Building Bye - Laws

Building Bye-Laws are legal tools used to regulate coverage, height, building bulk, and architectural design and construction aspects of buildings so as to achieve orderly development of an area. They are mandatory in nature and serve to protect buildings against fire, earthquake, noise, structural failures and other hazards. BOV presents you a summary of building byelaws of the few cities of Delhi and NCR based on various norms and guidelines mentioned in master plan reports and other notifications. The summary of Delhi NCR building bye – laws are as follows:-

Residential Building Bye – Laws

(a). Residential Plot – Plotted Housing :- Maximum ground coverage, FAR, number of dwelling units for different size of residential plots
mentioned in the following tables :-

  • The local body concerned shall be competent to disregard variation of upto 2% in plot size, arising from conversion of area from sq. yard to sq.m. 100% ground coverage and 350 FAR shall be eligible for regularization of construction already existing as on 22.09.06 on payment of charges as per the notification, in respect plot size between 100 to 175sqm.
  • Maximum height of the building shall be 15m in plots without stilt parking and 17.5m in plots with stilt parking. Such residential building shall not be considered as high rise building. For purpose of fire and life safety requirements, clearance of Fire Department will be obtained by the individual plot owner.
  • If the building is constructed with stilt area of non-habitable height (less than 2.4m), used for parking, such stilt area shall not be included in FAR
    but would be counted towards the height of the building.

(b). Residential Plot – Group Housing:-

  • The upper limit of density be taken as 200 DUs/ha.(900pph) with flexible Dwelling Unit sizes to achieve optimal utilization of land. The density for Slum & JJ clusters (In-situ up-gradation/ Rehabilitation/ Redevelopment of Slum & JJ Clusters, Resettlement Colonies) and EWS Public Housing Schemes be maximum 900 DUs/ha.
  • Plots for group housing should be located on roads facing a minimum width of 18 m ROW (7.5m ROW for Redevelopment Areas/Rehabilitation
    area//Special Area/Village (Lal Dora/Firni)/Extended Lal Dora. Additional floor area minimum 400 sq.m or at the rate 0.6% of permissible FAR shall be allowed free from FAR to cater to community needs such as community /recreational hall, crèche, library, reading room, senior citizen recreation room / club and society office.
  • The developer shall ensure that minimum 15% of the proposed FAR to be constructed for Community-Service Personnel / EWS and lower category. Such flats should have an area between 25 to 40 sqm. This 15% of the proposed FAR for Community Service Personnel / EWS and lower category housing would be over and above 200 Permissible FAR and density of 200 DUs. Ground coverage up to 40% may be allowed to achieve low-rise high-density housing without lifts.
  • In case of Redevelopment Areas/ Rehabilitation area/ Special Area/ Village/ (Lal Dora/Firni)/Extended Lal Dora, the minimum size of plot for Group Housing shall be 1670 sqm. (2000 sq.yds.) on roads having a minimum width of 7.5m ROW.

(c). Cluster Court Housing:-

The net housing density permissible shall be 225 DUs per Ha. With 15% variation on either side and could be averaged for more than one pocket. Minimum street in front of pocket to be 12 m.

(d). Foreign Mission:-

Basement upto the building envelope line to the maximum extent of 50% of plot area shall be allowed and if used for parking and services should not be
counted in FAR.

(e). Hostel / Guest House / Lodging & Boarding House / Dharamshala :-

Parking to be provided @ 2 ECS per 100 sq.m. of built up area. These norms shall not be applicable for Guest House under Mixed Use Regulations.

(f). Night Shelter :-

In the case of parking. nil for plots measuring less than 500 sqm and 2 cars/ service vehicles, for plots measuring 500 sqm and above.

(g). Farm House / Low Density Residential Area :-

Setback in dwelling house should be 15 m away from any boundary line of the property. Where the property abuts to urban road, the dwelling house building should be setback from the centre line of that road by 60m. Where the property abuts to village road, the building setback from the centre line of that road should be by 30m. No dwelling units should be built within 400m of the right of way of any National Highway.