PLANNING REGULATIONS
BUILDING LINE AND
CONTROL LINE
The ‘building line’ refers
to the line of building frontage, i.e., the line up to which the plinth of the building adjoining the street or an extension of a street or on a future street
may lawfully extend. This line is often known as set back or front building
line and is laid down in each case, parallel to the plot boundaries, by the
authority, beyond which nothing can be constructed towards the plot boundaries.
Certain buildings, such as factories and business centres that attract largely
number of vehicles should further set back a distance apart from the building
line. The line that accounts for this extra margin is known as the ‘control line’ (below
Table).
Distances
of Building Lines and Control Lines
Type Of Road |
In Open And
Agricultural Country |
Ribbon Development
Along with Approaches |
Actual Limits In
Urban Area |
|||
National and state highways |
30 |
36 |
18 |
30 |
30 |
45 |
Major district roads |
24 |
45 |
9 |
15 |
15 |
24 |
Other district roads |
15 |
24 |
6 |
9 |
9 |
25 |
Village roads |
12 |
18 |
6 |
9 |
9 |
15 |
BUILT-UP AREA
The built-up area of a plot means the plot area minus
the area of open spaces in it below table
OPEN SPACE
REQUIREMENTS
For attaining natural ventilation, open spaces are
necessary around the building. As per the Kerala Building Rules 1984, the
minimum open space requirements are given below.
a. For
buildings up to 10 m in height.
i. Every building shall have at least front and backyards of a minimum of 3 m.
ii. A
clear open space of not less than 1.5 m shall be there on the sides other than
front and rear.
b. For
buildings above 10 m and up to 25 m height, there shall be an increase in the
minimum open spaces at the rate of 0.5 m per every 3 m exceeding 10 m or a fraction of it.
SIZE OF THE ROOMS
The minimum area required for the individual rooms is
also specified. For example, the minimum area required for a kitchen is specified
as 4.5 m2. The bathroom
is to have a minimum size of 1.5 m × 1.2 m or an area of 1.8 m2, while a combined
bathroom and water closet is to have a minimum floor area of 2.8 m2, with a minimum width of
1.2 m.
The minimum height of an individual room is specified as
(i) 2.75 m for habitable rooms,
(ii) 2.2 m for bathrooms and WC and
(iii) 2.55 m for kitchens.
The
specifications for a maximum height of buildings are given in Table
Limitation of Built-up Area for
Residential Buildings
Area
of the plot (m2) |
Maximum
permissible built-up area |
Less
than 200 |
60%
with two-storeyed structure |
200–500 |
50%
of the site |
500–1,000 |
40%
of the site |
More
than 1,000 |
33.33%
or 1/3rd of the site |
Maximum Height of
Buildings
Width
of street (m) |
Height
of the building |
Say W |
Height = 1.5 W + front open space |
Upto 8 |
1.5 times the width of street |
8–12 |
Not more than 12 m |
Above 12 |
Not more than the width of the street and in
no case more than 24 m |
LIGHTING AND
VENTILATION OF ROOMS
The aggregate area of doors
and windows is to be not less than one-fourth of the room area. The total area
of windows is to be one-tenth of the floor area for dry hot climate and
one-sixth of the area for wet climate.
In addition to the above,
ventilators are to be provided for at least 0.3 m2 area or at the rate of 0.1 m2 for every 10 m3 of space.
The depth of the foundation
is to be 0.7–1 m below the finished ground for single-storeyed buildings and for
double-storeyed buildings it is to be 1–1.3 m. The plinth of the building is to
be kept higher than the surrounding ground level by 30 cm or greater.
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