DIRECTORATE OF TOWN AND COUNTRY PLANNING Government of Andhra Pradesh 1 FUNCTIONS OF DT&CP COMMON BUILDING RULES

DIRECTORATE OF TOWN AND DIRECTORATE OF TOWN AND

COUNTRY PLANNINGCOUNTRY PLANNINGGovernment of Andhra PradeshGovernment of Andhra Pradesh

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FUNCTIONS OF DT&CPFUNCTIONS OF DT&CP

COMMON BUILDING RULESCOMMON BUILDING RULES

DTCP is an apex body in Planning and Development issues in Urban and Rural areas in the State.

FUNCTIONS:FUNCTIONS:

TECHNICAL STATUTORY FUNCTIONS:TECHNICAL STATUTORY FUNCTIONS: Preparation of General Town Planning Scheme for ULBs (Master Plan)

Preparation of Indicative Land Use Plans for RLBs .

Technical Approval of Layouts in Urban & Rural areas.

Technical Approval of Building Plans (Group Housing), Commercial

Complexes and Major Buildings in Urban & Rural areas.

Technical Clearance of Installations (Industries) in Urban & Rural areas.

NOC for Cinema Theatres / Multiplex in Urban & Rural areas.

Approval of Road Development Plans.

Appraisal of variations to the sanctioned Master Plans.

Preparation of and approval of type designs for Community

and Public buildings.

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Directorate of Town & Country Planning, Government of A.P.

ACT PROVISIONS ACT PROVISIONS

URBAN LOCAL BODIESURBAN LOCAL BODIESA.P. Town Planning Act 1920 A.P. Municipal Corporation Act 1955A.P. Municipalities Act 1965A.P. Cinematography Act 1962A.P. Agricultural Land (Conversion for Non

Agricultural Purposes) Act, 2006.

RURAL LOCAL BODIES RURAL LOCAL BODIES A.P. Panchayat Raj Act 1994A.P. Agricultural Land (Conversion for Non

Agricultural Purposes) Act, 2006.

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ADVISORY FUNCTIONS TO:ADVISORY FUNCTIONS TO:

A.P. Housing Board

Andhra Pradesh Industrial Infrastructure

Corporation

A.P. Pollution Control Board

Rajiv Swagruha Housing Corporation Ltd.

Government on planning matters

Urban Development Authorities

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STRUCTURE OF THE DEPARTMENTSTRUCTURE OF THE DEPARTMENT

Contd..Contd..

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There are 6 Regional Offices each headed by Regional Deputy Director of Town and Country Planning

Contd..Contd..

Sl. No.

Regional Office Head

QuarterDistricts in the jurisdiction of Regional Office

1 Vishakapatnam

Srikakulam Vizianagaram

Vishakapatnam

2 Rajahmundry East Godavari

West Godavari

Krishna

3 Guntur Guntur Prakasam SPSR Nellore

4 Ananthapur Ananthapur YSR Kadapa Chittoor Kurnool

5 Warangal Warangal Adilabad Kareemnagar Khammam

6 Hyderabad Rangareddy Nalgonda Nizamabad Medak Mahaboobnagar

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The Department is functioning on four-tier system i.e.,

1. Head Quarters for overall Town Planning Administration of the State and providing policy guidance & monitoring

2. Regional level for better coordination and liaison between the Regional level administration and grass root level Local Bodies

3. District level for better coordination and liaison between the State Level Administration and District level administration

4. At the grass root level i.e. Urban Local Bodies

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ORGANIZATION CHART: HEAD OFFICEORGANIZATION CHART: HEAD OFFICE

DIRECTORDIRECTOR

JOINT JOINT DIRECTOR DIRECTOR

(RE)(RE)

JOINT JOINT DIRECTOR DIRECTOR

(MP)(MP)

DEPUTY DEPUTY DIRECTORDIRECTOR




IDSMTIDSMTPLANNINPLANNINGG

ASST ASST DIRECTORDIRECTOR





TPATPATPATPATPATPATPATPATPATPASUPT. SUPT. VIGILANCEVIGILANCE

AO(GE)AO(GE) SO(AC)SO(AC) AO(I)AO(I)AO (M.E)AO (M.E)

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RDDTPRDDTP

TPA(MPSTPA(MPSU)U)

TPATPA TPATPA SUPDTSUPDT

ADMADM ADMADM ADMADM

OTHER OTHER STAFFSTAFF



ORGANIZATION CHART: REGIONAL OFFICEORGANIZATION CHART: REGIONAL OFFICE

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ORGANIZATION CHART: DISTRICT ORGANIZATION CHART: DISTRICT OFFICE OFFICE

DTCPODTCPO

TPATPA TPATPA

SURVEY ASSTSSURVEY ASSTS(OUTSOURCING)(OUTSOURCING)

Sr. Sr. ASST.ASST.

SURVEYORSURVEYOR SURVEYORSURVEYOR

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Regional Offices (As per the powers delegated) Urban local bodies (Municipalities / Corporations)

Technical clearance of Layouts up to an extent of 1 Hectare (Acs.2.50)Approval of Layouts for Weaker Section Housing Sub-division of Plots in approved Layouts.Buildings of height below 18m (Stilt + G+4 Floors) up to an extent of 1000sq.m of site area.Preparation of Road Development Plans. Industrial clearances (Plant and machinery cost up to Rs.5.00. crore)Annual inspection of Municipalities

DECENTRALIZATION OF THE FUNCTIONS OF DECENTRALIZATION OF THE FUNCTIONS OF DT&CPDT&CP

Contd..Contd..

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Regional Offices (As per the powers delegated)

Rural Areas (Gram panchayats)

Technical clearance of Layouts up to an extent of 2 Hectares (Acs.5.00).Approval of Layouts for Weaker Section Housing Sub-division of Plots in approved Layouts.Industrial clearances (Plant and machinery cost up to Rs.5.00. crore)Preparation of Indicative Land Use Plans for Mandal Head Quarters (Gram Panchayats) (As per G.O.Ms.No.569 Revenue (Mandal) Department, Dt.22-05-1985).Annual inspection of Mandal Head Quarters (Gram Panchayats).

DECENTRALIZATION OF THE FUNCTIONS DECENTRALIZATION OF THE FUNCTIONS OF DT&CPOF DT&CP

Contd..Contd..

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District Offices (As per the powers delegated)Rural Areas (Gram panchayats)

Technical clearance of Layouts up to an extent of 1 Hectare (Acs.2.50) (Not covered in GTP Schemes)

Sub-division of Plots in approved LayoutsApproval of Layouts for Weaker Section.Buildings of more than 3 Floors or 9m height in an

extent not exceeding 450Sq.m of site area. Industrial clearances (Investment up to Rs.1 Crore in

Plant and machinery).Preparation of Indicative Land Use Plans for

Grampanchayats (other than MHQ’s).Annual inspection of Gram Panchayats (other than

MHQ’s).

DECENTRALIZATION OF THE FUNCTIONS OF DECENTRALIZATION OF THE FUNCTIONS OF DT&CPDT&CP

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STATUS OF GENERAL TOWN PLANNING SCHEMES STATUS OF GENERAL TOWN PLANNING SCHEMES (MASTER PLAN): (MASTER PLAN):

S. No

DetailsNo. of ULBs

1 Total 1242 ULBs in the jurisdiction of UDAs 203 Balance ULBs in the jurisdiction of DTCP 1044 Master Plans Sanctioned / formally approved 88 5 Master Plans under preparation 106 Under Preparation by the Consultants 27 Master Plans to be taken up 28 Master Plans prepared and pending with District

Collector for rehabilitation of built up area (covered under open cast area)

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NEW BUILDING RULESNEW BUILDING RULES

First approved and implemented for GHMC and HMDA Areas (vide GOMs No. 86 MA Dt. 3.3.2006)

Then extended to other 2 metro regions, viz. Visakhapatnam & Vijayawada UDAs vide GOms No. 678 MA Dt. 9.7.2008

Later on to all other ULBs and UDAs vide G O Ms No. 302 MA Dt.15.04.2008


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PURPOSE OF BUILDING RULESPURPOSE OF BUILDING RULES

Basic instrument for regulating all building activities

- in the interest of public health, public safety and public convenience

- For operationalising planned development


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PARAMETERS OF BUILDING RULESPARAMETERS OF BUILDING RULES

Building volume (FAR, coverage, etc.)

External aspects (setbacks, height, etc.)

Standards and specifications of construction

Internal building standards and specifications are given as per the National Building Code


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BUILDING PARAMETERS (Contd.)BUILDING PARAMETERS (Contd.)

It regulates The plot sizeAbutting road widthSetbacksHeightPlot coverageFloor Area Ratio Parking requirementsRestriction of buildings in certain areas,

Enforcement


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SALIENT FEATURES OF PRESENT BUILDING SALIENT FEATURES OF PRESENT BUILDING RULESRULES

Issued in 1998 vide GOMs 423 Dt. 31-7-1998 Streamlining of building approval procedureEmpowers architects to approve normal

residential buildingsTime limit requirement brought down to one

monthProvisions for Rain Water harvestingRationalised Parking requirementsSecurity Deposit to discourage violations


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PRESENT BUILDING RULESPRESENT BUILDING RULES

SHORTCOMINGS

Built-up area & height not consistent with abutting road width

No uniform Building Line and plot size

No deterrent penal provisions

Large plot size requirements and more setbacks for various uses

resulting in violations

No encouragement for gated and planned housing development

No gradation of Multi-storied buildings w.r.t abutting road

widths


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CONSULTATIVE PROCESS IN FINALISING THE CONSULTATIVE PROCESS IN FINALISING THE PROPOSED BUILDING RULESPROPOSED BUILDING RULES

Draft rules were notified for objections & suggestions

Consultative meetings with all stakeholders held in

Visakhapatnam, Vijayawada & Hyderabad

Draft was examined & modified by a Committee

consisting of senior officials and experts headed by

Principal Secretary, I&TC Dept.

Draft further examined & modified by High level

Committee headed by Spl. Chief Secretary


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SALIENT FEATURES OF PROPOSED BUILDING SALIENT FEATURES OF PROPOSED BUILDING RULESRULES

Initially applicable to MCH & HUDA Area

Later on extended to Municipal Corporations &

Municipalities.

Minimal parameters, i.e.,

◦ Only setbacks and height stipulated.

◦ A single and Common Table for all types of buildings.

Separate stipulations for old and congested areas

Uniform Building line for all areas.


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SALIENT FEATURES (Contd.)SALIENT FEATURES (Contd.)

Building height specified based on area and location viz.,

◦ Congested areas

◦ existing areas

◦ new and developing areas

◦ prohibited areas for High Rise Building


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Provisions made

◦ Mandating maintaining of greenery

◦ Flexibility in transferring of setbacks

◦ Solar heating and external lighting

◦ Structure stability and earthquake resistance in major

complexes

◦ Facilities for physically handicapped persons in public usage

buildings

Encouragement of U shaped buildings with central open

spaces/courtyards


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HIGH RISE BUILDINGS

Setbacks made at par with National Building Code. No

restriction on height..

Introduction of differential City level Infrastructure Impact

fee above 5 floors – ranging from Rs 25 to 300 psft for

residential; Rs 50 to 500psft for commercial; Rs 10 to 200

for others for GHMC & HUDA area.

Provisions given for various types of High Rise Buildings -

mono & multiple blocks;Podium & Tower block, U shaped &

Pyramidal type

Provisions for Skyscraper zones


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PROVISIONS MADE TO ENCOURAGE GROUP & GATED DEVELOPMENTS

viz. row type, cluster type, group of Apartment blocks & residential enclaves.

◦Flexibility given in layout pattern/site planning and design parameters vis –a-vis traditional plotted development

◦Common pool parking encouraged


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PARKING STIPULATIONS

Simplified – as a percentage of total built up area; choice given in type: combination of cellars or in stilt as well as on upper floors

Encouragement & Incentives for providing parking complexes in notified areas- ◦ moratorium on property tax; ◦ no permit fees & charges for granting building

permissions


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INCENTIVES PROPOSED FOR COMPLIANCE OF INCENTIVES PROPOSED FOR COMPLIANCE OF RULESRULES

◦ Incentives by way of rebate in property tax to building owners who

◦ Provides more setbacks

◦ Install and use solar heating and lighting undertake recycling of waste water and rain water harvesting structures;

◦ Provides at least 25 % additional parking;


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ENFORCEMENT MEASURES PROPOSEDENFORCEMENT MEASURES PROPOSED

Occupancy certificate made compulsory for all buildings procedure simplified. For not taking occupancy certificate-

◦ levy of penalty by functional agencies dealing with electricity, water supply, drainage and sewerage.

◦ levy of 2 times the property tax by the local authority

Compulsory licensing of builders and developers along with other technical personnel;


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ENFORCEMENT MEASURES PROPOSED (Contd.)ENFORCEMENT MEASURES PROPOSED (Contd.)

Sanction and release of building plan given only after

owner hands over the GF/FF to sanctioning authority as

surety

Registering Authority to register built up area as per

sanctioned plan only and maintain Prohibitory Register

Financial institutions to extend loan facilities only to

extent of built up area in sanctioned plan


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ENFORCEMENT MEASURES PROPOSED (Contd.)ENFORCEMENT MEASURES PROPOSED (Contd.)

Provision for compounding of up to 10% setback

violations (except front setback) by the sanctioning

authority – at Rs. 1000 per sq.m in MCH & Municipal

Corporations and Rs.500/- per sq.m for Municipalities and

UDA areas.

Owner & Builder to take comprehensive insurance policy

which is forfeited in case of violations

Provision for constitution of Building Appellate Tribunal


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ENFORCEMENT MEASURES PROPOSEDENFORCEMENT MEASURES PROPOSED

Provision for constitution of Building Ombudsman

Payment of fees and charges made rational: (only 10

% of total fees & charges to be paid initially and

balance before release of approved plans)


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NEW BUILDING RULESNEW BUILDING RULES

These have been made in sync with National

Building Code and other Acts and rules and

Government policies, viz.:

Fire Services Act,1999

IT Policy

Tourism Policy

Multiplexes and Shopping Malls policy


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THANK YOU ALLTHANK YOU ALL

Documents

DIRECTORATE OF TOWN AND COUNTRY PLANNING Government of Andhra Pradesh 1 FUNCTIONS OF DT&CP COMMON BUILDING RULES