GOVERNMENT ORDER - 423
G.O.MS.No.423 M.A

GOVERNMENT OF ANDHRA PRADESH

A B S T R A C T

Municipal Corporations : Municipalities, and Other areas falling in Urban Development Authority areas - Rationalization of Floor Area Ratio (F.A.R) and other standards of Building Requirements - Orders - Issued.

MUNICIPAL ADMINISTRATION AND URBAN

DEVELOPMENT (M1) DEPARTMENT

G.O.Ms.No.423, M.A. Dt:31st July, 1998

Read the following :

1. G.O.Ms.No.917, M.A., dated 11.8.1981.

2. G.O.Ms.No.584, M.A., dated 28.5.1987.

3. G.O.Ms.No.601, M.A., dated 5.11.1988.

4. G.O.Ms.No. 76, M.A., dated 6.02.1992.

5. G.O.Ms.No.310, 311 & 312, M.A., dated 11.5.1993.

6. G.O.Ms.No.249, M.A., dated 23.5.1996.

7. Govt. Memo No.1593/M2/96-1 M.A., dated:09.09.1996.

In the G.Os. first to sixth read above, orders have been issued fixing standards of F.A.R. values and other standards of building requirements for different types of buildings, uses, and occupancies in Municipal Corporations, Municipalities and other areas of Urban Development Authority areas. Various representations have been received from different interest groups like builders and developers on one hand and environmentalists, academicians and residents on the other, for further rationalization of the standards of F.A.R. and building requirements in these areas.

The Government, after holding discussions and deliberations at various levels involving various groups like builders, developers, architects, engineers, town planners, representatives of Urban Development Authorities and local bodies, public representatives, academicians, officials and general public, have decided to further rationalize the F.A.R. values and standards of building requirements for different types of buildings, uses and occupancies in Municipal Corporations and Urban Development Authority areas. Accordingly, the Government after careful examination of the matter in detail issued the following orders:

  1. PROCEDURE FOR OBTAINING BUILDING PERMIT

    1. No person shall carry out any development or building construction activity without obtaining permit from the Authority except in the following cases and unless exempted by State or Central Acts/Rules/Orders.

  1. No prior sanction of building applications are necessary for the construction of individual residential buildings in plots up to 100 Sq.mts. and height restricted to 10 Mtrs. i.e. ground + 2 Upper floors (without stilts) subject to the following conditions.

  1. Such plot should be less than or equal to 100 Sq.Mts. and as per the following:

  1. Part of an approved layout or sub-division

  2. Allotted by or purchased from a public agency like Housing Board, Housing Corporation etc.,

  3. Covered by Pattas issued by the Revenue Department.

  4. T.S. Record of Registered Sale Deed of date prior to the date of these orders.

  1. The construction shall be carried out, strictly in accordance with the Master Plan/Z.D.P. Zoning Regulations, Building Bye-laws/Rules etc.,
  2. The owner shall file with the local authority the copies of drawings of proposed building along with necessary fee / charges as fixed by the local authority together with attested copies of ownership documents and layout plan before undertaking the construction.

    iv) The owner shall file with the local authority an undertaking stating that he shall leave and surrender land for road widening, if any, free of cost and he will not violate any rules and building bye-laws, and that in case of violations the local authority would be at liberty to remove summarily such deviations without prior notice at owners cost.

    v) Such application filed with the local authority shall be valid for a period of 3 years for completion of building and it would be mandatory to file building completion certificate with the concerned local authorities.

    b) In respect of construction of individual residential buildings in plots up to 300 Sq.Mts., and height up to 10 meters i.e. ground + two upper floors (without stilts) no prior approval from the local authority/Urban Development Authority is necessary, provided that such type of individual residential buildings are got approved by impaneled licensed personnel i.e., qualified Architects, Engineers, Town Planners and Surveyors, and it shall be ensured by the licensed technical personnel that the construction is undertaken and carried out as per the approved building plans. Such plots should form part of a layout or sub-division approved by the competent authority. Further,

    1. The licensed technical personnel shall be completely and solely responsible for ensure that such residential building confirms to all regulations, bye-laws, other stipulations in force.

    2. The construction shall be commenced by the owner only after filling with the local authority a copy of the building drawings approved by the licensed technical personnel along with prescribed fee/charges as fixed by the local authority together with attested ownership documents, copy of layout / subdivision etc., in the prescribed format.

    3. The owners shall file an undertaking stating that he shall leave and surrender the land affected in road widening, if any, free of cost and that, he shall not violate any Regulations bye-laws or the approved drawings signed by the licensed technical personnel and in case of any violations, the local authority would be at liberty to summarily remove the same without prior notice at the owner's cost.

    4. Such building drawings approved by the licensed technical personnel shall be valid for three years from the date of filling a copy of approved building drawing with the local authority. Building completion Certificate shall be filled by the owner with the local authority through the licensed technical personnel within this period.

    5. If it comes to the notice of the local authority that the approval of building drawings are in violation of rules or if the facts have been mis-represented in the following cases, the licensed technical personnel will be held solely responsible and his license will liable for cancellation, disqualification.

      1. If the building proposal is approved in a plot forming part of an unauthorized layout or sub-division.

      2. If the building proposal is approved in violation of zoning regulations, Bye-laws, Master Plan/ zoning Development Plan etc.

      3. If the building proposal is approved in a plot of 300 Sq.mtrs., or less but the same is actually having an extent more than 300 Sq.mtrs. on ground.

      4. Where the dimensions of the plot are not tallying with the documentary plan, ground situation to that of sanction plan by licensed technical personnel.

      5. If the site details are wrongly represented in the drawings.

      1. If it comes to the notice of the local authority that the owner after obtaining sanction of building plan by the licensed personnel taken up the construction in violation of Rules. Regulations etc., and against the sanctioned plan action will be taken against such construction as per rules including demolition by the local authority.

      2. The local authority shall also monitor the construction of above buildings and take necessary action against unauthorized constructions / deviations as per rules.

      1.2 However, any person can also apply to the concerned local authority for sanction in respect of buildings in plots up to and including 300 Sq.mtrs.

      1.3 For all other types of residential and non residential buildings prior written permission of the local authority/Urban Development authority is necessary

             2. TIME LIMIT FOR GRANT OR REFUSAL OF BUILDING APPLICATION

        1. The time limit for disposal of building applications is as follows:

          a) Individual Residential Buildings _ 15 days

          b) Other Buildings _ 30 days

        2. If within the specified time period mentioned above the Authority fails to intimate in writing to the person or body who submitted the application for building sanction its decision of refusal or sanction, such applications together with plans and statements shall be deemed to have been sanctioned, provided the deemed sanction shall not be construed as authorizing any such person or body to carry out the construction or works in contravention or against any regulations, bye- laws in force.

      1. REVIEW OF REJECTION OF BUILDING APPLICATIONS:

      3.1 After rejection of building applications of technical grounds, within seven days of such refusal the Architect / licensed Technical personnel and owner may represent the case to the local authority on any working day between 3 P.M. and 5.00 P.M. After hearing, the concerned authority shall communicate is decision on the representation within ten days of such hearing.

      3.2 If the Architect or owner or both are not satisfied with the decision on their representation then they may file a review petition along with 25% of permit fee together with reasons and grounds for reviewing earlier decisions. The review petition shall referred to a Select Committee whose decision shall be final.

       

      THE SELECT COMMITTEE shall consist the following officers:-

  1. Two Practicing Architects.

  2. One retired Town Planner not below the rank of Joint Director at the time of retirement.

  3. Chief City Planner / City Planner of concerned local authority or Chief Planning Officer / Planning Officer of concerned Urban Development Authority who shall be the conveners of the Committee for the cases of their jurisdiction.

    3. The Select Committee shall meet within seven days from the date of review petition filed and shall communicate its decision within ten days of its meeting.

4. SITE AND BUILDING REQUIREMENTS:

    1. MAXIMUM PERMISSIBLE FLOOR AREA RATIO (F.A.R)

For Residential, Commercial, institutional and other Non-Industrial Buildings, and for different areas are as follows:

 

TABLE FOR F.A.R.

_____________________________________________________________________

Statement Plot Size Proposed Road width as per Notified

Sq.mtrs. Master Plan/Zonal Development Plan

Below 12 to 18 18 Mtrs. Max

12 Mtrs. Mtrs. in Mtrs. Height

______________________________________________________________________

(A)

For Hyd & Below 200 1.00 1.25 1.25 10 (no stilts)

VSP Mpl.

Corpns & 200 to Below 1.00 1.25 1.33 1.5 *

Gaddiannarm 1000 to 2000 1.25 1.33 1.50 **

Grampanchayat 2000 & above 1.25 1.50 1.75 **

______________________________________________________________________

(B)

For other Mpl. Below 200 1.00 1.25 1.30 10 (no stilt)

Corporations

200 to Below 1.10 1.35 1.40 1.5 *

1000 to 2000 1.25 1.40 1.60 **

2000 & above 1.25 1.50 1.75 **

______________________________________________________________________

(C)

For Mpltys Below 200 1.00 1.25 1.35 10 (no stilts)

within UDA

areas of 200 to 1.25 1.33 1.50 1.5 *

HUDA, TUDA Below 1000

KUDA, VUDA

VGTUDA

SSSUDA 1000 to Below 1.33 1.40 1.60 **

2000 & above 1.40 1.50 1.75 **

______________________________________________________________________

(D)

For Gram Below 200 1.25 1.25 1.33 10 (no stilt)

Panchayats

Falling within 200 to below 1.40 1.50 1.60 1.5*

UDA areas 1000

of HUDA

TUDA, KUDA 1000 to below 2000 1.50 1.60 1.70 **

VUDA 2000

VUGTUDA

SSSUDA 2000 & above 1.75 1.85 2.00 **

______________________________________________________________________

 

  • Individual Residential Building up to 300 Sq.mts. - Max. Height

10 Mts.

No Stilt.

Individual Residential Building in Plots larger - Max. Height

than 300 Sq.mtrs. 13 Mts.

No Stilt

For Group Housing/Apartments in plots of - Max. Height

450 Sq.mtrs. and above 18 Mts.

Including stilt.

 

** No height restriction subject to setbacks as per rules and clearances from Fire Services & Airport authority & as per the stipulations of Multistoried Building Regulations.

In case of individual Residential Buildings 15% of permissible F.A.R shall be added for calculation of gross F.A.R for areas such as garage, servant room balconies, staircase and portico.

Common areas shall be included in the calculation of gross FAR by adding 30% of prescribed F.A.R in case of Group Housing / Apartments.

In case of Commercial/Institutional buildings the gross F.A.R shall be calculated by adding 35% of the prescribed F.A.R.

 

Common areas shall include:

a) Air-conditioning plant room, electrical transformer cabin,

pump house

b) Watchman booth, garbage shaft.

c) Corridors, staircase, lift blocks.

  1. Balconies.

The width of the Balcony shall not be more than 1.2 mtrs if the building set back is 4.00 mtrs. If building set back is 5.00 mtrs. and above the maximum width of the balcony can be 1.5 mtrs.

4.3FOR EXAMPLE: In a plot proposed for Apartment complex / Group Housing Scheme, if the prescribed permissible F.A.R is 1.50, then the gross F.A.R shall be 1.50 + 30% of 1.50 = 1.95 which shall include all common areas & Structures (excluding parking areas to be provided) as illustrated below.

 

Building Occupancy

Plot size

Prescribed FAR

As per

Gross FAR (inclusive of common structures, excepting parking areas)

Total Build able area including common areas (except parking area in Sq.mts.)

Residential

Non- Residential

1,000

 

1,000

1.5

 

1.5

1.5+30% of

1.5= 1.95

1.5+ 35% of

1.5 = 2.025

1950

 

2025

 

5. FACTORY / INDUSTRIAL BUILDING REQUIREMENTS

Size of Plot (Sq.mtrs)

Min. Plot area Sq.mtrs.

Max. Cov.

Max FAR

Setbacks in Mtrs.

Front

Rear

Sides
  1. Industrial Buildings.

1. Up to 1000

450

 

 

 

50 %

 

1.00

 

6.00

 

3.00

 

1.50
  1. Above 1000

    and up to 5000

  

40 %

1.00

9.00

3.00

3.00
  • Above 5000

    and up to 1500

    		•   

    35 %

    0.75

    9.00

    4.50

    4.50
  • Above 1500

      1. 35 %

      0.50

      9.00

      4.50

      4.50
      1. Flatted for Guild type 1000

      Factories

      40 %

      1.50

      6.00

      3.00

      3.00

      Parking : one car parking space - For every 200 Sq.mts. of built

      of 20 Sq.mts. up area

      6. EDUCATIONAL BUILDINGS:

      1. Maximum Permissible F.A.R. : Refer relevant statement.

      2. The minimum specification for educational building up to a height of 10 Mtrs. shall be as follows:

       

      Category

      Minimum plot area

      Maximum Coverage

      Minimum Front

      Setback other sides

      Nursery School

      800 Sq.mtrs.

      40 %

      6 Mtrs.

      4.5 Mtrs.

      Primary School

      5000 Sq.mtrs.

      35 %

      9 Mtrs.

      6.0 Mtrs.

      High School College

      (for Genl. Education)

      2 Hectors

      35 %

      9 Mtrs.

      6.0 Mtrs.

      1. For Educational Buildings above 10 Mtrs. Height in addition to the setbacks prescribed above there shall be an increase of 1.0 Mtrs. on all sides for every increase of 3.0 Mtrs. Height of building above 10.0 Mtrs.

      1. PARKING

      i) One vehicle parking space of 20 Sq.mtrs. for every 100.0 Sq.mtrs. built up area or fraction there of the administrative office area and public services.

      1. For auditors one vehicular parking space of 20 Sq.mtrs. for evety 30 seats.

      1. INSTITUTIONAL (Medical), ASSEMBLY, PUBLIC BUILDINGS AND PUBLIC OFFICER COMPLEXES :

      1. Maximum permission FAR : Refer relevant statement.

      2. Building Requirements and setbacks up to 10 Mtrs. building height.

      Plot Area

      (Sq.mtrs)

      Maximum Coverage

      Setbacks for Office Buildings

      Setback for Other Buildings

      Front

      Remaining sides

      Front

      Remaining

      a) Below 500

      As per min building setbacks

      6.00

      4.50

      9.00

      6.00

      b) 500-2000

      50 %

      6.00

      4.50

      9.00

      6.00

      c) 2000 & above

      1000 Sq.mtrs. or 40 % which ever is higher.

      6.00

      4.50

      9.00

      6.00

      1. For above category of buildings above 10 Mtrs. Height :

        In addition to the setbacks prescribed above there shall be an increase of 1.0 Mtrs. on all sides for every increase of 3.0 Mtrs. height o buildings above 10 Mtrs.

      2. Parking :

      ______________________________________________________________________

      Type of Building One vehicle parking space of 20 Sq.mtrs.

      Area for every

      ______________________________________________________________________

      a) Institutional (Medical) 20 Beds

      1. Government or Semi 100 Sq.mtrs. built-up area or fraction

      Public Buildings there of.

      ______________________________________________________________________

       

      1. COMMERCIAL / MERCANTILE BUILDINGS :

      1. Maximum permissible FAR : Refer relevant statement.

      1. Maximum Plot Coverage :

        ______________________________________________________________________

        Plot Area in Sq.mtrs. Maximum permissible Coverage

        ______________________________________________________________________

        a) Below 500 As per minimum building setbacks

        as at item 4 below.

        b) 500 & below 2000 50 %

        c) 2000 & above 1000 Sq.mtrs. or 40 % of the plot area

        Whacker is higher.

        ______________________________________________________________________

      2. Minimum abutting road width for allowing commercial buildings is as follows:

      1. Not applicable for sites remarked as commercial use zone in Master Plan/Zonal Development Plan.

      2. In future commercial complexes shall be permitted on minimum road width of 12 Mtrs. for sites up to 1000 Sq.mtrs. and 18 Mtrs. for sites above 1000 Sq.mtrs.

      1. Building setback requirements :

        For commercial buildings up to 300 Sq.mtrs. plot area and up to 10 Sq.mtrs. Height.

      1. Minimum Front Setback : As per Building line i.e.,

      ______________________________________________________________________

      Width of abutting road in Mtrs. Minimum setback in Mtrs.

      ______________________________________________________________________

      Up to 12.0 3.00

      12.0 and up to 18.0 4.00

      Above 18.0 6.00

      ______________________________________________________________________

       

      b) Minimum setbacks on remaining sides :

      ______________________________________________________________________

      Plot size in Sq.mtrs. Minimum setback in Mtrs.

      Rear sides

      ______________________________________________________________________

      Up to 50 -- --

      51 and up to 100 1.00 0.50

      101 and up to 150 2.00 1.00

      151 and up to 200 2.00 1.25

      201 and up to 300 2.00 1.50

      ______________________________________________________________________

      ii) For Buildings above 300 Sq.mtrs. plot area and height up to 10 Mtrs. minimum building setbacks:

      ______________________________________________________________________

      Road width Front (Mtrs) Rear (Mtrs) sides (Mtrs)

      ______________________________________________________________________

      Up to 12.0 3.00 3.00 a) 1/4th of plot width 1.5

      Mtrs. on the side

      OR

      12 and up to 18 Mtrs. Road 4.00 3.00 b) Where 1/4th of side set

      back is more than 6 Mts.

      Above 18 Mtrs. Road 6.00 3.00 Minimum of 3 Mts. on

      Each side

      ______________________________________________________________________

      ii) For commercial building above 300 Sq.mtrs. plot area and above 10 Mtrs. height in addition to the setbacks prescribed above there shall be an increase of 1.0 Mtrs. on all sides for every increase of 3.0 Mtrs. height of the building above 10.0 Mtrs.

      5. Parking

      ______________________________________________________________________

      Type of Building One car parking space of 20 Sq.mtrs. area for every

      ______________________________________________________________________

      a) Mercantile Lodgings, 80 Sq.mtrs. built up area of fraction there of

      Tourist Houses, Hotels

      with lodging and Restaurants.

      ______________________________________________________________________

      i) In case of commercial or office cum commercial buildings the following are permissible.

      1. On site of parking may be considered in the front setback where such setback shall not be less than 6 Mtrs. such parking area will have to be marked on the site.

      2. In plots, with an area of 1000 Sq.mtrs. and above basement/stilt or basement + one stilt will be permitted for parking. The basement for parking shall be constructed with building line (for safety purpose) have a minimum ramp width of 3.6 Mtrs. and minimum slope of 1 in 8 for clear ingress and engross of vehicles.

      3. In plots with an area of 2000 Sq.mtrs. and above basement/basement + one stilt basement + two stilts/basement + first floor shall be permitted for parking. The basement shall not extend up to 1.5 Mtrs. from boundary walls on the other three sides. The ramp shall have 8 minimum width of 3.6 Mtrs. minimum slope of 1 in 8 and shall be within the building line. (for safety purpose)

      1. Others : (A) `U' Type Development.

      As an encouragement for developing `U' type commercial complexes the setbacks of sides and rear, excluding the front setback, can be reduced provided:

      1. The area so saved is transferred to the central area/space or court yard.

      2. The minimum open space on sides and rear except front shall be 1.5 Mtrs.

      3. Minimum Plot size for permitting such development shall be 500 Sq.mtrs.

      (B) Shopping Halls : Shopping Halls will be permitted in plots of 2000 Sq.mtrs. and above with common areas of 40 % of permissible F.A.R.

       

      1. RESIDENTIAL BUILDINGS :

      1. ROW HOUSING :

        i) Minimum site area for permitting _ 1000 Sq.mtrs.

        Row Housing Development

        ii) Maximum Plot size _ 125 Sq.mtrs.

        Minimum Plot size _ 50 Sq.mtrs.

        iii) Minimum width of Plot _ 4.5 to 8.0 Mtrs.

        iv) Minimum width of internal Road _ 9 Mtrs.

        v) Maximum No.of Plots permissible in a row _ 8 Mtrs.

        vi) Minimum space between two blocks/row _ 6 Mtrs.

        vii) Building setbacks _ Front _ 3 Mtrs.

        viii) Maximum height of the building _ Rear _ 1.5 Mtrs.

        (Ground + One Upper Floor) _ 6 Mtrs. i.e.

        ix) Minimum open space (Park) in plots

        2000 Sq.mtrs. & above _ 10 %

        x) Corner Plots shall be splayed with _ 3 Mtrs.

         

      2. INDIVIDUAL RESIDENTIAL BUILDINGS :

      1. Maximum permissible F.A.R. _ Refer relevant Statement.

      1. Maximum Plot Coverage:

      ______________________________________________________________________

      Plot Area in Sq.mtrs. Maximum permissible Coverage

      ______________________________________________________________________

      a) Below 500 As per minimum building setbacks

      (As per Item No.4)

      b) 500 & below 2000 50 %

      c) 2000 & above 1000 Sq.mtrs. or 40 % of the plot area

      whichever is higher.

      ______________________________________________________________________

      B. Building setback Requirements :

      i) For buildings up to 300 Sq.mtrs. plot area and up to 10 Mtrs. height.

      ______________________________________________________________________

      Plot size in Sq.mtrs. setback in Mtrs.

      Front Rear Sides

      ______________________________________________________________________

      Up to 50 0.75 -- --

      51 and up to 75 1.00 1.00 0.50

      76 and up to 100 1.25 1.00 0.50

      101 and up to 150 1.50 2.00 1.00

      151 and up to 200 2.00 2.00 1.25

      201 and up to 300 3.00 2.00 1.50

      ______________________________________________________________________

      ii) For Buildings above 300 Sq.mtrs. plot area and height up to 10 Mtrs. minimum building setbacks:

      ______________________________________________________________________

      Road width Front (Mtrs) Rear (Mtrs) sides (Mtrs)

      ______________________________________________________________________

      Up to 12.0 3.00 3.00 a) 1/4th of plot width 1.5

      Mtrs. on the side

      OR

      12 and up to 18 Mtrs. Road 4.00 3.00 b) Where 1/4th of side set

      back is more than 6 Mts.

      Above 18 Mtrs. Road 6.00 3.00 Minimum of 3 Mts. on

      Each side

      ______________________________________________________________________

      1. For building above 300 Sq.mtrs. plot area maximum height shall be 13 Mtrs. i.e., Ground + 3 Floors including height of the plinth.

      For this additional 3.00 Sq.mtrs. height there shall be increase of 1.0 Mtrs. to the setback prescribed for buildings in area more than 300 Sq.mtrs. and up to 10 Mtrs. height.

      4. OTHERS:

      1. A Garage not exceeding 3 x 6 Mtrs. in size with a maximum height o 2.50 Mtrs. will be allowed abutting rear and side boundary only in case of plots of 300 Sq.mtrs. and above.

      2. A servant room not exceeding 9.0 Sq.mtrs. with a latrine 2.00 Sq.mtrs. in area with maximum height of 2.75 Mtrs. will be permitted in the rear open yard only in case of plots having an areas of 500 Sq.mtrs. and above.

      3. In case, if the site conditions or the design demands a 10 % of relaxation of setbacks (except F.A.R.) can be availed automatically by the individual in plots up to 300 Sq.mtrs. This relaxation can not be availed in respect of FAR and height of the building.

      4. No Stilt Floor shall be allowed in individual residential buildings. If a portion of the ground floor is used for parking it will be counted in FAR.

         

      5. The individual residential buildings shall be permitted with 15 % of permissible FAR towards Garage, Servant Room, Balconies, Staircase and portico.

       

      1. GROUP HOUSING / APARTMENTS SCHEME :

      1. Group Housing Schemes means the development of buildings having FIVE or more multiple dwelling units and common services on a given site or plot, in single or multiple blocks without customary sub-division of land by way of individual plots.

      2. Minimum Plot Area : 450 Sq.mtrs.

      1. Minimum Abutting Road width :

      Group Housing shall be permitted on 12 Mtrs. wide roads. However, Group Housing shall also be permitted on 9 Mtrs. wide roads subject to handing over of 3 Mtrs. wide strip of land on the frontage of plot to the local authority free of cost, subject to the condition that the remaining plot shall be 450 Sq.mtrs. or more. The local authority shall have the area and utilise it for public purposes. Construction of compound wall will be permitted after leaving 3 Mtrs. wide strip.

      4. Maximum Plot Coverage : 40 %

      Maximum Permissible F.A.R. : Refer Relevant Statement.

      1. Building Setback Requirements :

      The following are the minimum setbacks to be left around the building.

      ______________________________________________________________________

      Plot size in Sq.mtrs. For Building Height

      12.0 Mtrs. or Stilt Above 12.0 Mtrs. and up to

      + Three Floors 18 Mtrs i.e., Stilt + 5 Floors.

      ______________________________________________________________________

      Up to 1000 3.00 Mtrs. 4.00 Mtrs.

      Above 1000 & up to 2000 4.00 Mtrs. 5.00 Mtrs.

      Above 2000 5.00 Mtrs. 6.00 Mtrs.

      ______________________________________________________________________

       

      NOTE :

      i) In case of front setback it will be as per building line i.e., 3.00 Mtrs. up to 12.0 Mtrs. 4.00 Mtrs. for 12.0 Mtrs. 4.00 Mtrs. for 12.0 to 18.0 Mtrs. and 6.0 Mtrs. above 18.0 Mtrs. road width or setback prescribed above whichever is higher.

      1. The distance between two blocks shall not be less than half of the height of the taller block or building.

      2. It is permitted to transfer one meter of setback form one side to the other side which need not be uniform and at any given point such transfer should not be more than one meter subject to maintaining of minimum building line in the front.

      6. Ventilating spaces for water closets and bathrooms if not open to front sides or rear open spaces, shall open to a ventilation shaft of size not less than 4.0 Sq.mtrs. with a minimum of width of 1.5 Mtrs.

      7. RECREATIONAL OPEN SPACE (TOT-LOT)

      a) Plot up to 2000 Sq.mtrs. : 5% of Plot Area

      b) Plot above 2000 Sq.mtrs. : 10 % of Plot Area

      The area left towards tot-lot shall be open to sky and should be provided on Ground Level.

      In the case of group housing being developed with more than one block, the Recreational Open Space may be provided with the mandatory open space between the two blocks after 3 Mtrs. wide circulation space is left along the building. The tot-lot shall be provided at ground level and shall be open to sky.

       

      1. PARKING REQUIREMENTS :

      The standards of parking requirements for Group Housing/Apartments are modified as detailed below:

      1. Car Parking :

        Authority Area Area of Flat Parking Requirements

        (One Car paring space

        equal to 20 Sq.mtrs.)

        1. Municipal Corporation a) Below 100 Sq.mtrs. 1 Car/Every two flats

        Areas b) Above 100 Sq.mtrs. 1 Car/Every one flat

         

        2. Other Areas of Urban a) Up to 40 Sq.mtrs. 1 Car/Every 4 flats

        Dev. Areas Exclusing b) 40-60 Sq.mtrs. 1 Car/Every 3 flats

        Mpl. Corpon. Areas c) 60-100 Sq.mtrs. 1 Car/Every one flats

        d) Above 100 Sq.mtrs.

        3. Visitors Parking 1 Car/Every 10 flats

         

      2. Scooter Parking :

      1. For all Areas a) Up to 40 Sq.mtrs. 5 Scooters/Every 6 flats

      b) 40-60 Sq.mtrs. 3 Scooters/Every 4 flats

      c) 60-100 Sq.mtrs. 1 Scooter/Every 2 flats

      2. Visitors Parking 1 Scooter/Every 5 flats

      ______________________________________________________________________

      i) The parking shall be provided only on stilt floors.

      1. In plots 1000 Sq.mtrs. and above where residential apartments are taken up tow stilt parking will also be permitted if necessary to facilitate this development, height restriction for construction on plots of above 1000 Sq.mtrs. is relaxed. However, such constructions should and to the multi-storied building regulations.

      2. In plots of 2000 Sq.mtrs. and above parking will be allowed basement and on stilt floor. The basement will be allowed from the building line on the front side, on remaining sides it will be permitted after leaving 1.5 Mtrs. from boundary wall.

      3. One set of Toilet of 1.2 M x 2 M separately for ladies and gents shall be provided in the stilt floor. This shall not be included in F.A.R.

      4. Parking requirements shall be deemed to have been fulfilled in a residential Group Housing Complex, which is built within the maximum permissible F.A.R. if the entire stilt floor/basement wherever permitted is used for parking except the portion used for the staircase & lift.

      10. SPECIAL REGULATIONS :

      1. The following are the Special Regulations to maintain special characteristics of Banjara Hills and jubilee Hills areas covered by Block No. 1 & 2 of Municipal Corporation of Hyderabad, War No.8 comprising

       

      1. Area covered by part of the Jubilee Hills Co-operative Housing Society's Layout.

      b) Areas covered by Nisiet and Yousufguda Police Lines which fall within Zonal Development Plans for the Planning Divisions IV and V.

      i) Maximum FAR for Residential Buildings - 1.00 Mtrs.

      ii) Maximum FAR for Notified Commercial Areas - 1.50 Mtrs.

      iii) Minimum Road width for Commercial Complexes - 18.00 Mtrs.

      subject to land use as per Master Plan/Z.D.P.

      1. Maximum Permissible height for

      Residential Buildings - 10.00 Mtrs.

       

      1. Buildings Line for plots abutting certain important Roads in Hyderabad.

      For certain important roads like inner Ring. National Highways etc., to be notified from time to time and as given hereunder, a minimum building line of 6 Mtrs. is prescribed for all type of Residential Institutional, Educational and Industrial Buildings.

      For commercial complexes and mixed occupancies like shopping on Ground Floor and other uses on upper floors a minimum building line of 8 Mtrs. is prescribed however the Upper Floors are allowed with front setback of 6 Mtrs.

      However, if the front setback to be provided as per stipulation is more than the building line mentioned above, the same shall be provided.

      1. Inner Ring Road.

      2. Portions of National Highways passing through HUDA areas.

      3. Road linking Ameerpeta Cross Roads with Greenlands.

      4. Road between Lakdikapool to the Southern end of public Gardens.

      5. Punjagutta Junction to Lakdikapool via Khairatabad.

      6. Liberty Junction to Narayanaguda Junction via Himayathnagar.

      7. Liberty Junction to Nayapool via Aids and Mojamjahi Market.

       

      1. SECURITY DEPOSIT :

      A security deposits in cash or bank guarantee or F.D.R. pledged with the local body at the rate of specified below, shall be payable to the local authority in case of building applications of apartments/Group Housing/Institutional and for commercial buildings in plots above 300 Sq.mtrs.

      1) Municipal Corporation Area - Rs.100/- Sq.mtr. of total

      built-up area.

      2) For UDA Areas excluding

      Municipal Corporations - Rs.50/- Sq.mtr. of total built-up area

      The security deposit it will be refunded by the local authority only on production of Occupancy Certificate issued by the concerned local authority.

       

      12. LIGHTING AND VENTILATION REQUIREMENTS OF BUILDINGS:

      1. All buildings and habitable rooms shall have for the admission of light and air, one or more openings, such as windows openings directly on to an exterior space which shall be open to sky. An interior open space shall not be less than 9 Sq.mtrs. up to height of 12 Mtrs., 15 Mtrs. up to the height of 18 Mtrs. in width. No portion of a room shall be assumed to be lighted if it is more than 7.5 Mtrs. away from the opening assumed for lighting that portion.

       

      13. MANDATORY INSPECTIONS AND ISSUE OF FIT FOR OCCUPATION CERTIFICATE BY LOCAL AUTHORITY :

      In respect of Commercial Complexes / Group Housing and other non residential complexes, the local authority shall carry-out mandatory inspection of the construction at (a) foundation stage (b) plinth level and at (c) first and upper floor level.

      The completed building shall be allowed to be occupied / used only after issue of `Fit for Occupation Certificate' by the local authority on the basis of submission of building completion certificate by architect and owner.

       

      14. HEIGHT OF THE BUILDING :

      The maximum permissible height of building shall be as given in the statements on FAR enclosed to this order. In case of multi-storied buildings :

       

      1. There shall be no restriction on the maximum permissible height of any Multistoried Buildings subject to Multistoried Building regulations and necessary clearance from Fire Service Department and National Airport Authority.

      b) The minimum extent of site for construction of Multistoried Building shall not be less than 1000 Sq.mtrs. in extend and should have the shortest side not less than 24 Mtrs. and shall either abut a street not less than 12 Mtrs. in width or gain access from a public street of width of not less than 12 Mtrs. through a passage of not less than 12 Mtrs.

      c) Buildings with Stilt + 5 Floors of 18.0 Mtrs. height stands excluded from the provisions of Multistoried Building Regulations.

       

      15. RELAXATION POWERS :

      The Government of any other authority shall have no powers hereafter to relax any site from the provisions of these Building stipulations either in part or in total.

       

      16. CONSERVATION AND HARVESTING OF RAIN WATER IN GROUP HOUSING SCHEMES AND COMMERCIAL COMPLEXES / INSTITUTIONAL BUILDINGS.

      Every Group Housing Scheme etc., shall be provided with required facilities and infrastructure for conservation and harvesting of Rain water viz.,

      A) Percolation Pits :

      The paved surface around the building shall have provided percolation pits of 4'x4'x4' covering at least 30 % of such area such pits shall be filled with small pebbles or brick jelly or river sand and covered with percolated concrete slabs.

      The following requirements are optional and to be provided depending on the site conditions.

      B) Terrace Water Collection :

      The terrace shall be connected to a sump or the well through a filtering tank by PVC pipe. A valve system shall be incorporated to enable the first part of the rainwater collected to be discharged out to the soil if it is directly.

       

      A filtering tank measuring 3 Ft. Square can be constructed near the sump. A tank can be divided by a perforated slab and one part should be filled by small pebbles and other brick jelly. The bottom portion of the tank should have a slope to avoid stagnation water.

      C) Open Ground :

      Whenever there is open ground a portion of top soil should be removed and replaced with river sand to allow slow percolation of rain water.

      OR

      D)Any other methods proved to be effective in conservation and harvesting of rainwater may be adopted in each and every construction taken up.

       

      17.The requirements stipulated in these orders are subject to overall conformity with the statutory Development Plan and Zoning Regulations, for other concerning aspects like structural designing, building services, parts of building requirements, plumbing fire protection, safety specifications, standards and code of practice, the recommended requirements in National Building Code of India shall be adhered to.

       

      18. THESE ORDERS SHALL COME IN TO FORCE WITH EFFECT FROM 01-08-1998.

      (BY ORDER AND IN THE NAME OF THE GOVERNOR OF ANDHRA PRADESH)