New building regulations from Monday
Posted on: 08:55 AM IST Apr 08, 2012
HYDERABAD: The department of municipal administration and urban development issued The Andhra Pradesh Building Rules-2012 on Saturday listing comprehensive and uniform building stipulations in a huge 388- page GO (Ms 168). A gazette notification will be issued on April 9 when the new rules will come into force.The rules will apply to all building activities in all municipal corporations, municipalities, nagar panchayats, areas covered by urban development authorities, gram panchayats covered by master plans, general town planning schemes notified under the AP Town Planning Act,1920 and Industrial Area Local Authority (IALA), Special Economic Zone (SEZ). All existing rules, regulations and byelaws that are in conflict or inconsistent with the new rules shall stand modified to the extent of the provisions of these rules.The following are the salient features of new regulations:Near water bodiesNo building or development activity will be allowed in the bed of water bodies like river or nala and in the full tank level of any lake, pond, cheruvu or kunta/shikam lands. Unless and otherwise stated, the area and the FTL of a lake/kunta should be reckoned as measured and as certified by the irrigation and revenue departments.Water bodies and courses will be maintained as recreational/green buffer zone and no building activity shall be carried out within 100 metres from the boundary of a river outside the municipal or nagara panchayat limits and within 50 metres from the boundary of a river in municipal/nagara panchayat limits. The above buffer zone to be left may be reckoned as part of tot lot or organised open space and not for setback requirements.In case of protection of the catchment areas of Osmansagar and Himayatsagar lakes, the restrictions shall be applicable in HMDA area. In case of areas along the sea coast, the coastal regulation zone regulations will be followed.Setbacks/open spacesCornice, chajjas/weather shades only of width not exceeding 60 cm shall be allowed in the mandatory setbacks.No balcony projections or corridor shall be permitted projecting within the mandatory open spaces/setbacks in case of non-highrise buildings. These, if provided for, should be set back as per the minimum mandatory open spaces and the setbacks shall be clear from the edge of the balcony or corridor. However, a portico or canopy without access to the top may be considered in the front open space.In case of individual residential building in plots of more than 300 sqm, only the following will be allowed: a security guard booth of 2 sq.m in the front setback and a septic tank in the rear and side open spaces. A setback of at least one metre from the property or boundary line of the plot shall be provided for these structures.Parking sheds, generator room may be allowed in the rear and side open spacesThe height of these accessory buildings shall not be more than 2.5m and shall not occupy more than a fourth of the plots width. These should be so located as not to hinder fire safety measures and operations.High-rise buildingsThe minimum size of plot for a high-rise building shall be 2,000 sq.m.In respect of sites proposed for high-rises and affected in road-widening where there is shortfall of the net plot size, up to 10 pc of such shortfall in net plot area will be considered with the proposed height and corresponding minimum all round setbacks.Every application to build or rebuild or alter a high-rise shall be made in the prescribed form and accompanied by detailed plans with complete set of structural drawings and detailed specifications duly certified by a qualified licensed structural engineer.The maximum height of any high-rise in the vicinity of airports shall be decided as per the norms of the Airports Authority.NOC from the AP State Disasters Response & Fire Services is a must.In every high-rise building site, open space, over and above the mandatory setbacks, shall be earmarked for greenery, tot lot or soft landscaping. This space shall be at least 10 pc of the total site area at ground level open to sky and be 3 metres wide. This may be in one or more pockets with minimum area of 50 sq.m at each location. In addition to the above, a minimum of 2 metre wide green planting strip in the periphery on all sides within the setbacks are to be developed.Buildings abutting major roads of 30 m and above width shall be permitted only after providing black-topped service roads of minimum 7 m width with minimum two-lane carriageway within the right of way. The developer/builder/owner has to provide the above service road at his own cost.MultiplexesThe AP Rules for Construction and Regulation of Multiplex Complexes, 2007 issued vide G.O.Ms.No. 486 Dt.07.07.2007 should be followed.Hospitals higher than 30 mThe AP Fire Prevention and Safety Measures in High-rise Hospital Buildings (above 30m height) Rules 2011 issued vide GO Ms.No.2, Dt.03.01.2011 should be followed.Group developmentThe minimum plot area shall be 4,000 sq.m.The minimum abutting existing road width shall be 12 m and black-topped.If the site is not abutting an existing road, access should be provided from the nearest main road by way of an approved road development plan with a minimum width of 12 m within three years.Group development schemes shall be considered if a site is developed together with construction of building and all amenities and facilities, and not disposed as open plots.Levy of special feesSpecial fees and other fees/charges will be levied for lands/sites/premises abutting or in the vicinity of the ring road or other highways/major roads or MRTS/LRTS/MMTS/BRTS routes.Infra impact feeTo ensure development of the city, city-level infrastructure impact fees will be levied on buildings higher than 15 metres.Property tax rebate10 pc on solar heating and lighting system. 10 pc on recycling of waste water and rain water harvesting structures.