Planning to buy a flat ? I recommend that you read the National Building Code of 2005 also called NBC 2005. Download a copy from :-
http://www.google.com/url?sa=t&rct=j&q=&esrc=s&source=web&cd=1&ved=0CCwQFjAA&url=http%3A%2F%2Fwww.bis.org.in%2Fsf%2Fced%2Fced46%287830%29WC.pdf&ei=GEqkUZe6CNCtrAeshYH4CQ&usg=AFQjCNGD2EFqeZo66wZ6EID4L27lenqgcw&sig2=7TvFg4_V2KWXUZAc4RlrIw&bvm=bv.47008514,d.bmk
You will be surprised as to what all a builder is required to provide you. And well wait till July end by which a Regulator for the Building Industry will be put in place by the Government. It will be then mandatory for all builders to provide all things as given in the NBC Code 2005. The prices of Flats are also expected to come to their real value.
Remember as per NBC 2005 guide lines the norms for parking is as follows:
As per the National Building Code (NBC) one car parking area must not
be less than 13.75 Sq. Mtr and one two wheeler parking area must not be
less than 1.25 Sq. Mtr
Salient Features of NBC 2005
1) Inclusion of a complete philosophy and direction for successfully
accomplishing the building projects through Integrated
Multidisciplinary Approach right through conceptual stage to
planning, designing, construction, operation and maintenance stages
2) A series of reforms in building permit process
3) Provisions to ensure and certification of safety of buildings
against natural disaster by engineer and structural engineer
4) Provision for two stage permit for high rise and special
buildings
5) Provision for periodic renewal certificate of occupied buildings
from structural, fire and electrical safety point of view
6) Provision for empowering engineers and architects for sanctioning
plans of residential buildings up to 500 m2
7) Inclusion of detailed town planning norms for various amenities
such as educational facilities, medical facilities, distribution
services, police, civil defence and home guards and fire services
8) Revision of parking requirements for metro and mega cities
9) Updation of special requirements for low income housing for urban
areas
10) Inclusion of special requirements for low income housing rural
habitat planning
11)
Inclusion of guidelines for development planning for hilly areas
12) Revision of the provisions for buildings and facilities for
physically challenged
13) Fire safety norms completely revamped through detailed
provisions on Fire Prevention, Life Safety and Fire Protection
14) Inclusion of new categories of starred hotels, heritage
structures and archaeological monuments for fire safety provisions
15) Substitution of halon based fire/extinguishers fire fighting
system
16) Promotion to new/innovative building materials/technologies
17) Inclusion of latest provisions for earthquake resistant design
and construction
18) Inclusion of details on mult-disaster prone districts
19) Inclusion of new chapter on design and construction using bamboo
20) Chapter on prefabricated and composite construction for speedier
construction
21) Updation of provision of safety in construction
22) Complete revision of provision on building and plumbing services
in line with applicable international practices
23) Provisions on rain water harvesting
24) Inclusion of new chapter to cover landscaping needs
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Relevant extract from NBC 2005 is given below for your information:
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16 GENERAL BUILDING REQUIREMENTS
16.1 ELEVATORS (LIFTS)
(i) A lift shall be provided in all
buildings as prescribed hereunder.
(i) In case of Building having height
more than 13.0 Mts. lift shall be provided.
(ii) Lift shall be provided at the
rate of one lift for 20 tenements of all the floors. or part
thereof for residential buildings
and at the rate of one lift per 1000.00 sq.mts. or part
thereof of built-up area for
non-residential buildings.
The tenement and built-up area on
ground floor and two upper floors shall be excluded
in computing
the above requirement.
Lift shall be provided from ground
floor and shall have minimum capacity of six
persons. On the basis of detailed
calculations based on the relevant provisions of
National Building Code. the number of
lifts can be varied.
(iii) Not withstanding anything
contained in the Development Control Regulations in case
of building with 21 meters or more in
height. at least two lifts shall be provided.
16.2 FIRE PROTECTIONS :
In case of high rise buildings. the
follwing provision shall be made for safety of buildings
from fire :-
(i) In addition to the requirement
under Regulation No. 17.1 at least one lift designed
as fire-lift as defined in the
National Building Code shall be installed.
(ii) At least one stair-case shall be
provided as a fire staircase as defined in the National
Building Code. Provided that this
shall not be applicable if any two sides of a staircase
are kept totally open to external
open air space.
(iii) Water Supply: Underground tank
of the capacity of one lakh liters and two lakh liters
for the buildings situated within the
municipal limit and outside of the municipal
l imit respectively be invariably
provided in all the high rise buildings. Water in the
normal use tank should come only
through the overflow of fire tank so provided.
(iv) In high rise buildings. the
internal fire hydrants shall be installed as provided in the
National Building Code or as
prescribed in the Indian Standard Code of practice for
installation of internal fire hydrants
in high rise buildings. The detailed plan
showing the arrangement of pipe lines.
booster pumps and water-tanks at various levels
shall be submitted for approval of the
concerned authority along with the plans and
sections of the buildings.
(v)
In case of high rise buildings.
an external fire hydrant shall be provided within the
confines of the site of the building
and shall be connected with Municipal Water mains
not less than 4" in diameter. In
addition. fire hydrant shall be connected with Booster
Pump from the static supply maintained
on site.
(vi) In case of high rise buildings
separate electric ciecuits for lift installation. lighting
of passages. corridors and stairs and
Lift shall be provided at
the rate of one lift for 20 tenements of all the floors. or part
thereof for residential buildings and at the rate of one lift per
1000.00 sq.mts. or part
thereof of built-up area for
non-residential buildings.
The tenement and
built-up area on ground floor and two upper floors shall be
excluded
in computing the above requirement. Lift shall be
provided from ground floor and shall have minimum capacity of six
persons. On the basis of detailed calculations based on the relevant
provisions of National Building Code. the number of lifts can be
varied.
(iii) Not withstanding anything contained in the
Development Control Regulations in case
of building with 21
meters or more in height. at least two lifts shall be provided.
16.2 FIRE PROTECTIONS :
I
(i)
In high rise buildings. the internal fire hydrants shall be
installed as provided in the
National Building Code or as
prescribed in the Indian Stand for internal fire hydrant
system shall be provided.
(ii) All the requirements under the
above regulations shall be clearly indicated on plans
duly signed by the owner and the
person who has prepared the plans. The Competent
Authority may direct the owner to
submit such further drawings as may be necessary.
to clarify the implementation of the
provisions of the above regulations.
(iii) Every building having a height
of more than 25 Mts. shall be provided with diesel
generators which can be utilized in
case of failure of the electricity.
Lift shall be provided at
the rate of one lift for 20 tenements of all the floors. or
part
thereof for residential buildings and
at the rate of one lift per 1000.00 sq.mts. or part
thereof of built-up area for non-residential buildings. The
tenement and built-up area on ground floor and two upper floors
shall be excluded in computing the above requirement.
Lift
shall be provided from ground floor and shall have minimum
capacity of six persons. On the basis of detailed calculations
based on the relevant provisions of National Building Code. the
number of lifts can be varied.
(iii) Not withstanding anything
contained in the Development Control Regulations in case
of
building with 21 meters or more in height. at least two lifts
shall be provided.
16.2 FIRE PROTECTIONS :
(i)
In high rise buildings. the internal fire hydrants shall be
installed as provided in the
National Building Code or as
prescribed in the Indian Stand
(ii) The standard of National Building
Code must be adopted fully in providing
stair-case and alarm system.
(iii)
There should be Provision of
dry-powder. fire extinguisher to the extent of two
on each floor with a capacity of 5 kgs.
in all the high rise buildings.
16.2
FIRE PROTECTIONS :
I
(iv) In high rise buildings. the internal
fire hydrants shall be installed as provided in the
National
Building Code or as prescribed in the Indian Standations
every person who undertakes construction of
a building and/or who designs the
structural member of the building shall comply
with the provisions of National
Building Code prevailing at the relevant time or the
provisions of the Indian Standard
Specifications published from time to time.
(4) Every person who undertakes the
construction work on a building or directs or
supervises such works shall be
responsible and shall ensure use of sound and good
quality building materials. properly
put together for optimum safety He shall be
liable for all consequences arising
out of breach of this regulations.
16.4 PLINTH
(a) Habitable rooms shall have minimum
plinth height of 0.45mt. from ground level.
(b) Parking garage may have no plinth.
(c) Provided that the ground floor of a
building may be permitted on stilts/pillars instead
of a solid plinth with a clear height
of 2.4 Mts. in case of slabs with beams height should
not exceed 2.8 Mts. and further that
this space shall at all times be kept free from any
enclosure except for genuine
stair-case.
Provided further that a electric meter
room. room for telephone D.B.: bath-room.
water-room. stair-case room. pump room.
wate closet. servant room. security cabin may be
permitted subject to maximum built-up
area of 15smt. allowed a minimum plinth 30cms
and this area shall not be considered
towards computation of F.S.I.
16.6 HEIGHT OF FLOORS :
Minimum height of floors in building at
any point shall be 2.8 Mts. for residential and
commercial uses and 3 meters or as per
Factory Act or other relevant Act in case ground floor and
upper-floors in abuilding used for
office for ancillary uses of factories. workshops. godowns and
other industrial purposes.
Provided than in case of folded roof
the minimum height of 3.0 Mts. shall be measured from the
lowest point of the fold.
Provided that in case of gabled or
slopping roof the minimum height below the lowest part of
roof. shall not be less than 2.2 Mts.
and an average height of the rooms shall not be less than the
minimum prescribed here above.
Provided further that in case of
trussed-roof. the minimum height shall be measured from the
pavement to bottom of the tie beam.
Provided that for verandah, Bathroom,
W.C. passages, puja room, stor room, stair cabin,
minimum height of 2.00 mts.
16.2 FIRE PROTECTIONS :
I
(iv)
In high rise buildings. the internal fire hydrants shall be installed
as provided in the
National Building Code or as prescribed in the
Indian Stand
stair and lending exclusive of parapet
shall not be less than 1.5 Mts.
(d) Minimum stair width for more than 6
tenements on each floor shall be 1.5 Mts.
(e) The stair-case & lifts
(elevators) shall be so located that it shall be within accessible
distance of not more than 25 Mts. from
any entrance of tenement or an office provided
on each floor.
(f) The design of the lift & stair
along with the tread and riser shall comply with the
provisions of the National Building
Code for that class of building.
(g) No winders shall be allowed except
in case of individual dwelling unit.
Another lettter you may like to read is from The Chief Administrator
HUDA, (Town planning wing), Panchkula to all Town Planners in Haryana. The entire letter is given below for your perusal:
From
The Chief Administrator
HUDA, (Town planning wing)
Panchkula.
To
All Administrators, HUDA _________.
Senior Town Planners, __________.
District Town Planner, __________.
Estate Officers HUDA ___________.
Memo. no. CTP-STP (N)/JS/9602-50 Dated:09.08.2010
Subject: -
1. Policy regarding removal of height restriction on group housing
sites, integrated commercial complexes and Institutional sites.
2. Policy regarding permission of four level basement in group
housing, integrated commercial complexes and IT Parks/Cyber
cities/IT units.
Reference: - In supersession of this office memo no. 7370-7418 dated 03.06.2010.
It has been decided to amend the instructions on the subjects cited
above, issued vide letter under reference as under:
In view of the fact that the National Building Code (Part-IV) has de-
restricted the height of the buildings and the fact that the latest technologies are
available for structural design and fire fighting, it has been decided to remove the limit of the maximum height of the building in case of Group Housing sites, Commercial Complexes and institutional sites. In the case of commercial complexes, this provision shall be applicable only on those sites which are governed by the zoning plans and not by the architectural controls. Similarly, in case of institutional sites, the policy shall be applicable on institutional plots having an area of one acre and above. Further, in case of above mentioned buildings having height 30 meters and above, clearance from the National Airport Authority of India will be required. For buildings more than 60
meter in height, regarding structural stability, the clearance from the recognized
institutions like IITs, Punjab Engineering College (PEC), Regional Engineering
College/National Institute of Technology etc. and for the fire safety clearance from National Fire Service College Engineers (Ministry of Home affairs, Govt. of India) Nagpur will be required. In view of increasing demand for parking and the latest technologies available for structural design, it has also been decided to allow four level basements for parking, to facilitate the general public, in the high rise buildings of Cyber City, Cyber Park/ IT Park/ IT units, Group Housing sites, Commercial Complexes and institutional plots. The provision of parking in various types of buildings shall have to be made as follows:
-
1. Group Housing Sites: - 1.5 equivalent Car Space (ECS) for each dwelling unit will have to be provided instead of present one equivalent car parking space (ECS) for each dwelling unit. Also minimum 75% of total car parking is to be provided in the form of covered parking.
2. Integrated/Multi-storey Commercial Buildings: - One ECS for every 50 square
meters of the covered area will have to be provided instead of 75 square meters.
Further, 15% of the total parking requirement has to be at the surface level and
remaining 85% shall be in the form of covered parking.
3. Cyber Park/ IT Park, Cyber Cities, IT Units: - One ECS for every 50 square
meters of the covered area will have to be provided.
4. Institutional Sites: - One ECS for every 75 square meters of the covered area will have to be provided. Atleast 20% of the parking shall be at the surface level and remaining 80% shall be in the form of covered parking.
5. The area for parking per car unit (Equivalent Car Space) shall be as under;
a) Basement = 35 square meters.
b) Stilts = 30 square meters.
c) Open = 25 square meters.
Parking for special areas like auditoriums/convention centre etc shall be in
addition as per BIS code.
6. The covered parking in the basement or in the form of multi-level parking above ground level will not be counted towards Floor Area Ratio (FAR). However, the footprint of separate parking building blocks shall be counted towards ground coverage.
7. In case of provision of mechanical parking in the basement floor/upper storyes, the maximum floor to ceiling height of the basement/floor may be of 4.5 meters.
8. The misuse of the covered parking space will immediately attract levy of three times the penalty of the composition fee prescribed for the excess covered area in the respective category. The basement can be used for Air conditioning Handling Unit (AHU), utilities and services connected with the building, parking spaces. No storage and commercial activity shall be permitted in the designated parking areas.
9. In case a part of the basement is used for generator room, electric substation,
transformer room etc, the same shall be segregated from the rest of the basement through a masonry wall, at least 4 1⁄2” thick.
10. The above provisions shall also be applicable on group housing sites, institutional sites and Cyber Park/ Cyber Cities/IT Park/IT units retrospectively. However, these relaxations shall not be allowed on commercial sites already disposed off by way of auction. Such commercial sites shall be governed by the term and conditions of auction as well as provisions of approved zoning plans.
-Sd-
(B.B.L. Kaushik)
Chief Town Planner,
for Chief Administrator, HUDA.
Endst.no. CTP-STP (N)/JS/9651-58
Dated: 09.08.2010
