NOIDA BUILDING BYE LAWS

Short title, Commencement and Application

• These regulations and directions may be called the New Okhla Industrial
Development Area Building Regulations and Directions, dated 30 November, 2010

 Definition
• Definitions of 97 various building related terms used in byelaw
Ex. - Air conditioning, Applicant, Area, Barsati, Basement, Building, Building line ,
FAR, FSI etc.
• Refuge Area – for all buildings exceeding 24 m height, 15 m refuge area is required
i. The floors above 24 metres and up to 39 metres- one refuge area on the floor
immediately above 24 metres
ii. For floors above 39 metres - one refuge area on the floor immediately above 39
metres and so on after every 15mtrs
 Layout / Building Permit and Occupancy
• No person can construct any building, boundary wall or even fencing without taking
permission from the appropriate officer
•
 Application for building permit –
• Every person who intends to erect a building within the Industrial Development Area
shall give application in the Form given at Appendix – 1
• Documents should be submitted as per the Appendix-1
• Fees should be paid as per regulation no. 10
• No permission required for –
i. Whitewashing and painting;
ii. Plastering, patch work, flooring;
iii. Renewal of roof at the same height;
iv. Reconstruction of portions of building damaged by any natural calamity to the same
extent as previously approved;
v. Internal additions / alterations within the building envelop certified and supervised by
a Technical Person
vi. Digging or filling of earth
1. Built Forms are sub – divided into 8 categories –
i. RESIDENTIAL BUILDINGS ON PLOTS (other than flatted group housing)
ii. GROUP HOUSING (Flatted and cluster type)
INDUSTRIAL

2. General Site Requirements –

iii. Distance from electric lines
iv. Site and land use pattern
v. Means of Access
vi. Ground coverage, Floor Area Ratio, Height and Setbacks
vii. BUILDINGS
viii. COMMERCIAL BUILDINGS
ix. INSTITUTIONAL
x. GREEN AREAS
xi. TRANSPORTATION
xii. INFORMAL SECTOR

24.2 GROUP HOUSING (Flatted and cluster type)

 (I) Minimum Plot Area- 2000 square metre. However, the Authority may
revise this limit by recording the reason.
(II) Maximum permissible –
(i) Ground coverage 35 percent up to 40000 sq mtrs and 40% above
40000 sq.mtrs.
(ii) Floor Area Ratio 2.75
(iii) Height No limit.
(iv) For buildings above 30 metres in height, clearance from Airport
Authority shall have to be taken.
(v) Density (Family size 4.5) As mentioned in the sector Layout Plan or
decided by the Authority for a particular scheme.

24.2.1 Other Provisions:

1. No construction of any kind shall be permitted beyond the
building envelope (on setbacks) except
(i) A Chajja (projection) of maximum width of 0.75 metre at lintel
or roof level. No construction of any type or any material shall
be permitted over projections other than mentioned herewith.
(ii) Underground water tanks with top flush with the adjoining
ground level.
(iii) Watchman Shelters and Watch Towers with following
provisions:
(iv)No projection of watchman shelters and watch towers shall be
allowed outside the plot line.
(v) Maximum height of watchman shelter shall be 4 metres and
for watch towers 15 metres. Total area, as mentioned below,
under such shelters shall be split up in desired number of
watch man shelter and watch towers as follows.
  The following features shall be permitted after leaving minimum 6 mtrs. open
corridor for fire tenders.
a) Metre room as per norms of Electricity Authority.
b) Open transformers without any permanent enclosure keeping in view the
necessary safety requirements.
c) Other features as mentioned in Table 3
d) Rockery, well and well structures, water pool, swimming pool (if
uncovered), uncovered platform around tree, tank, fountain, bench,
chabutra with open top and unenclosed by side walls, compound wall,
gate, slide swing, culverts on drains.
e) Any other feature, primarily ornamental in nature, not enclosing or
covering space of commercial use may be permitted by the Chief
Executive Officer on case to case basis.
f) Open generator set, filtration plant, Electrical distribution equipments,
feeder pillars, telephone distribution equipments may be permitted in 21
open setback as a service utility provided after leaving clear space for fire
tender.

1. Floor Area Ratio shall include

i. Mezzanine
ii. The shafts provided for lifts shall be taken for covered area calculations only
on one floor and included in ground coverage.
iii. Pergola, shall be counted towards Floor Area Ratio if closed from three or
more than three sides.
iv. Metre room as per Electricity Authority norms.

2. Floor Area Ratio shall not include:

i. A cantilever projection at any level (in setbacks) of a width of 0.75 metre . No
construction of any type or any material shall be permitted over projections.
ii. Basement(s) , shall be permissible within the setback line on each floor. However
maximum permissible area under basement shall be limited up to:
a) Basement area, if used for services, storage etc. then maximum area under such
facilities shall be equivalent to maximum permissible ground coverage.
b) Basement area/ Podium parking as defined in parking table, if used for parking,
then area equivalent to parking requirement shall be permitted.
c) In plots bigger than 10000 sq mtrs. The basement shall be allowed in
setback area after leaving a minimum setback of 6.0 mtrs.
iii. Basement, if put to any use other than mentioned above, shall be included in the FAR
of the building.
iv. Stilt area of non-habitable height 2.40 metres from bottom of beam proposed to be
used for parking, landscaping etc.
 v. Balconies upto 1.5 metre width free from FAR(in case it is more than 1.5 m, ½ of
area beyond 1.5 m shall be included in FAR) may be projected in open setbacks
provided 6 mtrs. clear space is available for fire tender movement.
vi. Other features as mentioned in Table 3.
vii. Rockery, well and well structures, water pool, swimming pool (if uncovered),
uncovered platform around tree, tank, fountain, bench, chabutra with open top and
unenclosed by side walls, compound wall, gate, slide, swing, uncovered staircase
(unenclosed and uncovered on three sides except for 0.9 metre high railing/wall and
open to sky), overhead tanks on top of buildings, open shafts, culverts on drains
viii. Open ramps with no area enclosed below it of usable height. If used for approach to
the entrance of the building, then the height as per requirement may be considered.
The space under the ramp shall not be used for any commercial purpose, however it
can be landscaped with approval of the Chief Executive Officer on case to case basis.
ix. Atrium shall be kept free from FAR and ground coverage. In case any commercial
activity is proposed in Atrium or any saleable area or any other structure which is
counted in FAR & ground coverage, its respective area shall be added in total FAR &
ground coverage.
x. Any other feature purely ornamental in nature and not enclosing or covering space of
commercial use may be permitted by the Chief Executive Officer on case to case
basis.
xi. Additional 5% of the plot area as ground coverage will be allowed for dedicated
multi level parking in plots bigger than 10000 sq mtrs.
xii. In multistorey buildings service floor may be allowed after 4 floors. Maximum of 3
service floors may be allowed in a building. Service floor shall not be 22 counted in
FAR and maximum height of service floor shall be 2.40 mtrs. from floor to bottom of
the beam
3. All the common facilities prescribed below will have to be provided and shall
be counted in the prescribed FAR of Group Housing
Shops and community facilities as per population norms as specified in the earlier
lease deed. In case of plots where minimum population required for provision of
convenient shopping is not achieved then:-
a) Area for shopping and commercial activities equivalent to 1.0 percent
permissible FAR of the plot area shall be allowed.
b) Minimum four kiosks of 4 sq.m of carpet area and two shops of 10sqm carpet
area shall be provided mandatorily.
c) Maximum height of shops and kiosks shall be 4.0 metre from floor to ceiling.
d) However shops may be allowed as integral part of Group housing building on
the ground floor
4. 15% of prescribed FAR shall be added towards common areas,
which shall include the following built structures. The structures
on ground will be counted in Ground Coverage
1. Canopy projections of area as mentioned in table 4, no construction of any
type shall be permitted over the canopy. Canopy, if cantilevered and no
 structure on it having a size of 2.4m x 4.5m shall not be counted in Ground
Coverage.
2. Loft up to maximum height of 1.5 metres.
3. Air–conditioning plant, electrical installation, generator room, water works,
water tank etc.
4. Watchmen / Security shelters and watch towers
5. Garbage shafts , lift shafts and 10 sq mtrs lobby infront of each lift
(excluding area of corridor beyond the lift).
6. Fire escape staircases
7. Toilet blocks for visitors, drivers, guards etc on ground floor only
8. Mumty, machine room for lifts.
9. Cupboards upto a depth of 0.60 mtr.and 1.80 mtrs.in length.
10. Bay window upto a depth of 0.60mtr.and 2.0 mtrs length.
11. Refuge area as per definition for fire evacuation in National Building
Code, 2005.
12. Sewage treatment plant, water treatment plant, garbage collection centre,
Electric sub-station, service ducts, community hall, religious building, milk
and vegetable booth, school & crèche.
13. Covered walkways and pathways.
14. Any other utilities and facilities as decided by the Chief Executive Officer
depending upon its requirement.
5. Distance between two adjacent building blocks Distance between two adjacent
building blocks shall be minimum 6 mtrs. to 16 mtrs, depending on the height of
blocks. For building height up to 18 mtrs., the spacing shall be 6mtrs.and
thereafter the spacing shall be increased by 1metre for every addition of 3 mtrs. in
height of building subject to a maximum spacing of 16 mtrs. as per National
Building Code -2005. If the blocks have dead-end sides facing each other, than the
spacing shall be maximum 9 mtrs. instead of 16 mtrs. Moreover, the allottee may
provide or propose more than 16 mtrs space between two blocks.
6. The Authority shall have a right to impose such restriction and limitations as to the
number of storey and extent of height of the building as he considers fit where 23
protected areas, ancient or historical monuments lie within a radius of one and half
kilometre from the boundary line of such buildings by recording the reasons.
7. In density calculation each servant quarter will be reckoned as half dwelling unit.
(standard size of the family for a dwelling unit for density purpose is 4.5 persons)
8. A group housing shall conform to the provisions of the Sector Plan and Zonal
Development Plan or scheme (if any) of the area, in terms of setbacks, ground
coverage, Floor Area Ratio and height restrictions.
9. The provisions contained in this regulation shall not apply to housing for
economically weaker sections and low income group schemes undertaken by the
State Government, Authority or any other public body approved in this behalf by
the State Government. The Authority may decide the norms for setback, Ground
coverage F.A.R. height, density, parking etc. for specific projects of these groups
 depending upon the size of plot, width of Road, availability of infrastructure, etc.
by recording the reasons.
10. The internal height of the basement (floor to ceiling) shall be minimum 2.4mtrrs
from bottom of beam and maximum 4.5 metres, except wherever height of
equipments such as electric generator, air conditioner, fire hydrant etc is more than
4.5 metres, additional height equivalent to height of equipments may be permitted.
In case of Automatic/semi automatic/ mechanised parking facility also more than
4.5 mtrs, additional height may be allowed by the Chief Executive Officer
depending upon the technology and requirement of space. .
11. The height of basement shall be maximum 1.5 metres upto bottom of the slab
above the top of the drain. In case the basement is flush with the ground level
adequate light and ventilation shall be ensured.
12. Toilet block for visitors, drivers etc. comprising of minimum a water closet, a bath
and 2 urinals shall be provided on the ground floor.
13. In case of group housing having more than two storey, steps must be taken to
ensure water at higher floors. For this purpose booster pumps and overhead tanks
may be installed.
14. At least one of the lifts provided shall be of the specification of goods lift.
15. Minimum requirement for sanction/completion: Minimum covered area required
for completion shall be as per lease deed or Memorandum of Understanding or as
follows:-

NOTE :
i. No further time extension shall be required if the
completion has been taken by the allottee as per table
mentioned above. The above mentioned completion
requirement shall be applicable in all allotments. In the old
allotments, the provisions of project report or lease deed or
previous options may be followed. 24
ii. However validity of plans may be granted to the allottee in
multiples of 5 years after taking completion of minimum
area,
 iii. In all the projects of 40 hactares and above, blockwise
temprorary Occupancy may be allowed subject to a
minimum of 1,00,000sqm built up area, the building
completed with all mandatory provisions of services and the
allottee shall segregate these blocks for the purpose of
security during construction period.

16. Provision of following item in building shall be mandatory for issue of

completion certificate:
(i) Flooring;/ i.e hard surface and completely finished floors for common
areas or/and public use areas.
(ii) Electrical wiring;
(iii) Plumbing work to be complete.
(iv)Parking and landscaping as per Table no. 5 and Table no. 6 respectively or
as per directions issued from time to time whichever is higher;
(v) Number plate and illumination board as per direction amended or direction
issued from time-to-time;
(vi) Internal and external finishing (Plastering may not be mandatory);
(vii) Boundary wall and gates shall be mandatory;
(viii) Buildings shall be lockable i.e. all external doors and windows shall be
provided. In case grill is provided in the windows the fixing of glass in the
windows pane shall not be mandatory;
(ix)No violation should be there in the overall building or site at the time of
issue of occupancy certificate;
(x) Any other special provision as mentioned in the lease deed;
(xi)In case of completion of whole project, all temporary structures to be
removed. In case if any special clause is mentioned in the lease deed or
Memorandum of Understanding then the requirement mentioned in the
same shall be applicableSS