees | |
| | | to be in the category of evergreen trees | |
| | | having height of 12.0 metres or more. | |
+-----+-----------------------------------+-----------------------------------+-----------------------------------+
(2) A detailed landscape plan will have to be got approved from the Competent Authority with specifications.
(3) Norms for planting in all plots belonging to individual shall be as follows:
(a) Minimum of one tree in every plot for plot size up to 100 square metres.
(b) Minimum of two trees in every plot for plot size 100 to 500 square metres.
(c) Minimum of three trees in every plot for plot size above 500 square metres.
(d) Selected trees should not be less than 3.60 metres in height and should be suitable for local climate.
38. STRUCTURAL DESIGN AND SAFETY FEATURES. —The structural design of foundation elements made of masonry, timber, plain concrete, reinforced concrete, pre-stressed concrete and structural steel, shall be carried out in accordance with Part-VI Structural Design, Section-1 Loads, Section 2 - Foundation, Section 3. Wood, Section 4 Masonry, Section 5 -Concrete, Section 6 - Steel of National Building Code of India as amended from time to time taking into Consideration all relevant Indian Standards given below:
(1) IS: 1893 (Part 1)-2002 "Criteria for Earthquake Resistant Design of Structures (Fifth Revision)"
(2) IS: 13920-1993 "Ductile detailing of Reinforced Concrete Structures subject to Seismic Forces Code of Practice" November 1993.
(3) IS: 13828-1993 "Improving Earthquake Resistance of Low Strength Masonry Buildings" August 1993.
(4) IS: 4326-2013 "Earthquake Resistant Design and Construction of Buildings - Code of Practice (Second Revision)"
(5) IS: 13827-1993 "Improving Earthquake Resistance of Earthen Building Guidelines" October 1993.
(6) IS: 13935-2009 "Seismic Evaluation, Repair and Seismic Strengthening of Buildings Guidelines"
(7) For Protection of Landslide Hazard:
(a) IS 14458 (Part 1): 1998 Guidelines for retaining wall for hill area: Part 1 Selection of type of wall.
(b) IS 14458 (Part 2): 1997 Guidelines for retaining wall for hill area: Part 2 Design of retaining/breast walls.
(c) IS 14458 (Part 3): 1998 Guidelines for retaining wall for hill area: Part 3 Construction of dry-stone walls.
(d) IS 14496 (Part 2): 1998 Guidelines for the preparation of landslide - Hazard zonation maps in mountainous terrains: Part 2 Macro-zonation.
(8) Whenever an Indian Standard or the National Building Code of India as amended from time to time is referred, the latest provision in the standard should be adhered to.
39. MATERIAL AND CONSTRUCTION METHODS. — (1) Quality of Materials and Workmanship
(a) All materials and workmanship shall be of good quality conforming generally to accepted standards of Indian Standard Specifications and Code as included in Part V Building Materials and Part VII Constructional Practices and Safety of National Building Code of India as amended from time to time.
(b) All burrow pits dug in the course of construction and repair of buildings, roads, embankment and the like shall be deep and connected with each other in the formation of a drain directed towards the lowest level and properly sloped for discharge into a river, stream, channel or drain and no person shall create any isolated burrow pit which is likely to cause accumulation of water which shall breed mosquitoes.
(2) New Materials and Design Methods
(a) The provisions of these Bye-Laws are not intended to prevent the use of any material or method of design or construction not specifically prescribed by Bye-Laws No.39.1 above, provided any such alternative has been approved by BIS or any other statutory body.
(b) Such alternatives may be approved provided that it is found that the proposed alternative is satisfactory and conforms to the provisions of relevant parts regarding material, design and construction and that material, method, or work offered is for the purpose intended, at least equivalent to that prescribed, in the Bye-Laws in quality, strength, compatibility, effectiveness, fire and water resistance, durability and safety.
40. ELECTRICAL SERVICES. -The planning, design and installation of electrical installation, air conditioning installation and installation of lifts and escalators shall be carried out in accordance with Part VIII Building Services, Section- 2 Electrical installations, Section-3 Air-conditioning and Heating, Section – 5 Installation of lifts and Escalators of the National Building Code of India as amended from time to time.
41. ENERGY CONSERVATION MEASURES. —(1) Use of LED and Electric Chokes:
(a) The use of incandescent lamps and conventional chokes in all new buildings, institutions constructed in Government sector, Government aided; sector, Boards and Corporations and Autonomous bodies is banned with immediate effect.
(b) It will be mandatory that in these existing buildings the defective incandescent lamps and chokes when replaced would be replaced by only LED and electronic chokes.
(c) The Competent Authority will affect necessary modification in the local demand to promote the use of LED and electronic chokes instead, of conventional bulbs and chokes while releasing/sanctioning new connections/loads in such buildings.
(2) All new cases may consider the following provisions of solar water heating systems for energy conservation:
(a) An open space in the roof which receives direct sunshine; the roof shall have a load bearing capacity of at least 50 kg per square metre.
(b) The building must have a provision for continuous water supply to the solar water heating system.
(c) The building design should provide for an insulated pipeline from the heating system to all distribution points where hot water is required.
(d) The recommended minimum capacity of installation shall not be less than 25 litres per day for each bathroom and kitchen subject to the maximum of 50 % of the total roof area is utilized by the system.
(e) Installation of Solar Assisted Water Heating Systems shall confirm to BIS specification IS 12933. The solar collectors used in the system shall have the BIS certification mark.
(3) Whenever hot water requirement is continuous, auxiliary arrangement either with electrical elements or oil-based systems of adequate capacity may be provided.
(4) No new building in the following categories shall be sanctioned unless this installation has solar assisted water heating system:
(a) Industries which use hot water for processing:
(b) All hospitals and nursing homes;
(c) All hostels, hotels, motels, guest houses and banquet halls;
(d) Large canteens i.e. which serve more than 50 persons in a day.
(e) Office building on a plot area of 200 square metre or above.
(f) Residential buildings on a plot area of 100 square metre or above.
(g) Residential schools and colleges;
(5) Off Grid Roof Top Solar Power Plant at New Buildings. —All buildings on plot size 500 square metre or more, which are proposed to be constructed afresh, shall install Rooftop Solar Power installation, of adequate capacity, as per norms and parametres fixed by ministry of new and renewable energy or its subordinate organizations, time to time.
42. LIGHTENING PROTECTION OF BUILDING. — The lightening protection for building shall be provided based provisions of Part III of the National Building Code of India as amended from time to time.
43. PLUMBING SERVICE. —The planning, design, construction and installation of water supply, drainage and sanitation and gas supply systems shall be in accordance with Part IX Plumbing Services, Section - 1 Water Supply, Section - 2 Drainage and Sanitation, Section- 3 Gas Supply of the National Building Code of India as amended from time to time.
44. REQUIREMENTS OF WATER SUPPLY IN BUILDING. — (1) The total requirements of water supply shall be calculated based on the Building Occupancy as follows and as per national building code of India as amended time to time.
(a) Residential Building: Five persons per tenement.
(b) Other Buildings: Number of persons based on occupant block and floor area.
(2) Storage of Water: Minimum provision should be made for storage of water to meet the daily requirements of the individuals using the building as per Tables below:
Table 15: Minimum Flushing storage capacities
+-----+-----------------------------------+-----------------------------------+
| S. No | Type of Occupancy | Consumption/ head/day (litres) |
+=====+===================================+===================================+
| 1 | For tenements having common | 180 per water closet seat |
| | conveniences | |
+-----+-----------------------------------+-----------------------------------+
| 2 | For residential premises other | 270 per first water closet seat and |
| | than tenements having common | 180 for each additional seat |
| | conveniences | |
+-----+-----------------------------------+-----------------------------------+
| 3 | For cinemas and auditoriums | 900 per water closet seat and 180 |
| | | per urinal |
+-----+-----------------------------------+-----------------------------------+
Table 16: Minimum Domestic storage capacities
+-----+-----------------------------------+-----------------------------------+
| S. No | No of Floors | Storage Capacity |
+=====+===================================+===================================+
| | For premises occupied as tenements with common convenience |
+-----+-----------------------------------+-----------------------------------+
| 1 | Floor 1 | Nil provided no down take fittings are |
| | | attached |
+-----+-----------------------------------+-----------------------------------+
| 2 | Floor 2 and above | 500 litres per tenement |
+-----+-----------------------------------+-----------------------------------+
| | For premises occupied as flats or blocks |
+-----+-----------------------------------+-----------------------------------+
| 3 | Floor 1 | 1000-1500 L per flat |
+-----+-----------------------------------+-----------------------------------+
| 4 | Floor 2 and above | 1000-1500 L per flat per floor |
+-----+-----------------------------------+-----------------------------------+
Note:
1. If the premises are situated at a place higher than the road level in front of the premises, storage at ground level shall be provided on the same lines as on upper floors.
2. The above storage may be sanctioned to be installed provided that the total domestic storage calculated on the above basis is not less than the storage calculated on the number of down-take fittings according to the scale given below.
Down-take taps: 45 liters each
Showers: 70 liters each
Bathtubs: 150 liters each
45. RAIN WATER HARVESTING AND GROUND WATER REGULATIONS. — (1) Water harvesting through storage of water runoff including rain water in all building on plots of 500 square metres and above will be mandatory.
(2) Adoption of roof top rain water harvesting system is mandatory for all residential/ educational/institutional/hotel building/industrial and commercial establishments, which have plot size more than 400 square metre and more.
(3) The plans submitted shall indicate the system of storm water drainage along with points of collection of rainwater in surface reservoirs or in recharge wells. These provisions will be applicable as per the Public Notice(s) of Central Ground Water Authority issued from time to time.
(4) Undertaking of any operations connected with drilling, cleaning, construction or rehabilitation of ground water abstraction structures and related works including installation of pumps cannot be taken up without prior permission of the Cantonment Board.
(5) Drilling contractors or Agencies/Plot occupiers are required to take prior permission for works connected with drilling, cleaning, boring and installation of pumps.
(6) The Authority shall ensure that no drilling activity is undertaken without prior approval and is authorized to take action against offenders by seizing of drilling rig, sealing of tube well and disconnection of electric supply to the energized tube well.
46. REQUIREMENTS OF SANITARY FITTINGS. — (1) To ensure optimization of water the following measures shall be adopted in case of all new building sanction where plot size is more than 1000 square metres on a case to case basis as decided by the Competent Authority:
(a) Use of low duel flush capacity cisterns in water closets instead of the normal 12.5 litre capacity.
(b) Use of waterless urinals in all public buildings.
(c) Provision of storage and use of recycled water for toilet flushing where the minimum discharge in the building/complex is 10,000 litres per day or more.
(2) The sanitary fittings and installations for different occupancies shall be as per National Building Code as amended from time to time.
Table 17: Sanitation requirements for Educational Occupancy
+-----+-----------------------------------+-----------------------------------+-----------------------------------+-----------------------------------+-----------------------------------+
| S. No | Fitments | Nursery School | Boarding Institutions | Other Institutions | |
| | | | For males | For Females | For males | For Females |
+=====+===================================+===================================+===================+===================+===================+===================+
| 1 | Water closet | 1 for 15 pupils or part thereof | | | N A | |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 2 | Ablution tap | | | | One in each water closet | |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 3 | | One water tap with drainage arrangement shall be provided for every 50 persons or | | | | |
| | | part thereof in the vicinity of closets and urinals | | | | |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 4 | Urinal | - | 1 for 20 persons | - | 1 for 20 persons | - |
| | | | or part thereof | | or part thereof | |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 5 | Wash basin | 1 for 15 pupils or part thereof | 1 for 8 pupils or | 1 for 6 pupils or | 1 for 60 pupils or | 1 for 40 pupils or |
| | | | part thereof | part thereof | part thereof | part thereof |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 6 | Bath | 1 for 40 pupils or part thereof | 1 for 8 pupils or | 1 for 6 pupils or | - | - |
| | | | part thereof | part thereof | | |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 7 | Drinking water taps | 1 for 50 pupils or part thereof | 1 for 50 pupils or | 1 for 50 pupils or | 1 for 50 pupils or | 1 for 50 pupils or |
| | | | part thereof | part thereof | part thereof | part thereof |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 8 | Cleaner sink | | One per floor minimum | | | |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
Table 18: Sanitation requirements for buildings like Cinema, Auditoriums Halls
+-----+-----------------------------------+-----------------------------------+-----------------------------------+-----------------------------------+-----------------------------------+
| S. No | Fitments | For public rooms | For non-residential staff | | |
| | | For males | For Females | For males | For Females |
+=====+===================================+===================+===================+===================+===================+
| 1 | Water closet | 1 per 100 persons | 3 per 100 persons | 1 for 1-15 persons, | 1 for 1-12 persons, 2 for 13-25 persons, 3 for 26-40 persons |
| | | up to 400; Over | up to 200; Over | 2 for 16-35 persons, | |
| | | 400 add @ of one | 200 add @ of 2 per | 3 for 36-65 persons | |
| | | per 250 or part | 100 or part thereof | | |
| | | thereof | | | |
+-----+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 2 | Ablution | One in each water closet | | | |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 3 | Urinal | 1 for 25 pupils or | - | Nil up to 6 persons, | - |
| | | part thereof | | 1 for 7-20, 2 for | |
| | | | | 21-45, 3 for 46-70, | |
| | | | | 4 for 71-100 | |
+-----+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 4 | | One water tap with drainage arrangement shall be provided for every 50 persons | | | | |
| | | or part thereof in the vicinity of closets and urinals | | | | |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 5 | Wash basin | One per floor for 100 persons or part thereof | | | | |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
| 6 | Slope sink | One in each restaurant | | | |
+-----+-----------------------------------+-----------------------------------+-------------------+-------------------+-------------------+-------------------+
Notes
1. In every toilet at least one Indian style water closet shall be provided.
2. It may be assumed that two thirds of the building occupants are males and one third females.
CHAPTER VII
SAVINGS, PENALTIES, REPEALS AND INTERPRETATION
47. SAVING CLAUSE. - The existing buildings approved by the Board shall remain valid and the buildings erected as per the building plans approved by the Board before the date of entry into force of this Bye-Laws shall also be valid.
48. PENALTIES. —Any person who contravenes any of the provisions of these Bye-Laws shall be punishable as per provisions of the Act.
49. INTERPRETATION TO BE IN CONSONANCE WITH THE ACT, APPLICABLE RULES AND POLICIES. —Notwithstanding anything contained hereunder, the provisions of this Building Bye-Laws shall at all times be in consonance and within the provisions of the Act and other statutory rules under the Act. Whenever any discrepancy or ambiguity arises, the Act shall apply and shall prevail. The provisions of the Act, 2006 are in-built into these Bye-Laws and shall be read as part of the Bye-Laws for understanding and applying the Bye-Laws. Similarly, the terms of lease, terms of old grant and such other terms as per the existing policies or any policy issued in this regard from time to time shall prevail and the Building Bye-Laws now promulgated shall be within the meaning of these policies and shall not be in any way contrary to the said policy terms. To the said extent, the terms of these Building Bye-Laws are conditional.
FORM A: CERTIFICATE REGARDING SAFETY FROM NATURAL HAZARDS AND STRUCTURAL SAFETY
(To be submitted by structural engineer and applicant through e-Chhawani portal)
To,
The Chief Executive Officer
Office of Cantonment Board
Jalapahar, Darjeeling
Sir/Madam,
I certify that the erection/ re-erection or addition/ alteration in building. No.
on/in plot no. situated at road/street in block
survey/GLRS No.
of Jalapahar Cantonment has been undertaken by me.
I certify that the building plans submitted for approval adhere to the safety requirements of Byelaws.
It is certified that the structural design including safety from natural hazards based on soil conditions has been duly incorporated in the design of the building and these provisions shall be adhered to during the construction.
I, being a structural engineer, certify that the additions/alterations satisfy the requirements of structural stability and all such alterations, repairs involving walls, columns, beams, roof, footings, foundations etc., are covered under the provisions of building bye laws requiring compliance.
Signature of Engineer
Name (in block letters)
Address
Signature of Applicant
Name (in block letters)
Address
Dated
FORM B: CERTIFICATE FOR SUPERVISION
(To be submitted by Architect / Civil Engineer / Structural Engineer and
applicant through e-Chhawani portal)
To,
The Chief Executive Officer
Office of Cantonment Board
Jalapahar, Darjeeling
Sir/Madam,
I hereby certify that the erection/ re-erection or addition/ alteration in building No. on/in
plot no. in block no. situated at road/
street survey/GLRS No. shall be carried out under my
supervision and I certify that all materials (type and grade
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