STANDARD FOR BUILDINGS OTHER THAN HUTS AND OTHER REGULATIONS
19. Foundation & Structural design: -
(a) The structural design of foundation, elements made by masonry, timbers, plain concrete, reinforced concrete, prestressed concrete and structural steel shall be carried out in accordance with the prevailing I.S. code of practice taking into consideration the seismic load required to be taken for this region.
(b) Quality of material and workmanship:-
All materials and workmanship shall be of good quality conforming generally to accepted standards of A.P.W.D. and Bureau of Indian Standard specification & codes as included in N.B.C. of India.
(c) Damp proof course: -
(Applies to non Assam type building only). All walls internal or external shall be provided with an efficient damp proof course not less than 150 mm above ground level.
20. No piece of land shall be used as a site for the construction of a building if.
(a) The Authority considers that site is insanitary or that it is dangerous to construct a building on it.
(b) There is no approach road of at least 3.6 m width to that plot from the main road if this approach road is only to single house, series of houses cannot be constructed.
(c) If any plot is situated in already developed areas, and the means of access is less than the minimum prescribed width, the Authority may consider the proposal with 50% coverage and 100 FAR.
(d) Means of access
(i) No building shall be erected so as to deprive any other building of the means of access.
(ii) Every person who erects a building shall not at any time erect or cause or permit to erect or re-erect any building which in any way encroaches upon and diminishes area set apart as means of access.
(iii) For building identified in Byelaws No. 58.4, 58.7, 58.8, 58.9, 58.11 the following provisions of means of access shall be ensured:
(a) The Authority considers that site is insanitary or that it is dangerous to construct a building on it or if by virtue of smallness or odd shape of the site if the Authority considers that it is not suitable for development or if the site is near a water body or water course and the proposed development is likely to contaminate the said water body or water course or change the course of the channel or if the site is likely to be inundated and satisfactory arrangements for proper drainage is not possible or if the site is a filled up tank or low lying or made up of soil by depositing rubbish or offensive matters the proposal is likely to be effected by dampness owing to the sub soil water or if the site does not abut any existing public or private street. The width of the main street in which the building abuts shall not be less than as given below and the width of road shall be taken as existing available road width or the road width in the revenue record whichever is less.
|Maximum road width|
|3||(A) Upto 12 m.||6.6m|
|4||(B) Above 12 m height||8 m|
|5||Multistoreyed commercial / Residential commercial (Mixed use)|
|(A) Above 12 m. height||8m.|
|(B) Upto 12 m height||6.6m|
|7||Hospital / Nursing Home||9m|
|8||Hall for social gathering/ assembly||9m|
|9||Industrial / Warehouse etc and similar use||9m|
(i) The width of a street/ road means the clear average width of the existing carriage way and foot path and drains only on which the building or plot abuts. The minimum width of this existing and the proposed width prescribed by the Authority will be taken for calculating the maximum permissible height of building. The average width shall be computed by taking the width of the road at the last junction point leading to the plot, in front of the plot and at the point where road width is minimum, in cases where the width of the street / road is not regular or uniform all along the length of the road provided that minimum road width is available at entry point, in front of the plot and some other two points.
(ii) However in the newly developed areas the Authority will have the power to refix the minimum road width from time to time considering the developments in these areas.
(iii) Interpretation of: Cl.20. (d).(iii).(a) Sl. 3 (B) should be interpreted as follows: Upto 12 m height road width should be in between 3.6 m to 6.6. m.
(iv) Where the road is uniformly 6.6 m the apartment be restricted to G+3rd floor with 175 FAR irrespective of GF being made fully parking or not.
Where the road width is more than 6.6 m uniformly but less than 8 m G+4th floor with complete GF parking may be allowed subject to maximum 175 FAR.
(b) A building shall abut on a street or streets or upon spaces directly connected from the street by hard surface approach, width of which is not less than 3.6 m
(c) If there is any bend or curve on the approach road, a sufficient width shall be provided at the curve to enable the fire appliances to turn, the turning circle being at least of 9.0 m radius.
(d) Main entrance to the premises shall be of adequate width to allow easy access to the fire engine and in no case it shall measure less than 5 meters. The entrance gate shall fold back against the compound wall of the premises, thus leaving the exterior access way within the plot free for movement of fire service vehicles. If archway is provided over the main entrance the height of the archway shall not be at a height less than 4 m.
(e) For group housing scheme upto 12 m height there shall be a space of minimum 3 m. between individual buildings. For other multistoreyed buildings there shall be a space of minimum 4.8m between individual buildings. 20% of the total area is to be utilized for organized recreational area / gardening.
(f) For a building constructed on stilt with provision of ground level parking floor or semi basement parking, the height of building will be-calculated-as-followed- 2.7 m, G.F. height will not be calculated. But for additional set back calculation height of building will be calculated from actual` ground level.
(g) The minimum distance of any building from the edge of natural drainage channels should be 4.5m.
21. Plinth: -
No person shall construct any building with its lowest flat or floor:
(a) Less than 0.5 m. and more than 0.75 m. above the ground level of the plot. The ground level should not be raised more than 0.5 m from the finished surface of the nearest street level to be fixed permanently by concerned authority in the plain areas. As for the hilly area of the city the local condition will be considered. However, the proposal is to be framed with minimum of hill cutting, without effecting adjoining plots.
(b) Bath rooms, water closets, cowsheds, garages, courtyards and godowns may be constructed at 0.2 mtr. Plinth height from the ground level (either existing or formed by filling or cutting).
(c) 0.3 m higher than the highest recorded flood level
22. Floor: -
The floors of all ground floor rooms, walls should be efficiently damp proof.
23. Brick wall:
(a) In the case of load bearing wall it should be strong enough to take the super- imposed load.
(b) No external brick wall should be less than 125 mm thick..
24. Wattle create wall: -
The construction of Wattle create walls should be as follows-
(a) The maximum area of one framed panel of the wall should not exceed 2 sq. m. in the case of lime plaster and 3 sq. m. in the case of cement plaster.
(b) The thickness of such wall should not be less than 15 mm.
(c) The detail construction of such wall should be according to the rules laid in Assam General Specification (P.W.D.)
25. Minimum sizes of rooms: -
(a) No room in a residential house which is intended to be used as an inhabited room shall have a floor area of less than 9 sq. m..
(b) The minimum width of a living room shall not be less than 2.4 m.
(c) The minimum height of living room should be 3.0 m. in any floor. In hilly areas this may be reduced to 2.4 m. and in centrally air conditioned building this may be 2.5 mt.
(d) The height of the ground floor in commercial building shall not be less than 4.8 m.
26. Slope of pitched roofs: -
Except with special permission of the Authority no slope of pitched type roof shall be more than 45 degrees and less than 26 degrees.
27. Latrines and Lavatories (in general):
(a) No domestic building shall be constructed unless sanitary type latrine is provided for the use of the persons inhabiting the building.
(b) Every domestic building constructed in the sewered area in the city or town shall be provided with a water closet.
28. Bath rooms: -
(a) If the bath room is attached to any dwelling room of the house the wall in between shall be solid masonry 1.0 m. high from the floor of the bath room.
(b) There shall be a floor area of not less than 2 sq. m. of which the smallest side should not be less than 1.2 m.
(c) It shall have a window of a superficial area of not less than 0.2 sq. m. and it shall open upon a minimum wide open space or open to an open verandah of not more than 1.8 m. wide opening on to such open apace, or to any duct, the sizes of which should be as prescribed in clause Light & Ventilation of rooms.
(d) It shall have an impermeable floor made of smooth, hard material having a suitable fall of 1 in 30 for the drainage of the water.
(e) The height of the bathroom should not be less than 2.4 m.
Every room used as a kitchen shall be provided with a flow for the escape of the heated air and shall have-
(a) A superficial floor area of not less than 3.35 sq. m. of which the smallest side should not be less than 1.5 m.
(b) A height of not less than 3.0 m.
(c) A window of not less than 0.5 sq. m. superficial area opening directly into the external air and to a duct, the size of which should be as prescribed in clause for light and ventilation of rooms.
30. Open space for ventilation: -
(a) Every domestic building shall be so constructed that in every living room there shall be at least one side abutting on a space either external or internal verandah.
(b) Every open space external or internal required by this rule shall be kept free from any erection thereon and open to the sky.
31. Ventilation of rooms: -
(a) Every room in a residential building which is intended to be used as an inhabited room shall be provided for the purpose of light and ventilation with windows, clear storey windows, doors and apertures having a total area of not less than 1/6 at the floor area of the room.
(b) Stores, backroom and the like:- These will have at least half of the ventilation required for living rooms. When such ventilation by apertures in walls is not possible or advisable, at least there shall be ventilation by means of a flow or chimney.
(c) Laundry and recreation room:Laundry and recreation rooms located above the basement shall be lighted by window located in exterior walls having openings of not less than 10 p.c. of the floor area.
(d) Basement and cellars: -
Basement and cellars and all rooms located therein, except storage rooms, shall be lighted and ventilation area of not less than 5 p.c. of the floor area.
(e) Kitchen:- Every kitchen shall be ventilated according to the standards of habitable rooms.
32. Height regulation: -
Living rooms: No rooms for human habitation shall be constructed of height less than that determined by the following regulations: -
(i) There shall be minimum of 3.0 m. measured from the surface of the floor to the next floor above it.
(ii) There shall be maximum of 3.0 m. measured from the surface of the floor to the lowest point of the ceiling, the foists or beams etc. Provided that for commercial streets, the height of the ground floor shall not be less than 4.8 m.
33. Corridors and passages:-
In a residential house the width of any corridor or passage shall not be less than 1 m. and for hotel 1.5 m. clear. For shopping complex it shall not be less than 1.8 m. upto a length of 15.0 m. and 2.1 m. above the length of 15.0 m., Assembly building like auditorium, cinema- 2 m., educational building- 2.0 m., all other building – 1.5 m.
34. Post, Postplate, Truss etc.: -
(a) In the case of wooden posts these should be firmly fixed with the post pillar by means of two or more flat iron straps bolted together.
(b) The flat iron strap should at least be 0.6 m. inserted into the post pillar and at least 0.15 m. above for bolting with the post.
(c) The wooden posts should be made of well seasoned sal wood or any other first class hard local wood. The size of such posts should not be in any case less than 100 mm x 100 mm or in the case of circular post diameter should not be less than 150 mm.
(d) Only on special ground/case found fit by the Authority on condition given to him thatched roof house will be allowed within the Master Plan area.
35. Standard for R.C.C. wells for drinking water: -
(i) The minimum inside diameter of the well should not be less than 0.9 m.
(ii) The minimum height of the well above the floor of the platform should not be less than 1.1 m.
(iii) All R.C.C. wells should be provided with an outwardly slipping platform of cement concrete (prop. 1:4) and a circular pitch roof cover of G.I. sheets on wooden post height of which above the floor of the platform should not be less than 2.1 m.
(iv) The well shall be at distance of not less than 15.0 m. from any refuse pit and soak pit of sanitary latrine.
(v) Kutcha well only be permitted in fields or gardens for purpose of
(vi) The Authority/ State Govt. will give separate special regulations for digging deep tube wells. And such regulations will be binding on all concerned.
36. Area regulations:-
The setback line, yard widths, coverage will be according to the standards as specified in chapter –IV The Authority may relax the standards laid down in Byelaw 36 in special cases as specified below:
(a) In case it is not desired to provide a backyard, an internal courtyard of equal area may be provided, where the rear side will also be considered as side yard.
(b) In case of semidetached houses, the side on which the side yard is to be left shall be prescribed by the Authority.
(c) Building abutting on two or more streets:- When a building abuts two or more streets, the setback from the streets shall be such as if the building is facing each such street and the other side/ sides shall be considered as side setbacks.
(d) Where shape of the plot or other circumstances result in conditions to which the provisions governing yard requirements cannot be applied the Authority may prescribe different yard requirements.
(e) In a plot not directly abutting any street, any two sides may beconsidered as front and rear yard for the purpose of these regulations.
37. (A) Maximum height of the building and additional requirement: -
Buildings shall not exceed 3 storey or a height of 12 m. without the following additional provisions for open space all around the building except in cases where otherwise specified.
(i) The side and rear setback shall be increased by 0.3 mtrs for every 1.5 mtrs additional height of the building in addition to the setback already prescribed in this rule subject to maximum of 4.5 mtrs side setback and 6.0 mtrs rear setback.
(ii) Building shall not exceed 1.5 times of the width of the road plus
front open space.
(iii) Residential building should not be cut by 45 degree angle line drawn from the opposite edge of the road. However building upto two storey is exempted of it.
(a) For the purpose of height calculation width of the road shall be taken as existing road width.
(b) Lift machine room, staircase, parapet height shall not be included in the height of the building.
(c) For a building constructed on stilt with provisions of ground level parking floor or semi-basement parking floor, the height of the building will be calculated by omitting the the height of the parking floor upto a maximum of 2.7 mtr for the purpose of building height subject to provision of exclusive parking in the ground floor with special earthquake resistance measure.
(d) Building above the height of 15.8 mtrs shall require necessary clearance from State Fire Service.
(e) For a building with a height 12 mtrs or above 4 floors including the ground floor, at least one lift shall be made available.
(f) For building in the vicinity of aerodromes, the maximum height of such building shall be subject to conformity with the height limitations prescribed by the Civil Aviation authorities from time to time and to this effect a No Objection Certificate issued by that authority shall be submitted by the applicant along with plans to the sanctioning Authority.
(g) Height exception: - The following appurtenant structure shall not be included in the height of building.
(i) Roof tanks and their supports not exceeding 1.5 mtr in height.
(ii) Ventilating, air conditioning and lift rooms and similar service equipments, stair covered with roof upto 3.0 mtr in height, chimney and architectural features not exceeding 1.5 mtrs in height.
(iii) Rooftop Assam Type pitched rain harvesting structure covering up to 50% of the roof area. The height of such structure is to be restricted to 2.1 m. subject to maximum permissible FAR if the space is put to specific use.
(h) Maximum height of parking floor shall be 2.7 m measured upto the soffit level.
38. Building abutting on two streets: -
If a building is situated on two or more streets of different widths, the building shall be deemed for the purpose of those Byelaws to face the streets which has the greater width and the height will be as per Bye-laws.
39. Covered area: -
The maximum covered area of buildings of different classes shall be governed by the standard as laid down in Chapter-IV.
40. Boundary Wall/ Compound Wall:
(a) Except with the special permission of the Authority the maximum height of the compound wall shall be 1.5 m above the center line of the front street. Compound wall upto 2.4 m height may be permitted if the top 0.9 m is of open type construction of a design to be approved by the Authority.
(b) In case of a corner plot the height of the boundary wall shall be restricted to 0.75 m for a length of 10 m on the front and side of the intersections and balance height of 0.75 m if required in accordance with
(a) May be made up of open type construction (through railings) and of design to be approved by the-Authority. In case of a corner plot the boundary wall should be sufficiently rounded off to give a clear view of the other roads. However the junction round off radius shall not be less than 4.5 m.
(c) The provisions of (a) are not applicable to boundary walls of jails, in industrial buildings, electric sub-stations, transformer stations, institutional buildings like sanatoria, hospital, industrial buildings like workshops, factories and educational buildings like schools, colleges, including the hostels, and other uses of public utility undertakings and height upto 2.4 m may be permitted by the Authority.
(d) Compound gate should open entirely inside the property and shall not open on any access/ pathways/ road/ street.
41. Number of rooms: -
(a) Every dwelling structure shall have not less than one living room, one kitchen and a latrine.
(b) In existing developed areas and in cases of reconstructions, if there is no space, bathroom and a latrine may not be insisted upon in case community baths and latrine are available. Otherwise a latrine must be provided. However, 1 set of latrine and bathroom may be allowed in the rear yard in ground floor with a height of 2.4 m only by maintaining 1 m setback from plot boundary.
42. Access to bathroom:-
In a dwelling house containing not more than two bedrooms access from the bedrooms to an only bathroom shall be had without passing through another habitable room. In dwelling containing 3 or more bedrooms access to the bathrooms from 2 of the bedrooms shall be had without passing through another habitable room.
43. Height and number of storeys: - This shall be as per standards laid down in Chapter-IV.
44. Water supply:-
Every living unit shall have available supply of safe water obtained from any of the following sources -
(a) Public or municipal water if available.
(b) A drilled, driven or dug well or tube well.
The construction of the basement shall be allowed by the Authority in accordance with the landuse and other provisions specified under the Development Control Rules and this Byelaws.
Basement can be constructed up to minimum prescribed setbacks line and beyond prescribed building lines.
Basement shall not be permitted in low lying areas and areas without adequate drainage facilities to ensure drainage from the basement.
Basement may be put to only the following uses-
(a) Storage of household or other goods of ordinary non combustible material;
(b) Strong rooms, bank cellars etc.
(c) Air conditioning equipment and other machines used for services and utilities of building subject to satisfaction of the Authority.
(d) Parking spaces.
(e) Air conditioned shopping which will then be counted in FAR.
46. The basement shall have the following requirements:
(a) Every basement shall be in every part at least 2.4 m in height from the floor to the underside of the roof slab or ceiling;
(b) Adequate ventilation shall be provided for the basement. The standard of ventilation shall be the same as required by the particular occupancy to Rule. Any deficiency may be met by providing adequate mechanical ventilation in the form of blowers, exhaust fans, air conditioning system etc.
(c) The minimum height of the ceiling of any basement shall be 1 m above the average surrounding ground level.
(d) Adequate arrangements shall be made so that surface drainage do not enter the basement.
(e) The walls and floor of the basement shall be watertight and be so designed that the effect of the surrounding soil and moisture, if any, are taken into account in design and adequate dampproofing treatment is given.
(f) The access to the basement shall be separate from the main and alternate staircase providing access and exit from higher floors, where the staircase is continuous. In case of building served by more than one staircase the same shall be of enclosed type serving as a fire separation from the basement floor and higher floors. Open ramps shall be permitted if they are constructed within the building line subject to the provision of (d) above.
(g) If such ramps are provided in basement parking floor the gradient of it should be minimum 1:5 and the height of 2.7 m is to be maintained at the entrance also.
47. Numbering of houses:- All building and sites shall be given a number by the Authority and no other number shall be used by the owner or occupier. This number shall be displayed in an approved manner on the building so as to be visible from the road.
47A (I) – Adequate provision for facilitating easy access of physically challenged persons shall be made in all public buildings in accordance with the provisions of National Building Code of India, 2005 including minimum facility to reach staircase without any barrier and there should be a ramp with hand rail to every public building on ground floor.
47A (II) – While planning for public buildings provisions of Part 3 CL.12.21, Annexure D of NBC 2005 is mandatory to be provided for physically challenged persons.
47B – In all buildings a 75mm x 75mm underground duct to be provided at suitable location from boundary of plot for allowing telephone cable into the premises.
47C – No verandah, balcony or the like shall be allowed to be erected or reerected or any additions or alterations shall be made to a building in a site within the distance specified below determined in accordance with the Indian
Electricity Rules, 1965, between the building and any overhead electric supply line, : subject to modification of these rules from time to time in Indian Electricity Rules 1965.
|Vertical distance in meters||Horizontal distance in meters|
|Low and medium voltage lines and service lines||2.5||1.2|
|High voltage lines upto and including 33KV||3.7||2.0|
|Extra high voltage lines beyond 33KV||4.6||4.5|
|(Plus 0.3 meters for every additional 33KV or part thereof)||(Plus 0.3 meters for every additional 33KV or part thereof)|
47D – All unsafe buildings shall be restored by repair, retrofitting, demolition or dealt with as otherwise directed by the Authority. The relevant provisions of Guwahati Municipal Corporation Act, 1969 (Assam Act. of 1973) shall apply for procedure of action to be taken by the Authority for unsafe buildings.
47E – Where in a particular area a number of plans for erection of building are coming up or the Authority feels that a layout plan is necessary for guiding the development of a particular area the Authority may prescribe or insist on a layout plan to be approved by the Authority. In all layout plan a minimum of 5% of land is to be reserved for open space/ playground.
47F – Where in a particular area a number of plans for erection of buildings are coming up and Authority decides this area as scheme area under section 35 of GMDA Act the Authority may levy fee as it may consider necessary for providing and maintaining any public utility service. The Authority either may take up such works in advance or after collection of sufficient fund, either directly or through any agency, and make arrangements for recovery of pro-rata cost of development either actual or estimated, from the owners of buildings either existing or proposed in the area. The amount collected shall be kept in a separate account of the Authority. For the purpose of estimating the cost of work, pro-rata cost and for deciding the executing agency a committee shall be constituted by the Authority with the following members:
(1) Vice Chairman – GMDA – Chairman
(2) Chief Engineer - PWD (Roads)
(3) Chief Engineer – GMDA
(4) Commissioner – GMC
(5) Director – Town and Country Planning
(6) CEO – GMDA – Member Convener
(7) Town Planner – GMDA
The pro-rata cost of any particular building shall be: -
|Total infrastructure development cost x Floor area of the building|
|Anticipated total area of the buildings in the area in the next five years|
48. Staircases: -
(a) Every staircase shall be suitably lighted and properly ventilated through an external wall
(b) The minimum clear width of staircases in case of domestic building shall not be less than 0.9 m.
(c) The minimum clear width of staircases in case of public building shall not be less than 1.2 m for every 300 persons who are expected to use the building. The furthest corner of the building shall not be more than 18 m
distance from the staircase. The minimum rise and minimum breadth of tread of staircases will be as follows:
|Maximum rise||Minimum-tread-of obstruction|
|Domestic building||175 mm||225 mm|
|Public building||150 mm||275 mm|
|Hospital& Auditorium||150 mm||300 mm|
(d) Interior staircase may be constructed with fire resistant materials throughout.
(e) A staircase shall not be arranged around a lift shaft, unless the latter is entirely enclosed with material with fire resistant rating and that for type of construction itself. For building more than 15.8 m in height, the staircase location shall be to the satisfaction of the Authority regulating fire safety and the distance from the furthest corner of the building to the staircase should not be more than 18 m.
(f) The minimum head room in a passage under the landing or under the staircase, if provided shall be 2.2 m.
(g) All buildings which are more than 15.8 m in height and all buildings used as educational, assembly, institutional, industrial, store and hazardous occupancies and mixed occupancies having area more than 500 sq. m. on every floor shall have minimum two staircases. At least one of them be on external wall of buildings and shall open directly to the exterior/ interior open space as to an open area of safety. The provision of alternative staircase shall be subject to the requirement of travel distance being complied with.
(h) The use of spiral staircase (fire escape) shall be limited to a building 12.8 m in height and to be connected with external balconies and shall be designed to give adequate head room.
(i) Ramps other than for parking floor shall have slope of not more than 1:10 provided that in case of public office, hospitals, slope of ramps shall not be more than 1:12. The minimum width of the ramps for hospitals should not less than 2.0 m.
49. Sites containing deposited refuse: -
No building shall be constructed on any sites on any part of which there is deposited refuse excrete, or other offensive matter to which the health authority objects until such refuse has been removed therefrom and the site has been prepared or left in a manner suitable for building purpose to the satisfaction of the Authority.
Provided that where it is intended to found a building on piles or non reinforced concrete pillars, the Authority may insist for appropriate treatment of the site by chemicals or in some other manner to the satisfaction of the health
authority and to be covered by a layer of sand or other suitable material to a depth of not less than 150 mm thick. 50. Sites liable to floods: - No building shall be erected on a site liable to flood or on a slope forming an angle of more than 45 degree with the horizontal or on soil unsuitable for percolation unless it is proved by the owner to the satisfaction of the Authority that erection of such a building will not be dangerous or injurious to health or involve danger from flooding or erosion or cause undue expenditure of public fund in the provision of roads, sewage, sanitation, water supply or other public services.
51. Sites containing pits and quarries etc.: -
No building shall be erected on a site which comprises or includes a pit, quarry or other excavations or any part thereof unless such site has been prepared or, left in a manner and condition suitable for building purposes to the satisfaction of the Authority.
52. Damp sites: -
Whenever the dampness of site or the nature of the soil renders such precaution necessary the ground surface of the site between the walls of any building erected thereon shall be covered with a layer of sound cement concrete not less than 150 mm thick or with asphalt paving on a layer of sound cement concrete not less than 150 mm thick or with asphalt paving on a layer of closely packed broken stone hard cake not less than 150 mm thick or otherwise rendered damp proof to the satisfaction of the Authority.
53. Served latrine: -
No service latrine will be allowed within the Guwahati Metropolitan Area.
54. Requirements of water supply in buildings: -
The total requirement of water supply shall be calculated based on the population as given below:
|Residential building||5 persons/ tenement|
|Other building||No. of persons based on occupant load and area of floors given in Table-2|
The requirements of water supply for various occupancies shall be as given above or as specified by the Authority from time to time.
55. No. of bath rooms:-
Every building designed or used for human habitation shall be provided with bath rooms as follows:-
(i) A building or part thereof designed or used for occupation by separate families or containing separate apartment shall have one bathroom for each family or apartment.
(ii) A building designed or used for human habitation other than in separate apartments shall be provided with one bathroom or shower room to every closet.
56. Septic tanks: -
Where a septic tank is used for sewage disposal, the location, design and construction of the septic tank shall conform to requirement of subsequent clause.
57.1 Location of septic tank’s subsurface absorption system: A subsoil dispersion system shall not be closer than 18 m from any source of drinking water, such as well, to mitigate the possibility of bacterial pollution of water supply. It shall also be as far removed from the nearest habitable building as economically feasible but not closer than 6 m. to avoid damage to the structure.
57.2 Requirement: -
(a) Dimensions of septic tanks- Septic tanks shall have minimum width of 0.75 m, minimum depth of one metre below water level and a minimum liquid capacity of one cubic metre. Length of tanks shall be 2 to 4 times the width; detail of which is given in Table-3
(b) Septic tanks may be constructed of brickwork, stone masonary concrete or other suitable material as approved by the Authority.
(c) Under no circumstance should effluent from a septic tank be allowed into an open channel, drain or body of water without adequate treatment;
(d) Minimum nominal diameter of pipe shall be 100 mm. Further at junctions of pipes in manholes, direction of flow from a branch connection should not make an angle exceeding 45 degree with the direction of flow in the main pipe;
(e) The gradients of land drains, under drainage as well as the bottom of dispersion trenches and soak ways should be between 1:300 and 1:400.
(f) Every septic tank shall be provided with ventilating pipe of atleast 50 mm diameter. The top of the pipe shall be provided with a suitable cage of-mosquito-proof-wire-mesh.
The ventilation pipe shall extend to a height, which would cause no smell nuisance to any building in the area. Generally, the ventilating pipe may extend to a height of about 2 m when the septic tank is atleast 15 m away from the nearest building and to a height of 2 m above the top of the building when it is located closer than 15 metres.
(g) When the disposal of septic tank effluent is to seepage pit, may be of any suitable shape with the least cross-sectional dimension of 90 cm and not less than 100 cm in depth below the invert level of the inlet pipe. The pit may be filled with stone, brick or concrete blocks with dry open joins which should be backed with atleast 7.5 cm of clean coarse aggregate. The lining above the inlet level should be finished with mortar. In the case of pits of large dimensions, the top portion may be narrowed to reduce the size of the RCC cover slab, where no lining is used, specially near trees, the entire pit should be filled with loose stones. A masonry ring may be constructed at the top of the pit to prevent damage by flooding of the pit by surface run off. The inlet pipe may be taken down a depth of 90 cm from the to as an anti mosquito measure.
(h) When the disposal of septic tank effluent is to a dispersion trench, the dispersion trench shall be 50 to 100 cm deep and 30 to 100 cm wide excavated to a slight gradient and shall be provided with 15 to 25 cm of washed gravel or crushed stones. Open jointed pipes placed inside the concrete and shall have minimum internal diameter of 75 to 100 cm. No dispersion trench should be longer than 30 m and trenches should not be placed closer than 1.8 m.
58. Setback line, yard width, coverage and other particulars will be according to the standards as below:
58.1 MINIMUM PLOTSIZE FOR RESIDENTIAL USE
|(a)||High||15 lessa i.e 200 sq.mt|
|(b)||Medium||01 Katha i.e. 268 sq.mt.|
|(c)||Low||01 Katha 05L 335 sq.mt.|
However within Guwahati Municipal Corporation area the Authority may allow to relax the provisions regarding plot size with the following conditions on FAR and coverage on appeal before appropriate authority.
|High density||Minimum plot size||10 Lessa|
|Medium density||Minimum plot size||15 Lessa|
|Coverage||50% for RCC 55% For Assam Type|
58.2 MINIMUM WIDTH OF PLOT
|(a)||Upto 15 Lessa i.e. 200 sq. mt||7.5 mtrs|
|(b)||15 Lessa to 1 K-10L i.e. 400 sq. mt||10 mtrs|
|(c)||1K-10L to 2K-10L i.e. 400 sq. mt to 670 sq. mt||11.5 mtrs|
|(d)||More than 2K-10L i.e. 670 sq. mt||12 mtrs|
58.3 SETBACK REGULATIONS
(a) Minimum setback of the building or the structure from the prescribed street line-
(i) FRONT SETBACK Every building fronting a street shall have a front space from the prescribed street line forming an integral part of the site as below
|Width of street fronting the plot as per Master Plan||Minimum front open space|
|Height of the building|
|Upto 9.6 Metres*||9.6 to 15.8 Metres*||Above 15.8 Metres*|
|Upto 6.6 Metres||3.0 Metres||4.5 Metres||6.0 Metres|
|Upto 15 Metres||3.0 Metres||6.0 Metres||7.5 Metres|
|Above 15 Metres||3.0 Metres||7.5 Metres||9.0 Metres|
* Assuming 0.6 metre to be the plinth height from the average level of the ground, around and contiguous to the building.
In case of building abutting two or more streets the wider street shall be considered for determining building height and other regulation and setback will be as per CL 36.
Front setback of all categories of building shall be as per 58.3 (i)
(ii) SIDE SETBACK For high density zones side setbacks shall be 1.5 metres. For medium density zones side setbacks shall be 1.5 mertres For low density zone side setbacks shall be 1.8 metres.
(iii) Rear setback for all density zone shall be 3.0 metres.
(iv) For building above 12 m. additional setback will be required as per Cl. 37 (A) 1.
(v) However for multistoreyed residential buildings all set back norms of multistoreyed apartment will be applicable.
58.4 REGULATIONS FOR APARTMENT BUILDINGS
|Height of building||Minimum plot size||Minimum front set back||Minimum rear set back||Minimum side set back|
|Apartment upto 12 m.||3 K.||4.5 m.||3.6 m.||2.4 m.|
|Apartment above 12 m. height||4 K.||6 m.||3.6 m.||2.4 m.|
|Mixed use building of residential apartment and commercial above 15 m.||5 K.||6 m.||3.6 m.||2.4 m.|
A plot abutting a street with a width of above 15 metres, the minimum front set back shall be calculated according to the width of the abutting street as given in the clause No. 58 (3)(i) The side and rear set backs for buildings above 12 m. will be as per Cl.
37. (A) (i).
58.5 REGULATIONS FOR COMMERCIAL USE IN COMMERCIAL ZONE
Minimum plot size -167.4 sq. mtr.
Minimum width of plot - 7.5 m
(i) Setback upto the height of 12 mtr. Minimum front set back- 3.0 mtrs with 1.5mtr. cantilever in upper floor
Minimum side set back- a minimum of 1(one) mtr has to be maintained in each side which can be relaxed to only one side if the adjoining plot owner agrees to have a common wall with his building.
upto plot depth of 18 mtrs - 1.5 mtrs.
above plot depth of 18mtrs - 3.0 mtrs with maximum 1.5 mtrs
If any part of the ground floor or any other upper floor is used for residential purpose or for human habitation the side set back of the building shall be as per the high density residential zones.
A plot abutting a street with a width of above 15 mtrs the front setback shall be calculated according to the width of the abutting street as given in the clause no. 58.3(i)
(ii) Additional rear and side setback for a building with a height of above 12 metres
12 m upto 15 m. –Rear setbak – 3 mtr. & side setback - 1.5 m.
- Side and rear setback should be increased by 0.3 metres for every 1.5 mtres of additional height of the building in addition to the setbacks already prescribed for a building of 15 metres height upto a maximum of 1.5 metres of additional set backs on both rear and sides.
58.6 REGULATIONS FOR WHOLESALE USE IN WHOLESALE COMMERCIAL ZONE
|Minimum plot size||670 sq.mtr|
|Minimum plot width||15 metres|
|Minimum front set back||6 mtrs.|
|Maximum height||(a) 15.0 mtr for building of wholesale use
(b) For other building the height will be given as per CL. 37.
|Minimum side set back||1.8 mtr on one side and the setback on the
other side will be 3.6 mtr
|Rear Set back||3.0 mtr.|
58.7 REGULATION FOR PUBLIC AND SEMI PUBLIC USE IN PUBLIC AND SEMI PUBLIC ZONE
|Minimum plot size||400 sq.mtr.|
|Front set back||6.0 metres|
|Side & rear||3.0 metres.|
58.8 REGULATION FOR INDUSTRIAL ZONE
|Requirements||Area In sq.mtrs.||Width in mtrs||Area in sq. metres||Width in metres|
|1||Minimum size of plot||744.00||15.5||1800||27.5|
|2||Minimum set back of all structure/ building or the structure from the prescribed street line set||Front||6.00||Front||9.0|
|f any structure or building is permitted for human habitation under provision of these rule the yard conditions shall be same as prescribbed for medium density residential zone||If any structure or building is permitted for human habitation under the provision of these rules the yard conditions shall be same as prescribed for medium density residential zone|
|4||Maximum height||15 mtrs|
58.9 REQUIREMENTS FOR SPECIAL TYPES OF BUILDINGS
(To be applicable for all zones where the particular use is permissible)
(A) NURSING HOMES/ HOSPITALS (In all zones where it is permitted/ permissible on appeal) Minimum plot size - 1338 sq. mtr i.e. 1 Bigha Minimum setback
|Front setback -
|(a) Rear & side||4.5 metres|
(B) PLACE OF WORSHIP
(Applicable for new proposals) Minimum plot size- 804 sq. mtr i.e. 3 K Minimum setback
|Front setback -||7.5 metres|
|(a) Rear -||5.0 metres|
|(b) Side -||3.0 metres|
(C) CINEMA HALL AND AUDITORIUM
|Minimum plot size -||1860 sq. mtr i.e.1B-3K-9L|
|(a) Front set back -||9.0 metres|
|(b) Rear & side -||4.5 metres|
(D) FILLING STATION
(a) Minimum Plot size- 31 mtr x 17 mtrs
(b) Petrol filling station with servicing bed Minimum Plot size- 37 mtr x 31 mtrs
*(E) SCHOOL BUILDING
|Minimum Plot size||Maximum Coverage||Minimum Front set back||Minimum side setback||Minimum rear setback|
|(a)||Pre nursery/ Nursery||535 sq. mt 02 katha||50%||6.0 mtr||3.0 mtr||3.0 mtr|
|(b)||Primary||804 sq. mt 03 katha||50%||7.5 mtr||3.0 mtr||3.0 mtr|
|(c)||High School||2677 sq. mt 02 bigha||30%||10 mtr||3.0 mtr||3.0 mtr|
|(d)||College||4015 sq. mtr 03 bigha||30%||10 mtr||3.0 mtr||3.0 mtr|
Organised parking- 20% of the total plot area Organised recreational open space- 20% of the total plot area
* For Govt. institutions regulations adopted by Education Department will be followed.
“U” type development
As an encouragement for developing U type commercial complexes / residential / apartment / group housing the setbacks of sides and rear, excluding the front setback, can be reduced provided.
(a) The area so saved is transferred to the central area / space or court yard.
(b) The minimum open space on sides and rear except front shall be 1.5mtrs for building of 12 m height & 2.4m for building above 12 m
(c) Minimum plot size for performing such development shall be 500 Sq. mtrs.
58.9. (i) The area of the plot for a multistoreyed building other than apartment of 15 metre height and above shall be - 04 K.
58.9. (ii) The floor area ratio (FAR), the coverage and the width of the access road for the various type of building is as given below
(a) The FAR for different widths of access road shall be :-
|Road Width (Metre)||Maximum FAR|
|4.5 to 7.9||175|
|8.0 or more||200|
(b) The coverage for different plot sizes should be: -
|Plot size (M2)||Maximum coverage (%)|
(c) Commercial and Resi-Commercial (Mixed Use) Minimum road width 3.6 m. to 9 m
|Plot size (M2)||Maximum FAR||Maximum coverage (%)|
|301 to 500||200||50|
|Type of building||Maximum FAR||Maximum
(ii) above 12 m height
|d) Other public & semi public area||175||40||9M|
|g) place of worship (applicable for new proposals)||125||40||9M|
|h) Cinema hall / multiplex & auditorium and indoor stadium||125||40||9M|
|i) Multiplex||The FAR and Coverage stipulations shall be similar to Commercial and Residential-Commercial (Mix use) of plot size above 500 metres square, with additional
requirement of parking, over and above parking norms for that building, similar to the requirement of parking space required for Cinema Halls based on the number of seats.
|j) Multilevel Car Parking||
i) Minimum plot size -1000 sq. m.
ii) Maximum Coverage -66%
iii) FAR Plot Size 1000 sq. m –2000 sq. m -175 Above 2000 sq. m -200
iv) No restriction on no. of basement with 100% basement subject to structural safety with basement to be flushed with ground level.
v) Maximum height be restricted to permissible height and minimum setbacks be as per commercial building.
For other type of buildings not specifically mentioned above, the Authority will decide considering the similarity of the building with the above use.
58.10.1 Maximum mezzanine area allowed is 33% of plinth area which will not be counted in FAR if it has access from only lower floor. Height of the mezzanine - 2.2m minimum to 2.7m maximum however, no additional area above 33% shall be allowed in mezzanine floor even if FAR is available.
58.10.2 Basement shall not be counted for F.A.R. calculations for following uses-
(i) Air conditioning and other machines used for services and utilities of the building.
(ii) Parking places and garages.
(iii) If the basement is used for office or commercial purpose it shall be counted in F.A.R.
(iv) While calculating the FAR following areas are exempted from FAR calculation-
Lift, Staircases and Entrance Lobby area of the Cantilever Cupboard Self subject to a maximum of 2% of the area from which these are projected, Sentry Box and Guard Room (Maximum of 3.5 sq. metre each), Care Taker Room (Maximum 8 sq. metre), Rain Harvesting Structures and Un-Enclosed Covered Parking Places.
(v) For calculation of exemption area from FAR under clause 58.10.2 the entrance lobby will mean the lobby immediately in front of staircase and lift subject to a maximum exempted area of 12 sq. m. per staircase/lift for each floor.
(a) Partial unenclosed balcony projections for a length ¼ of the building length/breadth in upper floors upto a minimum setback line of 1.5 mtr from plot boundary will be allowed subject to a maximum width of 1.5 mtr.
(b) The projection of cantilever or cupboard or shelve upto 0.75 mtr in depth shall be permitted and exempted from covered area calculation. This will be allowed only from the first floor and shall not exceed 2.0 mtr per habitable room and cupboard under windows.
(c) A canopy not exceeding 4.5 mtr in length and 2.5 mtr in width in the form of unenclosed cantilever over the main entrance with a clear height of 2.2 mtr below the canopy shall be allowed.
(d) Light and ventilation:- When any habitable room excepting bath, W.C, store room, kitchen and dining are not abutting on either the front side or rear open space it shall abut in an interior open space where minimum width will be 3 mtr.
For ventilating the spaces for W.C, bath, store, kitchen and dining if not opening on any open space, shall open on the ventilation shaft the size of which is given below-
area of shaft
|(1) W.C, bath & store||
(a) upto 18 m
(b) above 18 m.
3 sq. m
6.25 sq. m
|(2) Kitchen & dining||
(a) upto 18 m
(b) above 18 m
6.25 sq. m
9 sq. m
58.10.4 The parking space to be provided in the building shall be as per the details given in the Appendix- I. In providing the parking, care has to be taken that 50% of the open space is left for landscaping and not counted for in the parking calculations. At least 25% of the open space reserved as organised open space which should be clearly shown in the service plan. For calculation of car space the following shall be considered. Area of each car space-
(i) Basement parking-30 sq. mtr
(ii) Stilt-25 sq. mtr
(iii) Open Parking-20 sq. mtr
In addition to parking requirement specified in Appendix – I, for multistoreyed apartments, commercial complex and nursing homes following parking provisions have to be made in these complexes for visitors/shoppers, which should be easily accessible from the approach road.
|Multistoreyed apartment -||1 car/4 dwelling units.|
|Multistoreyed shopping/ Office complex
||-1 car/100 sq.mtr. of area|
|-1 scooter/50 sq.mtr. of area|
||-1 car/5 cabin of single accommodation.|
|-1 Scooter/5 bed accommodation|
This area is inclusive of the circulation and driveway etc. as provided in National Building Code 2005. For actual size of a car space (excluding circulation and driveway area) to be taken as 13.75 sq. metre.
58.10.5 No extension of existing building will be allowed by the Authority if the parking provision required for the whole building as per new Byelaws is not made available in the new proposal.
58.11 ADDITIONAL REQUIREMENTS FOR MULTISTOREYED AND SPECIAL TYPE OF BUILDINGS
(A) Service plan showing the following details-private water, sewerage disposal system and detail of building services where required by the Authority shall be made available on scale not less than 1:100 and it should also include the following.
(a) For outlet from the soakpit to municipal drain if provided an intermediate treatment chamber should be installed details of which is to be shown in service plan subject to approval of the Authority and provision made under Sec. 64 wherever required.
(b) Garbage vet.
(c) Organised open space as specified by clause
58.10(4). Detail of building services include
(i) Air conditioning system, if any.
(ii) Detail of exits including provisions of ramps, etc. for hospital and special risk building
(iii) Location of generator, transformer and switch gear.
(iv) Smoke exhauster system and fire alarm, if any.
(v) Location of centralized control of all fire alarm systems, if any.
(vi) Location and dimension of static water storage and pump house.
(vii) Location of fire protection installation, sprinklers, wetrisers, etc, if any. .
N.B.-These should generally be as per specifications of National Building Code 2005.
(viii) Size (width) of main and alternate staircase along with balcony approach, corridor and ventilated lobby approach.
(ix) In case of nursing homes and hospitals, detail of incinerator for treatment of hospital waste is to be submitted and clearance from appropriate authority under Assam Health Establishment Act 1993 and 1995 will be required before its clearance by GMDA.
(x) Detail provisions made of conservation and harvesting of rain water to be provided as required under CL. 65 of this Byelaws.
(B) (i) NOC from the State Fire Service shall be required for building above the height of 15.8 m.
(ii) In addition to this NOC mentioned in (i) above it will be mandatory to provide all provision of Part (4) of NBC 2005, for fire and life safety in the building.
(C) Specifications:- General specifications of the proposed construction giving type and grade of material of public use along with soil testing report and structural details as given in Chapter- VI duly signed by architect/ engineer/ supervisor/ group should accompany the application for buildings above three storey.
(D) Supervision: Applications shall be further accompanied by a certificate of supervision in a prescribed form given in Chapter- VI by the licensed architect, engineer, groups as the case may be.
(E) A certificate to the effect that the maximum requirement of power in the building/ project is being intimated to A.S.E.B. in advance.
58.12 For the hazardous and industrial building the Authority will ask for NOC from the State Pollution Control Board.
58.13 All other regulations not specifically mentioned here will be applicable as per the provision of Zoning Regulations.
58.14 The Authority may ask for any other information considering special nature of building and location of the plot.
58.15 Engineers Group, Structural Engineers, Geo-Technical Engineers/ Consultants, Supervisors referred to above shall be licensed/ enrolled by the Authority as competent to do various works as specified in this rules and modifications made from time to time, detail of which is given in annexure – II where as Architects registered as an Architect by the Council of Architects under the Architect Act 1972 are not required to be registered if they provide satisfactory proof of their valid registration under Architect Act, 1972.
58.16 Penal action for violation of Master plan & its Zoning Regulations and-Byelaws.
The Authority under provisions of GMDA Act, 1985 shall take penal action for violation of Master Plan/ Zoning Regulations or Byelaws which may include stoppage of construction activity, demolition alternation and in paying fine and by imposing penalties as given in Appendix-III.
58.17 The structural design, constructional standard etc. of all multistoreyed buildings are required to be supervised during construction at three stages at (1) foundation (2) plinth/ Gr. Floor, (3) upper floor in the manner described below.
i) The individual /promoter is required to get their construction checked at above mentioned three stages of construction through licensed technical firms of Authority before proceeding with next stage of construction failing which the Authority may revoke the permission.
ii) The supervision under this clause will be done by the concerned firm. Necessary certificate is to be submitted duly signed by firm and applicant in the manner given in Form 1 to 4.
iii) The individual promoter/developer is required to employ technical personnel of suitable competence for daily supervisions of construction work.
58.18 The inconsistent provisions of the present Zoning Regulations will cease to operate within Guwahati Metropolitan Area with effect from the date on which these modifications are first published and the Authority can enforce these provisions with immediate effect from a date to be notified by the Authority.
58.19 Should any dispute arise about the interpretation of any definitions or provisions of these rules, the decision of the Authority shall be final. However, aggrieved persons may appeal to the appellate authority against such decisions and the decisions of the appellate authority shall be final and binding to all concerned.
58.20 For construction of any public and apartment building of heightabove- 12-metre-–
(i) The structural design is required to be done as per IS code of practice by a
licensed structural engineering consultant and the structural calculations, designs and drawings and specifications are-certified-bythis- consultant.
(ii) The soil testing report on which the design is based is required to be obtained from a licensed Geo-technical consultant.
(iii) For public buildings and apartments, permission for construction shall not be granted unless :-
(a) The builder submits detailed calculations of structural design along with copies of structural drawings and specifications certified by the structural engineering consultant. (detail in Chapter-VI)
(b) Provision is made for appropriate treatment of septic tank effluent, sullage water, garbage and drainage of waste water.
Note: - (a) The Authority may go for proof checking of structural design through a structural designs review panel to be setup by the Authority. Proof checking will only be done on the basis of recommendations of the Committee approving the proposal based on each case as specified in Chapter-VI.
(b) Record of construction progress be intimated to the Authority and stage for recording progress certificate (format to be given by the Authority) and checking is given below: - (detail given in Chapter-VI)
(i) Plinth in case of basement before casting of basement slab
(ii) First storey
(iii) Middle storey incase of multistoreyed building
(iv) Last storey
The progress certificate is to be signed by owner/developer/builder and R.T.P.
Note: Procedure to be followed for ensuring structural safety of the buildingwill be governed by provisions given in detail in Chapter-VI of these rules.
(iv) Availability of source of water supply is to be ensured by the builder before granting permission for construction of a multistoried building. Report of test boring and other study to ascertain the availability of ground water may be called for if the source of water is ground water.
(v) Electrical installation: Proper location and space for electrical facilities as per Indian Electricity Rules is to be provided in all buildings above 15 m height and all works of lift installation must comply with requirement of B.I.S. codes of practice and relevant provisions of Indian Electricity Rules and should be approved by the Chief Electrical Officer of Govt. of Assam.
(vi) Improvement of drains upto the nearest outlet point is to be made as directed by the Authority. Additional 25% of the cost of improvement at PWD rate be imposed as penalty if such improvement is not done as directed by the Authority.
58.21 Should at any time the Authority decide that certain provision of these rules require change or suspension in certain areas for a comprehensive development of the area, the same can be made by the Authority with prior approval of the Govt.
58.22 Provisions of National Building Code 2005 will apply in case of those provisions which are not specified in this Byelaws.