What sep­a­rates build­ing codes in Pun­jab

While the state gov­ern­ment works on a Pun­jab uni­fied build­ing code, HT Es­tates ex­am­ines dif­fer­ences be­tween the two sets of build­ing rules op­er­a­tional in the state and the draft rules

Hindustan Times (Chandigarh) - Estates - - HT ESTATES - Mu­niesh­wer A Sa­gar mu­niesh­wer.sa­gar@hin­dus­tan­times.com

At present, two dis­tinct build­ing rules are op­er­a­tional in the state– the Pun­jab Mu­nic­i­pal Build­ing Bye-Laws ap­pli­ca­ble in the mu­nic­i­pal ar­eas; and Pun­jab Ur­ban Plan­ning and De­vel­op­ment Au­thor­ity Build­ing Rules ap­pli­ca­ble out­side mu­nic­i­pal lim­its through­out the state.

Re­cently, the state gov­ern­ment through the depart­ment of hous­ing and ur­ban de­vel­op­ment in co­or­di­na­tion with the lo­cal gov­ern­ment depart­ment, started pur­su­ing the uni­fied build­ing code, a com­mon build­ing code for all of Pun­jab. This de­vel­op­ment con­cre­tised this year; last year, both the de­part­ments had pro­posed dif­fer­ent draft build­ing rules for their re­spec­tive de­part­ments.

Here it be­comes per­ti­nent to ex­am­ine the dif­fer­ences be­tween the dif­fer­ent build­ing codes, both the one op­er­a­tional at present and the pro­posed draft rules of the two de­part­ments.

RES­I­DEN­TIAL PLOTS

The main dif­fer­ence in the res­i­den­tial seg­ment build­ing codes re­lates to the pro­vi­sion for site cov­er­age and floor area ra­tio (FAR) in the two codes. Within the mu­nic­i­pal lim­its, the site cov­er­age varies from 40% to 90% and FAR from1:1.25-1:2.00 de­pend­ing upon the size of the plot. There is no men­tion of min­i­mum road width for such de­vel­op­ments. Un­der the PUDA rules, the site cov­er­age varies from 40% to 65% and FAR from 1:0.9 to 1:1.95 de­pend­ing upon the size of the plot. The min­i­mum road width is 35 feet.

The drafeet mu­nic­i­pal build­ing rules 2017, re­lax the FAR norms while keep­ing the site cov­er­age the same. The site cov­er­age varies from 40% to 90% and FAR from 1:1.50-1:2.25 de­pend­ing upon the size of the plot. The draft rules like the op­er­a­tional rules don’t men­tion min­i­mum road width, min­i­mum plot size or the park­ing norms. PUDA draft build­ing rules 2017, men­tion FAR of 1:2 de­pend­ing on the plot size and keep the site cov­er­age the same. The min­i­mum road width is pro­posed to be 40 feet. The min­i­mum plot size is 60 sq m, and park­ing norms are specif­i­cally men­tioned.

GROUP HOUS­ING PROJECT

In the group hous­ing seg­ment, the mu­nic­i­pal rules call for a road which is at least 40 feet to 60 feet wide; the per­mit­ted ground cov­er­age is 40% and FAR is 1:1.75. For a road width of more than 60feet, the cov­er­age de­clines to 35%, while FAR in­creases to 1:2. The min­i­mum plot size is pre­scribed at 2500 sq yard.

In the PUDA lim­its, the min­i­mum road width is 60 feet and the max­i­mum ground cov­er­age is 30%. FAR varies from 1:2.00 to 1:3.00 de­pend­ing upon the size of the road. The min­i­mum plot size is 2 acres.

Un­der the mu­nic­i­pal draft build­ing rules 2017, the norms for road width, ground cov­er­age and FAR re­main the same. The road width is 40 feet to 60 feet. For above 60 feet, the pro­posed FAR is 1:2.50. Min­i­mum plot size re­mains the same.

The pro­posed PUDA draft rules of­fer re­lax­ation in these norms. For a min­i­mum road width of 60 feet, the max­i­mum ground cov­er­age is pro­posed to be in­creased from 30% to 35%. FAR is to be from 1:2 to un­lim­ited de­pend­ing on the road width.

The draft rules in­tro­duce def­i­ni­tion of stu­dio apart­ment with a min­i­mum plot size of 2000 sq m.

IN­DE­PEN­DENT FLOORS

The mu­nic­i­pal rules and the draft rules don’t de­fine the in­de­pen­dent floor cat­e­gory. These are gen­er­ally passed as group hous­ing, while in prac­tice these build­ings get their plans ap­proved as houses. Un­der the PUDA rules, in­de­pen­dent floors are de­fined as a sep­a­rate cat­e­gory with a ground cov­er­age of 40% to 65 % and FAR rang­ing from 1:1.6 to 1:2.6. The rules make stilt park­ing manda­tory, and the road has to be at least 40 feet wide.

The PUDA draft rules, pre­scribe a ground cov­er­age of 40% to 65 % and FAR rang­ing from 1:1.6 to 1:2.6 with manda­tory stilt park­ing. The min­i­mum road width of 40 feet is also part of the draft rules.

COM­MER­CIAL BUILD­INGS

Un­der the cur­rent mu­nic­i­pal rules, the site cov­er­age varies from 50% to 80% and FAR (floor area ra­tio) from 1:1.50-1:3.00 de­pend­ing upon the size of the plot for com­mer­cial build­ings. The min­i­mum road width is not pre­scribed. The min­i­mum size of a plot is also not men­tioned. For a com­mer­cial com­plex, ground cov­er­age of 50% and FAR 1:3.00 are al­lowed ir­re­spec­tive of the width of the road.

For con­struc­tions within PUDA lim­its the mini mum area for com­mer­cial build­ings is 1000 sqm with 20m frontage and a ground cov­er­age of 40%. They are al­lowed a FAR of 1:1.75. The min­i­mum road width is 80 feet. The mu­nic­i­pal draft rules re­main un­changed for com­mer­cial build­ings and com­plexes. The PUDA draft rules don’t al­low ap­proval to in­de­pen­dent shops. Only com­mer­cial com­plexes are ap­proved with a min­i­mum road width 60 feet and FAR of 1:3.00.

HO­TEL AND BAN­QUET HALLS

Within mu­nic­i­pal lim­its, ho­tels and ban­quet halls are con­sid­ered com­mer­cial build­ings and the same set of rules is fol­lowed.

Un­der PUDA rules, the stip­u­lated ground cov­er­age is 40%, FAR is 1:3 and the min­i­mum road width is 80 feet. The PUDA draft rules pre­scribe 1000 sq yard as the min­i­mum size for a ho­tel with a road width of 40 feet, and a ho­tel is con­sid­ered sep­a­rate cat­e­gory.

HOS­PI­TAL AND NURS­ING HOMES

For hos­pi­tals com­ing up in a mu­nic­i­pal area the min­i­mum plot size is 250 sq yd, and the pre­scribed ground cov­er­age is 40% to 50%. Ona3 0-foot-wideroad, on a plot size rang­ing from 250 sq yard to 1000 sq yard, the al­lowed site cov­er­age is 50% and FAR is 1:1.5. On a 60-foot-road, 40% cov­er­age area is al­lowed for plots of 1000 sq yard and above and FAR stands at 1:1.25. Out­side the mu­nic­i­pal lim­its, the ground cov­er­age is 40% and FAR is 1:1. The mu­nic­i­pal dr af et rules fol­low the cur­rent mu­nic­i­pal build­ing rules for hos­pi­tals and nurs­ing homes. Un­der the draft PUDA rules, the min­i­mum size for a hos­pi­tal is 1000 sq yard with a road width of 40 feet.

Pub­lic of­fices, com­mu­nity cen­tres, re­li­gious build­ings, old age home, ed­u­ca­tional in­sti­tu­tions, ware­houses, dhabas, club, mo­tels, and mini­plexes are not de­fined in the draft mu­nic­i­pal rules, but most find place in the draft PUDA build­ing code. It would be a dif­fi­cult ex­er­cise, more so on the ground, to for­mu­late and im­ple­ment uni­fied build­ing codes be­cause of dif­fer­ent needs and his­tory of build­ing codes in the two ju­ris­dic­tions

The PUDA draft rules, pre­scribe a ground cov­er­age of 40% to 65 % and FAR rang­ing from 1:1.6 to 1:2.6 with manda­tory stilt park­ing.

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