APPLICATION OF

DEVELOPMENT CONTROLS
Rule VII and VIII of National Building Code of the Philippines
DEVELOPMENT
CONTROL Defined as “the set of inter-
acting regulations
concerning the physical
utilization of a lot and
governing the
planning/design of spaces
and/or the use or occupancy
of a building to be
introduced on a lot.”

THE PROCESS THAT REGULATES THE DEVELOPMENT AND USE OF

LAND. THIS INCLUDES THE CONSTRUCTION OF NEW BUILDINGS, THE
EXTENSION OF EXISTING ONES AND THE CHANGE OF USE OF
BUILDINGS OR LAND TO ANOTHER USE
TOTAL LOT
AREA The Total Lot Area (TLA) is
the surface area of a
property on which a
proposed building is to be
constructed.
SETBACK AND
YARD The setback is the
horizontal distance
measured 90° from the
outermost face of the
building to the property
lines which expressed in
meters.

The yard is the area of

required open space within
the lot which is essential to
allow the flow of light and
ventilation inside the
building.
TABLE VIII.2

TABLE VIII.3
ALLOWABLE
MAXIMUM The maximum portion of
BUILDING the lot that may be
occupied by the building at
FOOTPRINT
grade level after satisfying
setback, yard and court
requirements.

The area of the AMBF is

measured from the
outermost face of the
exterior walls of the
proposed building.
ALLOWABLE
MAXIMUM
BUILDING
FOOTPRINT

For buildings WITHOUT Firewall

For buildings WITH Firewall

PERCENTAGE OF
SITE OCCUPANCY The Percentage of Site
Occupancy (PSO) is the
percentage of the maximum
allowable enclosed floor
area of any building in
relation to the Total Lot
Area.

It can be calculated by
dividing the area of the
building foot print by the lot
area (PSO = AMBF/TLA).
BUILDING HEIGHT
LIMIT BHL is the maximum
height allowed for
building based on their
proposed use or occupancy.
BUILDING HEIGHT
LIMIT BASED ON
TABLE VII.2
ALLOWABLE
MAXIMUM The limit of the total volume
VOLUME OF of space that can be occupied
BUILDING by a building above grade
level.

The AMVB is an imaginary

prism within the fully enclosed
areas and courts of a
proposed building/structure
shall fit

*Expressed in cubic meters

TYPES OF AMVB
INITIAL AMVB

Initial AMVB also called the

footprint prism, can be
computed by multiplying the
AMBF by the BHL expressed
in meters.

Formula:
INITIAL AMVB = AMBF x
BHL
TYPES OF AMVB
FINAL AMVB

The final AMVB is equal to

the initial AMVB minus the
volume of the building
above the angular plane to
satisfy light and ventilation.
STEPS IN
CALCULATING Step 1: AMBF x BHL = initial AMVB (“prism”)
AMBV FOR
Step 2: Superimpose the angular plane
BUILDING
originating from the RROW onto the “prism”;
based on Table VII.G.3.

Step 3: Use the angular plane to reduce the

volume of the prism. This is the Final AMVB.

Angular Plane: a plane originating from the RROW that

establishes the outer limit for walls and building projections.
ANGULAR
PLANE
TABLE VII.G.3
TABLE OF
ANGLES/SLOPES
INCREMENTAL
SETBACK The horizontal distance
between the outermost
building/line of a lower
floor and that of a higher
floor.
TOTAL GROSS The total floor space within the
FLOOR AREA main and auxiliary buildings
primarily consisting of the GFA and
all other support areas.

Formula:
TGFA = GFA + NON-GFA AREAS
FLOOR TO LOT The ratio between the gross
AREA RATIO floor area of a building and the
total lot area of the lot on
which it stands.

Formula:
FLAR = GFA/TLA
TOTAL OPEN Total open space required
SPACE WITHIN for each type of
LOT use/occupancy for a given lot
expressed as a percentage of
the total lot area.

Formula:
TOSL = TLA – PSO
TOSL = ISA + USA
 The percentage of the
IMPERVIOUS
maximum allowable floor
SURFACE AREA area on any paved, tiled or
hardscape surface at the
ground floor/grade level
outside the building in relation
to the TLA.

The portion of the lot that shall

UNPAVED
be reserved for
SURFACE AREA softscaping/planting.
TABLE VIII.1
ISA AND USA
 The combined total of the
MAXIMUM
maximum allowable
ALLOWABLE percentage of site occupancy
CONSTRUCTION and the maximum allowable
AREA impervious surface.

Formula:
MACA = PSO + ISA
SAMPLE
A proposed high rise commercial building project on a project
PROBLEM site having a relatively flat slope.

STATEMENT OF THE PROBLEM:

A privately owned company has decided that its C-3 zoned

property with a TLA of 2400 sq.m. located in an urban area in
Manila be developed into a high rise commercial building shall
have a firewall.

PROJECT SITE FEATURES:

The project site is an inside lot with a 40m wide frontage facing a
20m wide RROW with a 2m wide sidewalk on each side.
SAMPLE
A proposed high rise commercial building project on a project
PROBLEM site having a relatively flat slope.

STATEMENT OF THE PROBLEM:

A privately owned company has decided that its C-3 zoned

property with a TLA of 2400 sq.m. located in an urban area in
Manila be developed into a high rise commercial building shall
have a firewall.

PROJECT SITE FEATURES:

The project site is an inside lot with a 40m wide frontage

facing a 20m wide RROW with a 2m wide sidewalk on each
side.
QUESTION NO. 1
Table VIII.1
What is the maximum
allowable PSO based on
Table VIII.1 of PD 1096?

PSO = 90% of TLA

PSO = 2400 x 90%= 2160 sq.m.
QUESTION NO. 2

What is the allowable

maximum building
footprint?

For buildings WITH Firewall

 Table VII.1

QUESTION NO. 2

What is the allowable

maximum building
footprint?

A. Using PSO in Table VII.1

AMBF = PSO x TLA

AMBF BASED ON AMBF = 85% x 2400 sq.m
TABLE VII.1 AMBF = 2040 sq.m.
QUESTION NO. 2
Table VIII.1
What is the allowable
maximum building
footprint?

B. Using PSO in Table VIII.1

PSO = 90% of TLA

AMBF BASED ON PSO = 2400 x 90%
TABLE VIII.1 PSO = 2160 sq.m.
 Table VIII.G.6
QUESTION NO. 2

What is the allowable

C. Using Table VIII.G.6
maximum building
footprint?
TLA – TOSL (in percentage)
TOSL = 15%
100% - 15% = 85%

AMBF = PSO x TLA

AMBF = 85% x 2400 sq.m
AMBF = 2040 sq.m.

AMBF BASED ON
TABLE VIII.G.6
 Table VIII.3

QUESTION NO. 2

What is the allowable

maximum building
footprint?

D. Using Setbacks (front and rear)

Table VIII.3

W = 40.00 m
L = 60.00 m – 8.00 m
= 52.00 m

AMBF BASED ON AMBF = 40.00m x 52.00 m

SETBACKS AMBF = 2080 sq.m.
 Table VIII.3

QUESTION NO. 2

What is the allowable

maximum building
footprint?

D. Using Setbacks (front and side)

Table VIII.3

W = 40.00 m – 3.00 m
W = 37.00 m
L = 60.00 m – 5.00 m
L = 55.00 m

AMBF BASED ON AMBF = 37.00 m x 55.00 m

SETBACKS AMBF = 2035 sq.m.
 D. Using Setbacks (both D. Using Setbacks (front
QUESTION NO. 2
side) and side)
What is the allowable
maximum building W = 40.00 m W = 40.00 m – 3.00 m
footprint? L = 60.00 m – 8.00 m W= 37.00 m
L = 52.00 m L = 60.00 m – 5.00 m
L= 55.00 m
AMBF = 40.00m x 52.00 m
AMBF = 2080 sq.m. AMBF = 37.00 m x 55.00 m
AMBF = 2035 sq.m.
 E. Using lot type based on
QUESTION NO. 2
Figure VIII.3
What is the allowable
maximum building Group C Occupancy
footprint? Open Space 20%

AMBF = 80% x TLA

AMBF = 80% of 2400
AMBF = 1920 sq.m.

AMBF BASED ON
LOT TYPE
 F. Compare and Select; the least value
QUESTION NO. 2 is the MOST STRINGENT.

What is the allowable

a. Table VII.1
maximum building PSO = AMBF
AMBF = 2040 sq.m
footprint? TLA

b. Table VIII.1
PSO = 1920
AMBF = 2160 sq.m
2400

c. Table VIII.G.6
PSO = 0.80 or 80%
AMBF = 2040 sq.m.

d. Table VIII.3
AMBF = 2080 sq.m.

e. Figure VIII.3
AMBF = 1920 sq.m.
 Table VII.2
QUESTION NO. 3

What is the building

height limit based on
table VII.2 of NBC?

BHL = 180.00 m

Max. No. of Storey = 60

3.00 m floor to floor height

 Table VII.G.1
QUESTION NO. 4

What is the maximum

GFA of the project?

GFA = TLA x FLAR

GFA = 2400 sq.m. x 34
GFA = 81, 600 sq.m.
 MAXIMUM TGFA
QUESTION NO. 5

What is the maximum

TGFA of the project? DETERMINE THE ZONE & COMPUTE FOR THE MAX. USE THE FORMULA
TYPE OF THE LOT. KNOW GFA USING THE TGFA = BHL X AMBF
ALSO WHETHER THE FORMULA
BUILDING WILL HAVE A GFA = TLA X FLAR
FIREWALL OR NOT

REFER TO TABLE VII.1 TO CALCULATE THE MAX. DEDUCT THE AREAS

GET THE FORMULA FOR TGFA USING THE AFFECTED BY VARYING
THE MAX. TGFA MULTIPLIER TO CONVERT SETBACKS, INCREMENTAL
GFA TO TGFA SETBACKS & FIREWALL
HEIGHT LIMITATIONS

SELECT THE MOST

STRINGENT
 Step 1: Determine the zone and type of the lot. Know
QUESTION NO. 5
also whether the building will have a firewall or not.
What is the maximum
TGFA of the project? *C-3 zoned property
*With Firewall

Step 2: Refer to Table VII.1

Formula:
TGFA = BHL x PSO x TLA

TGFA = 30 x 85% x 2400 sq.m.

TGFA = 61, 200 sq.m.
 Table VII.G.2
QUESTION NO. 5

What is the maximum

TGFA of the project?

*GFA = 81, 600 sq.m.

Step 3: Refer to Table VII.G.2

Formula:
TGFA = GFA x MULTIPLIER
TGFA = 81, 600 sq.m. x 1.50
TGFA = 122, 400 sq.m.
 Table VII.2
QUESTION NO. 5

What is the maximum

TGFA of the project?

Step 4: Refer to Table VII.2

*AMBF = 1920 sq.m.

Formula:
TGFA = AMBF x BHL (no. of floors)

TGFA = 1920 sq.m. x 60

TGFA = 115,200 sq.m.
 Step 5: Compare and Select the MOST
QUESTION NO. 5
STRINGENT.
What is the maximum
TGFA of the project? • TGFA = 61,200 sq.m.

• TGFA = 122,400 sq.m.

• TGFA = 115,200 sq.m.

 Table VIII.1
QUESTION NO. 6

What is the maximum ISA

of the project?

ISA = % of TLA
ISA = 5% of TLA
ISA = 0.05 x 2400 sq.m.
ISA = 120 sq.m.
 Table VIII.1
QUESTION NO. 7

What is the minimum USA

of the project?

USA = % of TLA
USA = 5% of TLA
USA = 0.05 x 2400 sq.m.
USA = 120 sq.m.
 Table VIII.1
QUESTION NO. 8

What is the total open

space within lot?

TOSL = % of TLA
TOSL = 10% of TLA
TOSL = 0.10 x 2400 sq.m.
TOSL = 240 sq.m.
 Table VIII.1
QUESTION NO. 9

What is the maximum

MACA?

Using Table VIII.1

MACA = PSO + ISA MACA = 95% of TLA

MACA = 90% + 5% MACA = 0.95 x 2400 sq.m.
MACA = 95% MACA = 2280 sq.m.
 Table VII.G.1
QUESTION NO. 10

What is the Initial AMVB?

AMVB = AMBF x BHL

AMVB = 1920 sq.m. x 180 m
AMVB = 345,600 cu.m.
 Table VII.G.3
QUESTION NO. 11

At what floor shall the

front incremental setback
start to affect the
footprint prism of the
building?

Formula:
TAN θ = OPPOSITE
ADJACENT
QUESTION NO. 11 Formula:
TAN θ = OPPOSITE
At what floor shall the ADJACENT
front incremental setback
start to affect the
footprint prism of the TAN θ = y (vertical distance; unknown height)
building? x (horizontal distance; ½ RROW + front setback)

RROW = 10.00 m
Front Setback = 5.00 m

TAN 60 = y/ 10 + 5 25.98 m
TAN 60 = y/ 15 3.00 m (floor to floor height)
y = tan60 (15) = 8.66 or 9th floor
y = 25.98 m
AR 324 DESIGN 6 AAP|CDS

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