Building planning and drawing

The building is a kind of structure which is built with materials and including with
foundation, plinth, walls, floors, roofs, plumbing, electrical, and building services.

For example, houses, factories, shopping malls, hospitals, etc.

A building aims to give shelter along with security. Other purposes such as buildings
serve several needs of society primarily as shelter from the weather, security, living
space, privacy, to store belongings, supplied electricity, and to comfortably live and
work.

Basic Components & Parts of Buildings

Building components or parts are essential materials for building construction. All
buildings are built with the same components such as foundations, walls, floors, rooms,
and roofs. Buildings need to decorate or renovate with paints, plasters, supplied
electricity, and doors and windows fittings, fencing, and external other works to finish
accurately. All these works are called Building Service.

Substructure

• Foundation
• Plinth

Superstructure

Foundation

Foundation is the most critical work of building construction. A load of buildings

depends on the foundation which is the strength of buildings. It is one kind of
substructure. Foundations can be divided into two categories such as Shallow and Deep
Foundations. The words shallow and deep indicate the depth of foundation in the soil.
Shallow foundations are used for small and light buildings e.g. a small or medium-size
houses, small shopping centers, etc., and deep foundations are used for heavy and large
buildings e.g. tall buildings, huge shopping malls, large hospitals, and universities, etc.
Generally, shallow foundations can be made in the depth of as little as 3ft (1m), and
deep foundations made at depth of 60-200ft (20-65m).

Plinth

The plinth is that part between the surrounding ground surface and floor space
immediately above the ground of a building.

Plinth is the border which separates the substructure and superstructure. Simply, the
Plinth belongs to the bottom section of superstructure and located upper from the
ground level.

Plinth resists entry of rainwater and insects inside the building. General plinth height is
45, 60, 75, 90, 120 cm.
 Superstructure

The Superstructure is constructed above the plinth level. The location above the plinth
level is known as the superstructure.

Classification of building based on occupancy/utlization

As we know that, a building may be classified based on different parameters like

occupancy, load transfer in the structure, materials used, degree of fire resistance, etc.
so today I’m going to be share about Classification of buildings based on occupancy.

The building based on occupancy are classified as follows:

• Residential Building
• Educational Building
• Office Building
• Historical Building
• Industrial Building
• Recreational Building
• Institutional Building
• Commercial Building
• Hazardous Building
• Storage Building (go down)
• Assembly Building (temples, church, mosque and convention halls)
• Public Building
 Residential Building

The buildings in which an individual or a family or a group of families reside

temporarily or permanently are referred as residential buildings such as flat, cottage,
house, bungalow, etc.

Educational Building

The buildings in which education is imparted to the children are referred as Educational
Buildings such as school, college, library, coaching center, etc.

Office Building

The buildings which are used for official purposes by any department such as Income
Tax, Telegraph, Telephone, Public health referred as Office Buildings.

Historical Building

The buildings which indicate the historic importance are referred as Historical
Buildings such as Lal Quila, Taj Mahal, Jama Masjid, Qutub Minar, etc.

Industrial Building

The Buildings used for producing industrial goods or products are referred as Industrial
Buildings such as factories, workshops, etc.

Recreational Building

The buildings used for recreation purposes are referred as Recreational Buildings such
as cinemas, clubs, swimming, pools, etc.

Institutional Building

The buildings constructed for the care of persons suffering from various diseases
mental as well as physical are referred as Institutional Buildings such as hospitals,
sanitaria, etc.

Commercial Building

The buildings used for business purposes referred as Commercial Buildings such as
shops, stores, banks etc.

Storage Building

The buildings used for the storage of various products are reffered as storage buildings
such as cold storages, godowns etc.

Hazardous Building

The buildings used for the purposes of storage and handling of highly combustible
materials are referred as Hazardous Buildings such as Building used for the storage of
sulfur dioxide ammonia carbon dioxide etc,

Assembly Building
The buildings used for get together purposes are referred as Assembly Buildings such as
Temples, townhalls mosque, etc.

Public Building

The buildings constructed in the interest of the public are referred as Public Buildings
such as railway station, bus stands, airport etc.

Classification of residential buildings

1 - Single-detached house

A single dwelling not attached to any other dwelling or structure (except its own garage
or shed). A single-detached house has open space on all sides, and has no dwellings
either above it or below it. A mobile home fixed permanently to a foundation is also
classified as a single-detached house.

2. Semi-detached house

A semi-detached house (often abbreviated to semi) is a single family house that shares
one common wall with the next house. The name distinguishes this style of house from
detached houses is shared walls. Often, semi-detached houses are built in pairs in which
each house's layout is a mirror image of the other's.

Semi-detached houses are the most common property type in the United Kingdom (UK).
 3 - Row house

One of three or more dwellings joined side by side (or occasionally side to back), such as
a townhouse or garden home, but not having any other dwellings either above or below.
Townhouses attached to a high-rise building are also classified as row houses.
 4- Apartment building

An apartment building or apartment house is a tall building which contains different

houses on different floors. apartment house, also called apartment block, or block of
flats, building containing more than one dwelling unit, most of which are designed for
domestic use, but sometimes including shops and other nonresidential features.

Apartment buildings have existed for centuries. In the great cities of the Roman Empire,
because of urban congestion, the individual house, or domus, had given way in early
imperial times to the communal dwelling, or insula (q.v.), except for the residences of
the very wealthy. Four stories were common, and six-, seven-, or eight-story buildings
were occasionally constructed.

5-Duplex house

Duplex house is a residential dwelling with two living units attached to each other. The
duplex house plan is such that the attachment of two units can be either next to each
other, like in condominiums and townhouses, or it can be one above the other way.

In most cases, the duplex house design refers to one unit above another. However, with
innovations and developments in the architectural trends, both duplex house designs
and duplex house plans have changed according to modern times. In India, duplexes
generally have a kitchen, hall, and bedrooms on the lower floor while the upper floor
houses the master bedroom. A duplex always has two floors and never three or four
floors, in which case it would be called a multiplex.
What Is Building Planning?

Building Planning is the arrangement of various components or units or rooms of a

building in a systematic manner so as to form a meaningful and homogeneous structure
to meet its functional purpose.

The arrangement of the various rooms in the building is known as Planning of Building.

Building planning is a graphical representation of what a building will look like after
construction. It is used by builders and contractors to construct buildings of all kinds.
Building planning is also useful when it is essential to estimate how much a project will
cost and for preparing project budgets building planning is also useful.

The basic objective of planning the building is to arrange all the units of the building on
all floors at a given level according to their functional requirements. By doing this, one
can make the best use of space available for building.

Factors Affecting to Building Planning

Followings are the factors affecting the planning of the building,

• Function of building e.g. residential, industrial, public, commercial etc.

• Shape and size of the plot
• Topography
• Climatic condition
• Building by-Laws etc.

1. Function of Building Planning

Building Planning depends on its functional use like Residential building, Educational
building, Institutional building, Assembly building, Public building, Business building,
Mercantile building, commercial building, industrial building, Storage building,
Hazardous building, etc.

2. Shape and size of the plot

Plots with irregular shapes must be avoided. Preference should be given to plots with a
rectangular and square shape.

Pot-shape plot should be bought only after studying the direction. They come out to be
auspicious if direction indicates as per shape.

Shapes to be avoided: Circular shape, oval shape plot, semi-circular shape plot

3. Topography

The topography of the site is also affecting factor for Planning of Building. Topography
like Plain grounds, Sloping grounds, Undulating ground, Elevated site, Low lying area,
etc.

4. Climatic Condition

Climatic parameters such as sun and humidity are the most controlling factors in the
design of a building Planning.
Climate plays a very important role in architectural and building forms. The comparison
of climatic data and the requirements for thermal comfort provides the basis for the
selection of building form and building elements appropriate for the climate so as to
create necessary internal comfort.

5. Building by-Laws etc

As is true of any sort of development, a specific set of rules must be followed, while
carrying out building construction activities. In real estate, this specific set of rules that
builders have to comply with, is commonly known as building bye-laws, which are
aimed at providing orderly development in cities.

In the absence of building bye-laws, cities will be confronted with excessive coverage,
encroachment and haphazard development resulting in chaotic conditions,
inconvenience for the users and disregard for building aesthetics.

Formulated primarily by a central authority, building bye-laws ensure that

constructions are not only safe but also adhere to aesthetic standards. In that sense,
these regulate the construction and the architectural aspects of construction activities.
 Orientation of the building

Building orientation is arranging a building in specific direction to maximize certain

aspects of its surroundings, such as street appeal, to capture a scenic view, solar design,
for drainage considerations, etc.

With rising energy costs, it’s becoming increasingly important for builders to orient
buildings to capitalize on the Sun’s free energy.

A building oriented for solar design takes advantage of passive and active solar
strategies.

Passive solar strategies use energy from the sun to heat and illuminate buildings
without the use of external energy sources and mechanical systems. Building
orientation combined with the proper selection of building materials and the placement
of windows, openings and shading devices influences heating and cooling loads, natural
daylighting levels, and air flows within the building.

Active solar strategies capture and store the sun’s energy through mechanical or
electrical means. Solar photovoltaic systems generate and store electricity, while solar
thermal systems heat liquid directly and transfer thermal energy for heating water or
air. Solar ready buildings have south-facing roofs not shaded by nearby trees, structures
or buildings.
Figure 1. Some building planning has a long axis running east-west. Smaller surface
areas facing east and west receive less sunlight in the early morning and late afternoon
of summer months, while a larger surface facing south receives more sunlight at noon
over the winter months.

In Building planning, orientation is a very important factor that is directly connected to

the standards of thermal comfort and ventilation within the building.
 Basic principles of building planning

1. Aspect - Feature
2. Prospect - View
3. Furniture Requirements
4. Roominess
5. Grouping
6. Circulation
7. Sanitation
8. Elegance
9. Privacy
10. Flexibility
11. Economy
12. Practical Consideration

1. Aspect

Aspect is the positioning of rooms in buildings with respect to 4 directions in such a way
that the occupants of buildings would enjoy the natural comforts like sunshine, breeze,
scenery, etc. to the maximum possible extent.

A room receiving light and air from any particular direction is said to have the aspect of
that direction. All the rooms of a dwelling need a particular aspect. Some necessary
aspects of commonly constructed rooms are listed below:

Living Room: It should have a southern or south-east aspect. The sun is towards the
south during winter and north during summer which will provide sunshine during
winter and cooler during summertime.

Bedroom: It should have a west or south-west aspect, as the breeze required

particularly in summer would prevail from this side.
Kitchen: It should have an eastern aspect so as to admit morning sun refresh and purify
the air.

Gallery or Verandah: It should be north or north-east aspect.

Classroom, Reading Room: It should be laid with the north aspect as light received
from the north will be diffused and evenly distributed.

Vaastu prospect

vastu is an ancient science that governs indian architecture.

it is based on the five elements of nature or the pancha bhutas such as air, water, earth,
space, and fire. it shows us how to harness their energy correctly.

the architects and builders follow the vastu rules to construct houses. these rules create
equilibrium by balancing the different elements of nature. if you are facing issues or
problems due to imbalance, rectify them using vastu rules.

in a vastu-compliant home, you live in harmony with nature and its five elements.
Therefore, there is happiness and peace in your life.

2. Prospect

Prospect means taking advantage of desirable views available from windows, doors,
balconies, terraces of features outside the building such as garden, lake, sea, river, hill,
etc. and blocking undesirable views such as slum area, gutters, garbage dump, railway
track, etc. by providing blank walls.

For example: If there is lake towards east side we can provide balconies, terraces and
windows towards that direction and if there is slum area towards west direction we can
provide a blank wall towards that direction.

3. Furniture Requirements

Furniture is a functional requirement of a room. A living room, drawing room, kitchen,

classroom, office room, laboratory, hospital room, etc. all have their own furniture
requirements.
A room should have enough space to accommodate all the furniture required for the
maximum number of people without overcrowding.

4. Roominess

Roominess is obtained by getting the maximum benefit from the minimum dimension of
a room without cramping the plan. By using every nook and corner of the building
advantage roominess is derived.
In residential buildings, considerable storage space is required for various purposes
which are provided by making space for wall cupboards, lofts, wooden shelves, etc.

A rectangular room is more useful than a square room in the same area. The length and
breadth ratio of a good room should be between 1.2 to 1.5. A ratio more than that
creates a bad effect. A small room should not be made unnecessary too high.

5. Grouping

Grouping in building planning means setting different rooms of a building according to

their inter-relationship of invitation and transition. The rooms arranged in the layout in
a proper correlation of their functions and in due proximity with each other.

Grouping In Residential Building Plan

1. The dining room should be close to the kitchen.

2. The kitchen should be kept away from the main living room.
3. Main bedrooms should have independent and separate access from each room
towards the sanitary units.
4. In an office building, hospitals, etc. the administrative department should be
located centrally for convenience and economy of services.

6. Circulation

Access or internal connection between rooms on the same floor or between floors is
known a circulation. Circulation between rooms of the same floor is called horizontal
circulation like- passages, corridors, halls, etc. Circulation between various floors is
known as vertical circulation, like- stairs, lifts, etc.

Horizontal Circulation should be independent, short, and straight not invade the
property of any room. All the passages should be well ventilated and lighted.
Stairs should also be well lighted and ventilated and properly planned in regard to
width, rise, and tread. Stairs should not have winder steps.

7. Sanitation

Sanitation of building not only associated with urinals, bath-rooms, wash-basins, sinks
but also the overall lighting and ventilation. All the parts of a building should have well
lighting and ventilation to maintain good hygienic conditions. This could be done in a
natural way or in an artificial way (air condition).

Necessary provision to facilitate the cleaning of the building be installed. Washing

closets, lavatories, urinals, bathrooms like sanitary conveniences should be installed
adequate in number in relation to the occupant load.

8. Elegance

Elegance is the overall effect produced by elevation and general layout of the plan of a
building. To get good elegance of a building it is better if elevation is developed first and
then the plan is adjusted accordingly.

Selection of site or open plot for the construction of building greatly affects the elegance.
Building located in depression will give bad elegance whereas building on an elevated
spot gives an impressive appearance. Buildings located on backward sloping upwards
ground give good elevation & elegance.

9. Privacy

It is a vital part while building planning of all types in general and residential buildings
in particular. Privacy may be from one part to another of the same building or it could
be from neighboring buildings, streets, etc. In residential buildings, every element
should have some privacy which can be maintained by carefully planning entrance-
foyer, passages, path-ways, and drives.

Proper grouping of rooms, good positioning of doors and windows, lobbies, or screens
can give required internal privacy. Privacy can be the privacy of sight as needed in
bathrooms, water closets, and urinals, etc. or privacy of sound as needed in confidential
discussions and the study room, or both privacy of sight and sound as required in a
bedroom.

Privacy can be classified in two ways as:

External Privacy

Privacy is of the whole building planning regarding the surrounding buildings or roads
or some external point outside the subjected building. External privacy from the sides
can be maintained by providing planned entrance-foyer and pathways. This can be
achieved by screening the front and rear entrance.

Internal Privacy

Internal privacy is privacy within the building. Privacy in internal rooms can be
maintained by a proper grouping of various areas and elements, location of doors and
windows, circulation space. The main door when opened, should give the minimum
view of the internal room for an entering person.
10. Flexibility

Flexibility means planning the rooms in such a way that though originally designed for a
specific purpose, may be used for other purposes also when desired.

For designing houses for middle-class families or other buildings where the economy is
the main consideration flexibility should always be considered.

If large space is needed in a certain time a house to accommodate the gathering. It can
be obtained by removing a removable partition wall or curtain between the room and
the dining room. Alternatively, an open yard, garden, or verandah can also be provided.

11. Economy

The economy is a major factor in building planning. To fit the proposed scheme within
the limitations of the resources and funds certain alterations and omissions in the
original plan have to make. But while considering the economy, the required strength
and durability of the structure should not be compromised.

Some simple economy achieving approaches in buildings are,

• Simple elevation, dispensing of porches, lobbies, etc.

• Steeper rise to the stair, wider steps in the stair.
• Reducing the story height to a bare minimum.
• Standardization of sizes of various components and materials.
 Building byelaws

Building bye-laws are legal tools used to regulate building coverage, height, area of
construction, and architectural designs to maintain the growth or orderly development
of a place.

It is mandatory to protect buildings against fire, earthquake, noise, structural failures

and other hazards.

In India, there are still many small and medium sized towns which do not have building
bye-laws and in the absence of any regulatory mechanism, such towns are confronted
with excessive coverage, encroachment and haphazard development resulting in
chaotic conditions, inconvenience for the users, and disregard for building aesthetics,
etc. It is in this context, Town and Country Planning Organization (TCPO) has made an
effort to prepare “Model Building Bye-Laws- 2016” for the guidance of the State
Governments,

Followed by the local town planning authorities are formulating building bye laws for
the particular town/city in aligned with Town and Country Planning Organization
(TCPO) of India for building safety, usage, height, construction and occupancy.
Evolutionof Building Bye-Laws

In 2003, the Ministry of Urban Development decided that Model Building ByeLaws to
be prepared, in view of Bhuj Earthquake, gujarat that occurred in 2001, to lay focus on
structural safety of buildings and for the guidance of the State Governments.

The Bye-Laws were circulated to all the State Governments and Union territories and
out of 36 States and UTs, wherein 22 States and UTs have undertaken comprehensive
revision of their respective Building Bye-Laws since 2004.

In India, there are still many small and medium sized towns which do not have building
bye-laws and in the absence of any regulatory mechanism, such towns are confronted
with excessive coverage, encroachment and haphazard development resulting in
chaotic conditions, inconvenience for the users, and disregard for building aesthetics,
etc. It is in this context, Town and Country Planning Organization (TCPO) has made an
effort to prepare “Model Building Bye-Laws- 2016” for the guidance of the State
Governments, Norms for Rooftop Solar PV Installation, Segregated sanitation facilities
for visitors in public buildings, Additional provisions in Building regulations for natural
hazard prone areas, Conservation of heritage sites including heritage buildings, heritage
precincts and natural feature areas, Bye-laws for safe use of glass, barrier free
environment for disabled, children and old persons and Mitigation of the effects of
electromagnetic radiation on built spaces.

Objective of building bye-laws

• Pre-planning of building activity.

• Allow orderly growth and prevent haphazard development.
• Provisions of by-laws usually afford safety against fire, noise, health hazard and
structure failure.
• Provide proper utilization of space to achieved maximum efficiency in planning

What is the importance of Building Bye Laws?

Building bye laws are an important part of town planning as in the absence of these
rules, the city might begin to confront encroachments, excessive land coverage and
haphazard development which is not at all aesthetically appealing. In 2016, the urban
ministry came up with central Model Bye Laws for states and local governing bodies.
The model was initiated as the government wanted to concentrate on the
environmental issues, safety and security along with technological developments.

Principles and aspects covered under Building Bye Laws

Area and usage of the land Height of the building

Coverage of the building Floor area ratio
Density Projections and setbacks
Facility for parking Provisions for fire emergency
Facilities like basements Green and open spaces
Amenities provided in the building
project Provisions for elevators
Sewage facilities Water and power supply provision
Waste management provisions Provisions for rainwater harvesting
Effects of communication
Safety provisions technology

• Area and usage

• Building height
• Building coverage
• Floor space index
• Density
• Setbacks and projections
• Parking facilities
• Fire provisions with respect to staircase and exits
• Basement facilities
• Green spaces
• Open spaces
• Amenities in the project
• Provision for elevators
• Sewerage facilities
• Provision for water
• Provision for power supply
• Provision for waste management
• Rainwater harvesting
• Barrier-free environment
• Safety provisions
• Effects of communication technology
 Floor Area Ratio (FAR). Floor Space Index (FSI)

Plot Area

The plot area simply refers to the total area of your plot or land parcel. It does not take
into account the area of the built up structures on the plot.

Carpet Area

The carpet area is the internal ‘usable’ area of your property. It is the entire floor area of
your property, excluding the area covered by the walls, terrace, balcony or any other
space which lies outside the walls enclosing the usable area of your property.

Plinth area or built-up area

The plinth area or built-up area is the area covered by the floor of the built up property,
along with the area covered by its internal and external walls. It is typically 15 to 20
percent more than the carpet area of your property. The plinth area also includes the
area covered by the terrace, balcony or any room lying outside the space enclosed by
the walls of your house.
Plinth area= Carpet area + Area covered by internal walls + Area covered by terrace,
balcony, etc.

Floor area

Floor area refers to the total area of floors between walls. It comprises the foundations
of all rooms, including kitchens, storerooms, entrance halls, staircase rooms, verandahs,
balcony etc. Therefore, the floor area is equivalent to the plinth area minus the area
covered by the walls.

Floor Area= Plinth area – Area covered by walls

Super Built-up Area

The super built-up area of a flat in a real estate project is calculated by adding the plinth
and the proportionate area covered by the common facilities in the project, such as the
swimming pool and clubhouse.

Floor Area Ratio (FAR). Floor Space Index (FSI)

Floor Area Ratio (FAR) is a term that is frequently used in Real Estate and is one of the
key determinants for development in the country. A low FAR is considered in the case of
India is a deterrent to construction. The real estate industry has always been longing for
a hike in FAR. The rapid urbanization has already put pressure on the limited land
resources, especially in Delhi. Extra FAR would help developers with extra space and in
meeting the demand and supply gap.

Floor area ratio (FAR) also known as floor area index (FSI) is a ratio of building’s total
floor area to the size of the land upon which the building is built. And the floor area
ration can be calculated by dividing the total or gross, floor area of the building by the
gross area of the lot.
 Total cov ered or pl int h area of the building
FAR (or ) FSI =
Total area of the land

Importance of Floor Area Ratio

Every city has a limited space that can be used safely. And usage of space beyond that
safe point puts undue stress. This is sometimes known as the safe load factor and the
FAR is that safe load factor. Floor area ratio varies because of population dynamics,
growth patterns, and construction activities and because the nature of the land where a
building is constructed varies. Industrial, residential, commercial, agricultural and non-
agricultural spaces have different safe load factors, thus they typically have different
FARs. In the end, governments put regulations and restrictions that determine FAR into
effect.
Additional FAR

Additional FAR, as provided in the Master Plan may also be examined with a view to
provide flexibility and also to utilize the scarce urban land optimally. Flexible range of
FAR on a site may be based upon its Additional FAR Factor which is a product of
‘creativity’ and ‘context’. Creativity can be defined by design parameters such as urban
form, parking provision, pedestrian safety, concern for the poor through induced
informal activities, and provisions for evacuation during an emergency due to disaster
(for example, Delhi falls in the Zone 5). It also includes the impact of the design on
essential services and environment. As a principle, the additional FAR should not result
in a negative impact on the essential services and environment.
Purchasable FAR

Provision of purchasable FAR in Group Housing, Commercial, Institutional, and

Industrial, Sport and amusement complex, recreational greens and Low Density Sports
plot may be considered, where:

• The Plots exist on ‘24mtrs. and above’ wide road.

• The construction has not started, or
• The allottee wants to construct a new additional building within the limits of
permissible ground coverage, or
 Open spaces

With the ever-growing population and infrastructure in the urban cities, it has very
imperative to provide ample open spaces for healthy ventilation and lightening.

Every room intended for human habitation shall abut.touch/near on an exterior or

interior open space.

The open spaces are divided in two categories.

• Exterior open spaces

• Interior open spaces

Exterior open spaces

Exterior open space will be the space available around the building for healthy
ventilation and lightening.. Exterior open spaces are categorized in to front, rear and
side open spaces. Regard with open space around the building will be termed as
“SETBACK DISTANCE”.
Structure setback may be described simply as the minimal amount of open space
surrounding a building that must be maintained if explained to a non-specialist in the
field of house construction. Construction of any building must adhere to a government-
mandated specified setback distance. This distance must be maintained at all times
throughout construction. There must be a certain amount of space between the new
construction site and any existing structures in the vicinity. To keep the structure away
from highways, watercourses, or other systems that could be near it, this distance must
be maintained.

What is the purpose of setbacks for residential buildings?

A building setback guarantees that all structures in a given area may get appropriate
natural light and do not get obstructed in any way by other structures. It ensures
enough ventilation while also allowing for the preservation of superior air quality. As a
result of these measures, natural resources such as aquatic environments and nature
reserves are protected from the construction process and its occupants.

During hazardous accidents, such as fires, setbacks provide space to access rescue
operations throughout the home. It also helps evacuate residents quickly.

If a building is built in the corner of the plot, it can cause problems with the addition of
elements such as doors and windows. This can cause a lack of ventilation and sunlight in
some areas.

During road widening, because of the setback, the building can be safe from.

Factors that influence building setback rules in India

• Measurements related to a plot’s size.

• Whether the land is just accessible solely on a single side or accessed from both
sides.
• Additionally, the location of the site and the community in which it is situated are
critical.
• The length of the highway on which the property is located.
Interior open spaces

The inner open spaces are exist within the building and those will be highly needed in
the highly congested area to provide healthy ventilation and lightening.

Inner courtyard: Inner courtyard is highly common in the rural hoses to

provide healthy ventilation and lightening. The same has been used in now a
days in the cities to provided ventilation and lightening to the building.

Ventilation shaft: Any room intended for human habitation and not abutting on
either the front, rear or side open spaces, shall abut on an interior open space
whose width shall not be less than 2.5 metres for buildings up to 10 metres
height. Provided that in the case of buildings up to 7 metres height it shall be
sufficient ifsuch interior open space has a minimum width of 1.5 metres.

Any wash rooms or water closets not abutting on either the front, rear or side
open spaces, shall abut on an interior open space whose width shall not be less
than 0.9m metres for buildings up to 10 metres height.
in their residential projects. An open space can be used for various recreational
purposes like a jogger’s park, park for kids and gardens. A carefully crafted open space
not only increases the aesthetic appeal of the project but also has numerous benefits to
the residents’ mental and physical health. An open space used for various recreational
purposes encourages the residents to perform various physical activities like jogging,
morning walks and yoga that contribute to their well-being. It provides a healthy
amount of ventilation to the residents, which helps them remain fresh

Built up area limitations (ground coverage)

The plinth area or built-up area is the area covered by the floor of the built up property,
along with the area covered by its internal and external walls. It is typically 15 to 20
percent more than the carpet area of your property. The plinth area also includes the
area covered by the terrace, balcony or any room lying outside the space enclosed by
the walls of your house.

The Ground coverage area is the ratio of the maximum allowed build-up area on
ground level to the total area of the plot. This is ground coverage meaning.

Built-up areas are important for living and working; they consist of homes, shops and
offices, but also traffic infrastructure and construction sites. These areas are using up
more and more space and it is mostly agricultural land that is being developed.

The conversion of open and green areas to built-up areas is a broad measure for one of
the pressures on ecosystems and biodiversity.

With an ever-growing population, the rising demand for places for people to live is
increasing the pressure on land. Besides the growth of the number of inhabitants,
households are becoming smaller and are thus claiming more room per person for their
homes.
If the FAR of the any building is 1.00 and the maximum built up area on the ground
floor will be 40%. as per the National Building Code (NBC-2016) for clear
understanding, the built-up area versus plot area is as follows.

SL. NO. Plot Area Max. Allowable built-up area

1 Less than 200 sq. m 60% with 2 storied structure
2 From 200 – 500 sq.m 50 % of the plot area
3 From 500 – 1000 sq.m 40% of the plot area
4 Above 1000 sq.m 33.33% of the plot area

Heights of the buildings

“Building Height”- The vertical distance measured

i) In the case of flat roofs from the average level of the front road and continuance to the
highest point of the building.

ii) In case of pitched roofs upto the ridge

Architectural features serving no other function except that of decoration shall be

excluded for the purpose of measuring heights. The height of the building shall be taken
upto the terrace level for the purpose of fire safety requirement.

Height of the building is an important factor and the high buildings harm the value of
small adjoining houses by cutting off sunshine, air, breeze, etc. and, therefore, make the
tiny houses inappropriate for inhabitation.

They make the street narrow and raise the congestion of traffic and have an effect on
the air and light etc. Hence, the height of the buildings, particularly high—rise buildings
or skyscrapers must be restricted.

Height limit as per the National Building Code (NBC-2016)

• The maximum height of building shall not exceed 1.5 times the width of road
abutting plus the front open spaces.
• If a building abuts on two or more streets of different width, the building shall be
deemed to face upon the street that has the greater width and the height of the
 building shall be regulated by the width of that street. Height shall however, not
exceeds the maximum height as provided in the Master Plan.
• For buildings in the vicinity of the aerodromes the maximum height of such
buildings shall be in accordance with regulations of “critical” and “non-critical”
zones as identified by the AAI in its Colour-Coded Zoning Maps (CCZM).

Height Exemptions

The following appurtenant structures shall not be included in the height of building
covered under Building Bye-Laws 4.9.7.

• Roof tanks and their supports not exceeding 1.0 m. in height,

• Ventilating, air conditioning and lift rooms and similar service equipments,
• Stair covered with Mumty not exceeding 3.00 m. in height.
• Chimneys and parapet wall and architectural features not exceeding 1.50 m

Height of habitable Rooms

The height of all rooms for human habitation shall not be less than 2.75 m measured
from the surface of the floor to the lowest point of the ceiling (bottom of slab) provided
that the minimum clear headway under any beam shall not be less than 2.4 m.

In the case of pitched roof, the average height of rooms shall not be less than 2.75 m.
The minimum clear head room under a beam, folded plates or eaves shall be 2.4 m.

In the case of air-conditioned rooms, a height of not less than 2.4 m measured from the
surface of the floor to the lowest point of air-conditioning duct or the false ceiling shall
be provided.

The height of a kitchen measured from the surface of the floor to the lowest point in the
ceiling (bottom of slab) shall not be less than 2.75 m, except for the portion to
accommodate floor trap of the upper floor.

The height of a bathroom or water-closet measured from the surface of the floor to the
lowest point in the ceiling (bottom of slab) shall not be less than 2.1 m.

The height of a store room shall be not less than 2.2 m.

The height of a garage shall be not less than 2.4 m.

Minimum height requirement for educational and industrial buildings

Lighting and ventilation

Rooms shall have, for the admission of light and air, one or more openings, such as
windows and ventilators, opening directly to the external air or into an open
VERANDAH.

Notwithstanding the area of openings obtained through the minimum aggregate area
of such openings, excluding doors inclusive of frames, shall be not less than:
a) one-tenth (1/10th )of the floor area for dry hot climate;
b) one-sixth (1/6th) of the floor area for wet hot climate;
c) one-eighth (1/8th) of the floor area for intermediate climate; and
d) one-twelfth (1/12th) of the floor area for cold climate.

All habitable rooms shall have for the admission of light and air, one or more apertures,
such as window, glazed door and fan lights, opening directly to the external air or into
an open verandah not more than 2.40 mt. in width. In case light and ventilation to
habitable space area are through an internal courtyard, the minimum dimensions of
such courtyard shall not be less than 3.0 m. x 3.0 m. for buildings upto 12.50 m. in
height.

For ventilating the spaces for water closets and bathrooms, if not opening on the front
side, rear and interior open spaces, shall open on the ventilation shaft, the size, of which
shall not be less than the values given below:

Minimum areas or sizes for individual rooms As per NBC

Sl. No. Type of room Minimum area

1 One habitable room 9.5 sq.m, Min. width – 2.4 m
Min. area of 1 room 9.5 sq.m & of other 7.5 Sq.m with
2 Two habitable rooms
min. width of 2.4 m
3 Kitchen only 4.5 sq.m, Min. width 1.8 m
4 Kitchen with store room 5.5 sq.m, Min. width of the kitchen – 1.8 m
5 Kitchen cum dining room 9.5 sq.m, Min. width 2.4 m
6 Bathroom 1.8 sq.m or Min. size 1.5 m x 1.2 m
7 Water closet (WC) 1.1 sq. m Floor Area
8 Bath & WC combined 2.8 sq.m (Floor area) – Min. width 1.2 m
9 Mezzanine floor (Living room ) 9.5 sq.m ( > 1/3rd of the plinth area of the Building)
 https://myhomemydesign.in/building-bye-laws-residential/

https://medium.com/@vipin.imperiastructures/what-is-far-and-fsi-how-does-
floor-area-ratio-impact-property-price-b3b67489be73

https://housing.com/news/building-bye-law/

https://civiconcepts.com/blog/principles-of-building-planning