[G.O. Ms. No. 917, Housing Municipal Administration, 11th
August, 1981 –
published in Issue 32 of R.S. to part II-Extra., A.P. Gazette
d/13-8-1981]
In exercise of the powers conferred by sub-section(1) of
section 59 of the Andhra Pradesh Urban Areas (Development)
Act, 1975 (Act I of 1975 ) the Bhagyanagar Urban Development
Authority with the previous approval of the Government hereby
makes the following Regulations, namely:-
(i) These regulations may be called the Multi Storeyed Buildings
Regulations, 1981,
(ii) They shall extend to the Development area of Hyderabad.
(iii) They shall come into force on ‘such date * as
the State Government may, by notification in the Andhra Pradesh
Gazette appoint.
| |
|
| 2. Definitions:- |
In these regulations unless there is anything repugnant
in the subject or context- |
| (i) |
‘Authority’ means
the Bhagyanagar Urban Development Authority. |
| (ii) |
‘Corporation’
means Municipal Corporation of Hyderabad. |
| (iii) |
‘Floor area ratio’
means the quotient obtained by dividing the total covered
area (Plinth area) on all floors by the area of the plot; |
| Total covered area of all floors Floor area
ratio- plot area |
| (iv) |
‘Height of Building’
means the height measured from the average level of the
Central line of the Street on which the site abuts; |
| (a) |
in case of flat roof, upto skyward surface of the roof. |
| (b) |
In case of pitched roof, upto the tie beam of the roof. |
| ( v) |
‘Multi-Storeyed Building’
means and includes all buildings with more than four floors
(including the ground floor) or whose height is 15 metres
or more, measured from the average level of the Central
line of the street on which the site abuts, provided that
staircase rooms, lift rooms, chimneys and elevated tanks
above the top most floor and architectural features shall
not be included in the number of floors in calculating
height of building. The total height of such additional
construction shall not exceed the average floor height
of the building. |
| 5. |
Approval of Director of Fire Services, fees
and cess prior Clearance of Director of Fire Services
of Andhra Pradesh, Hyderabad:- |
| |
|
| (1) |
All the building plans showing the necessary fire protection
and fire fighting requirements as per these regulations
shall be submitted to the Director of Fire Services, Andhra
Pradesh, Hyderabad for their clearance before the building
plans are approved by the local body. |
| (2) |
After necessary permission for construction is granted,
fire Officer not below the rank of Divisional Fire Officer,
should inspect the building along with the Chief Engineer
,MCH /his nominee or Chief Engineer, BDA his Nominee as
The case may be during the course of construction to ensure
that prescribed Fire Precautionary and Fire Protection
measures, as suggested earlier are being Implemented . |
| (3) |
A certificate that necessary fire safety requirement
have been fulfilled shall also be obtained from the Director
of fire Services, and submitted by the Builders/Owners
before they approach the BDA or Municipal corporation
of Hyderabad , as the case may be for necessary occupancy
certificate. |
| (4) |
The Builders/occupiers/Owners shall allow the fire protection
and fire fighting installations to be inspected by the
officers of Director of Fire Services, Andhra Pradesh,
Hyderabad MCH/BDA who shall enter their observations in
the register maintained with Director of Fire Services,
Andhra Pradesh, Hyderabad and in the building itself,
in the prescribed form. In case any installations are
not in a fit condition the inspecting officers shall issue
a notice to the Builder/Owner/Occupier to comply with
the regulations and improve the installation as prescribed
in the notice. |
| (5) |
Plans of the building, floor wise shall be exhibited
in the Fire Control Room/Entrance Lobby of the ground
floor of the building and also in the fire station in
whose jurisdiction the building lies. |
| (6) |
At the time of application to the Director of Fire
Services for approval under these regulations the Builder/Owner
shall pay an amount calculated at the rate of Rs. 5 per
Sq. Mt. Of sanctioned built up areas of each building
subject to a minimum of Rs. 25,000 to the Fire Precaution
Fund as per prescribed procedure. The entire amount shall
be refundable without any interest in case the building
proposal is subsequently dropped. |
| (7) |
For areas outside Municipal limits, Bhagyanagar Urban
development Authority shall be substituted for Municipal
Corporation of Hyderabad. |
| (6) Conformance to
National Building Code of India, 1970:- |
| (1) |
In so far as the determination of sufficiency of all
aspects of structural design, building services, plumbing
fire protection, practices and safety are concerned specifications,
standard and code of practice recommended in the National
Building code of India, 1970, shall be fully conformed
to and any breach thereof shall be deemed to be a breach
of the requirements under these regulations. |
| (2) |
In so far as sufficiency of all aspects of structural
design is concerned, the specifications, standards, and
all other details given in Part-VI of the National Building
Code of India, 1970 shall in particular be fully conformed
to. |
| (7) Fire Safety, Detection
and Extinguishing System:- |
| (1) |
The Municipal Corporation of Hyderabad shall while according
their approval or permission follow the code of practice
and standard requirements recommended the National Building
Code of India,1970. |
| (2) |
All buildings in their design and construction shall
be such as contribute to and ensure individually and collectively
the safety of life from fire, smoke fames and panic arising
from these or similar other causes. |
| (3) |
In building of such size, arrangements or occupancy
that a fire may not itself provide adequate warning to
occupants automatic fire detecting and alarm facilities
shall be provided where necessary to warn occupants of
the existence of fire, so that they may escape, or to
facilitate the orderly conduct of fire exit drills. |
| (4) |
Fire protecting and extinguishing system shall conform
to accepted standards and shall be installed in accordance
with good practice as recommended in the National Building
Code of India, 1970 and to the satisfaction of Directorate
of fire Services. |
| (8) Means of Access
and Circulation:- |
| (a) |
There shall be a clear access way of not less than
5 metres in width separately for entrance and exit, as
a means of access to and from the building or buildings
within the site, provided that where a site does not abut
on a street the means of access to the site shall be not
less than 12 metres from the existing public street. |
| (b) |
The access way so provided, shall be maintained free
from any obstruction or overhead or projection from the
building below a height of 3 metres from the level of
such access way. |
| (c) |
The space so set apart as means of access shall be separately
distinguished from any house, gully or open space for
amenity requirements prescribed under these regulations.
|
| (d) |
Every such means of access shall be made drained and
lighted to the satisfaction of the Commissioner and manhole
covers or other drainage, water supply or any other fittings
laid in such means of access shall be flushed with the
finished surface level so as not to obstruct safe travel
over the same. |
| ( e) |
Any person who undertakes any construction, reconstruction,
addition or alteration to any building shall not reduce
the access to any building previously existing below the
minimum width prescribed under these regulations. |
| ( f) |
Exits and Means of Access: |
| |
| (i) |
Every building meant for human occupation
shall be provided with exits sufficient to permit
safe escape of occupants in case of fire or other
emergency. |
| (ii) |
An exit may be a doorway, corridor, passageway
to an internal staircase or external staircase or
to a verandah or roofs or terraces having access
to the street or a staircase.
Explanation:- Lifts and escalators shall not be
considered as exits. |
| (iii) |
Exits shall be so arranged so as to provide
continuous means of access to the exterior of
a building or an exterior open space leading to
a street, without passing through any occupied
unit. |
| (iv) |
Exits shall be so located that the travel distance
on the floor shall not exceed 22 metres in the case
of residential and public buildings and 30 metres
in the case of commercial, industrial and other
buildings. There shall be atleast two exits serving
every floor and atleast one of them shall lead to
a staircase. |
| |
Explanation:- Travel distance means the distance
from any point in the floor area to any exit measured
along the path of egress except that when floor
areas are subdivided into rooms used singly or suites
of rooms and served by corridors or passages, the
travel distance may be measured from the corridor
entrance of such rooms or suites to the nearest
staircase or verandah having access to the street. |
|
| (g) |
Width of any exit shall not be less than 100 cm, and
shall be determined for the total number of occupants
as specified in the following table. The unit of exit
width for measuring the capacity of exits shall be 50
cm. A clear width of 25 cm., shall be counted as an additional
half unit and any width less than 25 cm., shall not be
counted for calculating exit widths. |
| |
|
Sl.No.
|
Type
of Occupancy |
No.
of occupants per unit Exit width |
Staircase |
Doors |
| 1. |
Residential |
25 |
75 |
| 2. |
Mixed and other uses including
buildings permitted in special areas notified |
50 |
75 |
|
| (10) |
Open Spaces:- |
| (i) |
Open spaces around and about the building. |
| |
| (a) |
There shall be a permanent open space,
forming an integral part of the site and of a minimum
extent specified in this regulation, between each
of the boundaries of the site and the building proposed
within the site. |
| (b) |
The extent of the open spaces specified in the
above sub-regulation which shall be co-extensive
with the site boundaries shall be as follows. |
| |
For heights of buildings above 10m, and up to
25m., in addition to the minimum open spaces required
for height of 10m., there shall be an increase in
the minimum open space at the rate of one metre
per every 3m., or fraction thereof for heights above
10m. |
| (c) |
The space specified above shall be kept open
to the sky and free from
any structure other then a fence or compound wall
in the ground
floor and a balcony or sunshade of not exceeding
1.25 metre in width. |
| (d) |
Provided that these open yards may be used for
the purposes like Playground , tot lot, lawns, Gardens,
Wooded area and at any cost it should not be used
for parking of vehicles.
(e) Provided that where the site abuts two roads
the open spaces specified shall be provided along
the two site boundaries abutting these roads. |
| (f) |
Provided further where the site does not abut
on to any public street, the open spaces specified
shall be provided between any two boundaries of
the site and the building. |
| |
|
|
| (ii) |
Space between Multi-Storeyed Buildings:-
For a scheme of multi-storeyed buildings(where two or
more blocks are proposed in the same scheme) the open
spaces between the buildings shall be not less then ½
the height of the tallest building. |
| (iii) |
The following table shall be followed for
determining open spaces for different heights. |
Height
of the building |
Open
space required |
15
metres and above … |
6.0
metres. |
16
metres … |
6.4
metres |
19
metres … |
7.4
metres |
22
metres … |
8.4
metres |
25
metres … |
9.4
metres |
25
metres to 30 metres … |
10
metres |
|
| (11) |
Height of Buildings:- |
| |
| (a) |
The height of any multi-storeyed building
permitted under these
regulations shall not exceed 30 metres |
| (b) |
|
| |
| (i) |
Every multi-storeyed building
erected shall be provided with atleast
one lift in addition to the required staircase. |
| (ii) |
The commissioner, M.C.H. may insist on
more than one lift in each
case on merits with reference to height, number
of families, floor space use to which the
building is put to; |
| (iii) |
Water-storage tanks and pumps of approved
size shall be provided
and maintained in working order. |
| (iv) |
The number and other specifications of the
lifts and staircases shall
be in accordance with a National Building
Code of India 1970. |
| |
|
|
|
| (16) |
Fire Alarm System:- Fire
alarm system as described below shall be installed; |
| |
| (i) |
A push switch shall be installed
on all floors in the lift lobby and shall be enclosed
in a wooden box with a glass front which shall be
duly marked
“Fire Alarm”. |
| (ii) |
There shall be a special electric bell (Fire Guage)
of distinctive characters
prescribed by Fire Bridgade on each floor. |
| (iii) |
All such bells and switched\s shall be so connected
in such a way that all bells would start functioning
if any of the push button of the fire alarm is operated. |
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|
|
| (17) |
Water Supply:- Every multi-storeyed
building shall be provided with under-ground sump and
overhead tank for the provision of water supply to the
inhabitants at the rate of 40 gallons per capita per day(
on the basis of 5 family members per flat) . Every building
should be provided with adequate water supply exclusively
for fir fighting by providing a static water tank of sufficient
capacity on the ground and a separate over-head tank. |