Importance of Building Bye laws

1. PROFFESSIONAL PRACTISE PROFFESSIONAL PRACTISE REPORT ON REPORT ON BYELAWS & THEIR BYELAWS & THEIR IMPORTANCE IMPORTANCE

2. The building byelaws building byelaws are defined as the standards & specifications designed to grant minimum safeguards to the workers during construction, to the health & comfort of the users & to provide enough safety to the public in general. The regulation set out the basic requirements to be observed in the of design and construction of buildings. They are applied to new building and also to extensions, material alterations, and certain changes of use of existing buildings. A building byelaw is a local law framed by a subordinate authority. It channelizes to achieve the concepts & policies outlined in the Master plans of the city, in order to give a particular ARCHITECTURAL CHARACTER to the city. AREAS AREAS Bye-laws are an integral part of many organization yet they are often misunderstood because there are different policies and procedure concerning g how bye-laws can be established or govern an organization. GANTAL GANTAL REVENUE REVENUE Every local authority has 2 types of areas under its jurisdiction: GANTAL OR GOATHAN REVENUE HAVE HIGHER HAVE HIGHER LANDVALUE LANDVALUE BYE=LAWS ARE BYE=LAWS ARE FRAMED FRAMED LIBERALLY LIBERALLY HAVE LESSER HAVE LESSER LANDVALUE LANDVALUE AREA IS IN AREA IS IN TOWN PLANNING TOWN PLANNING SCHEME SCHEME The town planning scheme town planning scheme controls the uses of land, roads etc..

3. What is building code? What is building code? What is building code? What is building code? A building code is a document containing standardized requirement for the design & construction of A building code is a document containing standardized requirement for the design & construction of most types of building. most types of building. Codes regulate building construction & building use in order to protect the health, safety & welfare of the Codes regulate building construction & building use in order to protect the health, safety & welfare of the occupant. occupant. Codes express all aspects of construction including structural integrity, fire resistance, safe exists, Codes express all aspects of construction including structural integrity, fire resistance, safe exists, lighting, electrical, energy conservation, plumbing, sanitary facilities, ventilation, seismic design & lighting, electrical, energy conservation, plumbing, sanitary facilities, ventilation, seismic design & correct use of construction materials. correct use of construction materials. Building codes classify standard by use & apply different standards to each classification. For Building codes classify standard by use & apply different standards to each classification. For example, schools & office buildings are in separate occupancy category with different performance example, schools & office buildings are in separate occupancy category with different performance requirement. requirement. The National Building Code is a single document in which, like a network, the information contained The National Building Code is a single document in which, like a network, the information contained in various Indian Standards is woven into a pattern of continuity and cogency with the interdependent in various Indian Standards is woven into a pattern of continuity and cogency with the interdependent requirement of sections carefully analyzed and fitted in to make the whole document a cogent requirement of sections carefully analyzed and fitted in to make the whole document a cogent continuous volume. continuous volume. A continuous thread of preplanning is woven which, in itself, contributes considerably to the economies A continuous thread of preplanning is woven which, in itself, contributes considerably to the economies in construction particularly in building and plumbing services. in construction particularly in building and plumbing services.

4. What is a national buIlding code? What is a national buIlding code? What is a national buIlding code? What is a national buIlding code? It is a single document in which like a network the information contained in various It is a single document in which like a network the information contained in various INDIAN STANDARDS is woven into a pattern of continuity with interdependent INDIAN STANDARDS is woven into a pattern of continuity with interdependent requirements of sections carefully analyzed & fitted into to make the whole document, a requirements of sections carefully analyzed & fitted into to make the whole document, a continuous one. continuous one. A continuous thread of pre-planning is woven which in itself contributed in the economies A continuous thread of pre-planning is woven which in itself contributed in the economies in construction particularly in building & economic services. in construction particularly in building & economic services. The purpose of all these building codes is to ensure public safety, health & welfare as The purpose of all these building codes is to ensure public safety, health & welfare as affected by building construction. This purpose includes: affected by building construction. This purpose includes: STRUCTURAL STRENGTH STRUCTURAL STRENGTH SANITARY EQUIPMEN SANITARY EQUIPMEN LIGHT & VENTILATION LIGHT & VENTILATION FIRE SAFETY FIRE SAFETY Objectives of BYE-LAWS Objectives of BYE-LAWS Objectives of BYE-LAWS Objectives of BYE-LAWS To make it easier to pre-plan the building activities. To make it easier to pre-plan the building activities. Gives guidelines to the designing Architect or engineer. Gives guidelines to the designing Architect or engineer. Prevents haphazard development without any resemblance to the development of the area as a whole. Prevents haphazard development without any resemblance to the development of the area as a whole.  gives safety (to humans who work & most importantly live in the buildings) against fire, noise, health gives safety (to humans who work & most importantly live in the buildings) against fire, noise, health hazard, structural failure (may be due to natural calamity). hazard, structural failure (may be due to natural calamity).

5. NEED & IMPORTANCE NEED & IMPORTANCE NEED & IMPORTANCE NEED & IMPORTANCE The basis for modern bye-laws, requirements look mysterious always to layman & even to many officials & The basis for modern bye-laws, requirements look mysterious always to layman & even to many officials & most of them are based on natural scientific laws, known properties of building materials & inherent hazards of most of them are based on natural scientific laws, known properties of building materials & inherent hazards of users. users. The need for bye-laws becomes more important from the point of view in INDIA. The construction activity both The need for bye-laws becomes more important from the point of view in INDIA. The construction activity both in public & private sector in terms of building for industrial, commercial & residential & administrative user in public & private sector in terms of building for industrial, commercial & residential & administrative user amount to 50% of outlay of any 5 year plan. amount to 50% of outlay of any 5 year plan. With this certain projects can be delayed over a period of time to get completed. Eg. ST. MARK’S PIAZZA, With this certain projects can be delayed over a period of time to get completed. Eg. ST. MARK’S PIAZZA, hence it would loose their identity in terms of MASS & SPACE RELATIONSHIP. hence it would loose their identity in terms of MASS & SPACE RELATIONSHIP. If we talk about the cities, if we loose control over the construction activity then the problems like If we talk about the cities, if we loose control over the construction activity then the problems like Visual disorder, traffic becomes uncontrollable, uncomfortable living, environmental problems etc. Visual disorder, traffic becomes uncontrollable, uncomfortable living, environmental problems etc. In the absence of suitable bye-laws & machinery to enforce them, the poor people will be left at the mercy of well to In the absence of suitable bye-laws & machinery to enforce them, the poor people will be left at the mercy of well to do people. do people.

6. Architectural Need Architectural Need Architectural Need Architectural Need It defines the areas of varying densities for use. For example It defines the areas of varying densities for use. For example ZONING ORDINANCES describes: ZONING ORDINANCES describes: Min. parking lot size Min. parking lot size Maximum building height Maximum building height Yard requirement Yard requirement Other structures on the property Other structures on the property In this the major area of concern is the PARKING LAODING In this the major area of concern is the PARKING LAODING ZONE & PRIVATE STREETS ZONE & PRIVATE STREETS Parking requirements relate to the use & bulk of the building Parking requirements relate to the use & bulk of the building & in sub-urban areas many require Parking structures for & in sub-urban areas many require Parking structures for maximum development of property, signages, trees, screening maximum development of property, signages, trees, screening etc. are other areas of zoning considerations. etc. are other areas of zoning considerations. SETBACKS SETBACKS (called as BUILDING LINE) (called as BUILDING LINE) Roads Roads Roads Roads can be can be widened widened widened widened due to presence of setbacks. due to presence of setbacks. Constructs Constructs one line parallel to axis of road one line parallel to axis of road one line parallel to axis of road one line parallel to axis of road, resulting in improvement of road. in improvement of road. Results in better condition of Results in better condition of air, light & ventilation building. building. Reduces danger of Reduces danger of fire. fire. fire. fire. setback setback , resulting building building air, light & ventilation air, light & ventilation air, light & ventilation of of Main road

7. S r . N o . ?? ?? ?? If no setbacks then?? If no setbacks then If no setbacks then If no setbacks then Intersections of roads increases without setbacks. Intersections of roads increases without setbacks. If no setbacks then invisibility along along road or street. If no setbacks then invisibility along along road or street. Increases danger of accidents. Increases danger of accidents. It will lack the parking spaces as a chaos has been It will lack the parking spaces as a chaos has been prevailing. prevailing. Plot Area (sq. yds.) Site cover age Minimum front set back Height permiss ible F. R. R. Upto 100 sq. yds. 1:2 .00 1 80% 5'-0" 38'-6" Above 100 to 150" 1:1 '.9 0 2 75% 6'-0" 38'-6" NOTE : Width of set back varies from 1mts to 1.50mts for congested areas & 4.50mts to 6mts for new underdeveloped areas Above 150 to 200" 1:1 .75 3 70% 7'-0" 38'-6" The width of front set back shall be regulated as per provisions indicated in respect of residential, commercial and industrial buildings and also in accordance with the provisions of ground coverage and F .A.R. restrictions in respect of group housing, institutional and other public buildings. Above 200 to 300" 1:1 .65 4 65% 10'-0" 38'-6" Above 300 to 500" 1:1 .50 5 60% 15'-0" 38'-6" Above 500" 1:1 .25 The side set backs shall be optional. Where left it shall not be less than 2 metres or 1/6th of the height of the building whichever is more. 6 50% 20'-0" 38'-6" The width of the rear set back, if left at any point of building, it shall not be less than 3 metres or 1/5th of the height of the building whichever is more.

8. HEIGHT PLANE HEIGHT PLANE HEIGHT PLANE HEIGHT PLANE SETBACK In GANTAL areas (city) construction on full area with In GANTAL areas (city) construction on full area with margins on any side is allowed. margins on any side is allowed. It must be checked that the height of building doesn’t obstruct It must be checked that the height of building doesn’t obstruct the light & ventilation of property on other side of the road. the light & ventilation of property on other side of the road. If the height of the building is greater than 15.25mts then lift If the height of the building is greater than 15.25mts then lift is a must. is a must. Balconies & overhangs on roads are allowed upto .75mts Balconies & overhangs on roads are allowed upto .75mts provided that the height is not less than 3.5mts. provided that the height is not less than 3.5mts.  thus it gives clear height to the passerby to pass with clear thus it gives clear height to the passerby to pass with clear margins. margins. Min area of a room is 9.5mtsq; with no side less than 2.5mts Min area of a room is 9.5mtsq; with no side less than 2.5mts & the height shouldn’t be less than 2.9mts.. & the height shouldn’t be less than 2.9mts.. LIGHT PLANE 63 DEGREES Minimum Plot size Site coverage Maximu m F.A.R. Maximum Height 59'-6" (excluding parapet water tank, & mumty, etc.) ) The height of buildings for residential, group housing, commercial, industrial, institutional and other public purposes shall be regulated as per the permissible height and F.A.R. restrictions indicated for such like buildings in the bye-laws besides the Air funnel height resides the Air funnel height restrictions applicable in the area, if any. 1000 sq. yds. (minimum size) Not exceeding 50% 1 :2.00 70'-6" (excluding parapet water tank, & mumty, etc.) Not exceeding 50% Above 100 sq. yds. plots 1 :2.00

9. Planning at urban level Planning at urban level If the individual blocks are constructed as per regulations of If the individual blocks are constructed as per regulations of byelaws results in a unique & a planned area. byelaws results in a unique & a planned area. For example, a walk from one end of any plan to another at For example, a walk from one end of any plan to another at uniform pace will provide a glimpse of each individual place, uniform pace will provide a glimpse of each individual place, its character & identity will be disclosed readily while moving its character & identity will be disclosed readily while moving along it. along it. The travel is being illuminated by sudden contract between The travel is being illuminated by sudden contract between the way which imparts impact on the viewer’s eye. the way which imparts impact on the viewer’s eye. As we move along the way there are different characters of As we move along the way there are different characters of places thus a variety is created. places thus a variety is created. Variety if not treated can result into choas hence if byelaws Variety if not treated can result into choas hence if byelaws are followed like road widths, setbacks, projections a unified are followed like road widths, setbacks, projections a unified effect can be created. effect can be created. In the absence of byelaws a choas is created. As a result the In the absence of byelaws a choas is created. As a result the place will not have no architectural character, no zoning, no place will not have no architectural character, no zoning, no sudden contrast (focus) etc… sudden contrast (focus) etc…

10. A zoning by-law zoning by-law controls the use of land in our community. It includes: how land may be used where buildings and other structures can be located the types of buildings that are permitted and how they may be used the lot sizes and dimensions, parking requirements, building heights and setbacks from the street. The Zoning By-law Process The Zoning By-law Process The Zoning By-law Process The Zoning By-law Process The Zoning By-law Process The Zoning By-law Process 1 1 1 1 1 Council or the public Council or the public Council or the public Council or the public Council or the public initiates initiates initiates initiates initiates Council or the public initiates the by-law. the by-law. the by-law. the by-law. the by-law. the by-law. Notices and information Notices and information Notices and information Notices and information Notices and information provided to the public. provided to the public. provided to the public. provided to the public. provided to the public. 2 2 2 2 2 The by-law is prepared. is prepared. is prepared. is prepared. is prepared. The by-law The by-law The by-law The by-law Other agencies may be consulted. may be consulted. may be consulted. may be consulted. may be consulted. Other agencies Other agencies Other agencies Other agencies 3 3 Public meeting Public meeting Public meeting is held. is held. is held. Zoning by-laws put the plan into effect and provide for its day-to-day administration. They contain specific requirements that are legally enforceable. Construction or new development that doesn't comply with a zoning by- law is not allowed, and the municipality will refuse to issue a building permit. Council Council Council Council 4 4 4 4 passes or refuses to pass passes or refuses to pass passes or refuses to pass passes or refuses to pass by-law. by-law. by-law. by-law. 5 5 5 5 Council Council Council Council Appeal Appeal Appeal Appeal sends notice of decision. If no one appeals, by-law is effective on the date that effective on the date that effective on the date that sends notice of decision. If no one appeals, by-law is If no one appeals, by-law is sends notice of decision. If no one appeals, by-law is effective on the date that council passes the by-law. council passes the by-law. council passes the by-law. council passes the by-law. sends notice of decision. with some restrictions, any qualifying person or public body may appeal to the Ontario Municipal Board. Ontario Municipal Board. Ontario Municipal Board. Ontario Municipal Board. with some restrictions, any qualifying person or public body may appeal to the body may appeal to the body may appeal to the with some restrictions, any qualifying person or public qualifying person or public with some restrictions, any Many municipalities have a comprehensive zoning by-law by-law that divides the municipality into different land use zones, with detailed maps. The by-law specifies the permitted uses (e.g. commercial or residential) and the required standards (e.g. building size and location) in each zone. comprehensive zoning Ontario Municipal Board may dismiss the appeal without holding a hearing; or holds a hearing and makes a final decision except when a provincial except when a provincial except when a provincial Ontario Municipal Board may dismiss the appeal without holding a hearing; or holds a hearing and makes a final decision makes a final decision Ontario Municipal Board may dismiss the appeal without holding a hearing; or holds a hearing and makes a final decision except when a provincial interest is declared. interest is declared. interest is declared. interest is declared. Ontario Municipal Board may dismiss the appeal without holding a hearing; or holds a hearing and Some rural municipalities may have a free-standing zoning by-law zoning by-law that covers only specific property that an owner proposes to develop. the council’s decision. free-standing

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