GOVERNMENT OF ANDHRA PRADESH

ABSTRACT
Municipal Administration and Urban Development Department – Revised Common Building
Rules, 2006 – Orders – Issued
MUNICIPAL ADMINISTRATION AND URBAN DEVELOPMENT (M) DEPARTMENT
G.O.Ms.No. 8 6,                                                                                                Dated the
3rd March, 2006.
                       Read the following :
1.            G.O.Ms.No.423 M.A. & U.D. Department, dated 31.07.1998
2.            Government Memo No.19048/M1/2004-4 M.A., dated15.12.2005.
3.            A.P.Extra Ordinary Gazette No.4, dated 22.01.2005.
--   o0o   --
O R D E R:
In the reference 1st read above, Government have issued Comprehensive Building
Rules which are applicable to Municipal Corporations, Municipalities and areas covered by
Urban Development authorities. Since then these Building Rules have governed building
activities in urban areas. 
2.         It has been brought to the notice of the Government that the above building stipulations
are cumbersome with too many parameters for regulating and controlling developments and
building activities and there is a need for simplifying the building stipulations by stipulating
minimal parameters. Further due to changes in building technologies, massive and rapid
urbanization, escalating land prices, and certain shortcomings experienced relating to the
existing building stipulations Government have decided to review the building stipulations and
come out with comprehensive building rules  thereby, making the building stipulations clear,
easy to comprehend, user-friendly, promoting various types of development and building
activities, besides giving design freedom and choice with optimum usage of land on one hand,
and reducing the trend of violations and unauthorized constructions on the other, without
compromising on the community good.
3.         Initially a draft was prepared in consultation with experts from various fields and the
same was notified in the Andhra Pradesh Extraordinary Gazette No. 4, dated 22.01.2005 for
inviting public objections and suggestions.  A number of objections and suggestions were
received from individuals, professionals Municipalities, Municipal Corporations, Urban
Development authorities and other Departments.  Further discussions and deliberations were
held at various levels involving various groups like builders, developers, architects, engineers,
town planners, representatives of Urban Development Authorities and local bodies, public
representatives, academicians, officials and general public, and have received many
suggestions and comments on the said draft building rules. After careful examination of all the
objections and suggestions received, Government have come to the conclusion to further
rationalise the standards of Building requirements for different types of buildings, uses &
occupancies in the Municipal Corporation of Hyderabad, and Hyderabad Urban Development
Authority, Hyderabad Airport Development Authority, Cyberabad Development Authority and
Buddha Purnima Project Authority so as to have uniform application of the rules relating to
regulation of building construction, etc. in the above areas. Therefore in supersession of the
Rules issued vide G.O.Ms.No.423 M.A., dated 31-7-1998 and the Municipal Corporation of
Hyderabad Building By-laws 1981 to the extent specified in these Rules Government hereby
issue the following Notification and the same will be published in Andhra Pradesh Extraordinary
Gazette dated 04.03.2006.
4.      A copy of this Order is available on the Internet and can be accessed at the
address http://apts.gov.in/apgos.
NOTIFICATION
                  In exercise of the powers conferred under Section 585 read with 592 of the
Hyderabad Municipal Corporation Act, 1955  and proviso under Sub Section (1) read with sub
section (2) of Section 14,32,46 and 58 of the Andhra Pradesh Urban Areas (Development)
Act,1975 , the Government of Andhra Pradesh hereby issue the following rules applicable to
Municipal Corporation of Hyderabad  and other areas covered by Urban Development
Authorities, viz. Hyderabad Urban Development Authority, Hyderabad Airport Development
Authority, Cyberabad Development Authority and Buddha Purnima Project Authority,  as
appended to this Notification.  Any inconsistency or contradiction or conflict that may arise in
the said existing rules / by-laws / regulations, etc. such inconsistency / contradiction or
inconsistency shall stand modified and to that extent, the provisions in these rules shall apply.
APPENDIX
1.      Short Title, Applicability  & Commencement:
a)            These Rules may be called Hyderabad Revised  Building Rules, 2006
b)            These rules shall be applicable to Municipal Corporation of Hyderabad area, rest of
Hyderabad Urban Development Authority area, Hyderabad Airport Development
Authority area, Cyberabad Development Authority area and Buddha Purnima Project
Authority area and shall come into force from the date of publication of the
Notification in the Andhra Pradesh Gazette.
c)      These rules shall apply to all building activity. All existing rules, regulations, bylaws,
orders that are in conflict or inconsistent with these Rules shall stand modified to the
extent of the provisions of these rules.
2.      Definitions:
(i)         ‘Competent Authority’ means:
(a)  the Vice Chairman of the Hyderabad Urban Development Authority / Hyderabad
Airport Development Authority / Cyberabad Development Authority/  Buddha
Purnima Project Development Authority in the case of areas outside Municipal
Corporation of Hyderabad area,
(b)      the Commissioner,  in the case of Municipal Corporation of Hyderabad area.
(ii)             Enforcement Authority means the Commissioner of the Municipal Corporation
of Hyderabad, the Commissioner of the Municipality or the Executive Authority of the
Gram Panchayat in case of areas outside the municipal areas of the Development
Authority or a Special Unit created for the purpose of sanctioning and monitoring
building and development activity.
(iii)      Parking Complex/Parking Lot means a premises either built or open which is
utilized purely for parking of vehicles and where parking fees is collected by the
owner and permitted in specific areas. The minimum site shall be 300 square meters.
(iv)      Transferable Development Right (TDR) means an award specifying the built up
area an owner of a site or plot can sell or dispose or utilize elsewhere, whose site or
plot is required to be set apart or affected for a community amenity or development
for public purpose in the Master Plan or in road widening or covered in recreational
use zone, etc.. The award would be in the form of a TDR Certificate issued by the
Competent Authority.
 (v)      High-Rise building  means a building 18 meters or more in height. However,
chimneys, cooling towers, boiler, rooms/ lift machine rooms, cold storage and other
non-working areas in case of industrial buildings and water tanks, and architectural
features in respect of other buildings may be permitted as a non-High Rise building.
Buildings less than 18 m including stilt floor/parking floor stand excluded from the
definition of high-rise buildings.
(vi)      Height of building means height measured from the abutting road and in case of
undulated terrain height can be considered as average of the corresponding ground
level or formation level of proposed site.
 
(vii)      ‘Sanctioning Authority’ means the Commissioner of the Municipal Corporation of
Hyderabad, the Commissioner of the Municipality or the Executive Authority of the
Gram Panchayat in case of areas outside the municipal area of the Urban
Development Authority or a Special Unit created for the purpose of sanctioning and
monitoring building and development activity.
Terms and expressions which are not defined in these Rules shall have the same
meaning as in the respective rules / regulations / by-laws of the respective local
authorities and as defined in the National Building Code as the case may be, unless
the context otherwise requires.
 
3.      Restriction on Minimum Building Plot Size along abutting roads in new developments
and layouts:
There shall be restriction on the minimum building plot size along the abutting roads in
all new developments areas and layouts.
TABLE I
Abutting road Minimum plot size Max. Plot size
Right-of-way (in Mts.) allowed (in sq. m) allowed (in sq m)
9 and below 12.2 100 2000
12.2 and below 18 200 No Restriction
18 and below 30 500 No Restriction
30 and above 1000 No Restriction
 
         Road Right-of-way means the total land width reserved for the road in the layout /
Master Plan / Development Plan / Development Scheme whether the road is
developed/formed or otherwise and includes the service road,  if any, to be provided.
 
4.1         Minimum Approach road requirement for sites in new areas/layout areas:
 
No site or parcel of land shall be used for building activity unless it has a clear and
established approach road of minimum 9 m  Black topped  Road is provided by the
developer/builder/owner at his own cost or deposits the necessary cost for laying of the
road by the sanctioning authority.
 
 
 
 
4.2        Access conditions & Requirements for plots/sites abutting Ring roads / Highways /
Bypass Roads of 30 m and above identified in the Master Plan / Zonal Development
Plan:
In addition to the requirement of confirmation to the minimum plot size along the abutting
roads, height and other requirements stipulated in the se rules, buildings abutting major
roads of 30 M and above width shall be permitted only after black topped service road of
7 M width with two-lane carriageway is provided to the extent of the building in question
within the defined Right-of way.  It will be the responsibility of the developer / builder /
owner to provide the above service road of the standards fixed by the Sanctioning
Authority at his own cost.   The Sanctioning Authority may consider sanctioning building
permission if the developer / builder / owner deposits the full cost for laying such service
road to the Sanctioned Authority.
4.3       The money so levied and collected under Rule 4.1 and 4.2 above shall be maintained in
a separate exclusive account by the sanctioning authority and utilised only for this
purpose.
5.   Restrictions of building activity in vicinity of certain areas:
(a)        No building/ development activity shall be allowed in the bed of water bodies like
river, or nala, and in the Full Tank Level (FTL) of any lake, pond, cheruvu or
kunta / shikam lands.
(b)        The above water bodies and courses shall be maintained as recreational/Green
buffer zone, and no building activity other than recreational use shall be carried
out within:
(i) 30 meters  from the boundary of Lakes of area  10 Ha and above;
(ii)          9 meters from the boundary of lakes of area less than 10 Ha / kuntas /
shikam lands;
(iii)         9 meters from the boundaries of Canal, Vagu, etc.
(iv)        2 meters from the defined boundary of Nala
the above shall be in addition to the mandatory setbacks.
Unless and otherwise stated, the area and the Full Tank Level (FTL) of a
lake / kunta shall be reckoned as measured or given in the Survey of India
topographical maps/Irrigation Dept.
(c)             Unless and otherwise specified in the Master Plan / Zonal Development Plan,
       the space to be left in and around the Canal / Vagu (including the actual Canal /
Vagu bed width and alignment) shall be minimum 15 m. This may be developed
as Green Buffer/recreational and/or utilised for road of minimum 9m  width,
wherever feasible.
       In case of (b) (i) above, in addition to development of recreational/green belt
along the foreshores, a ring road or promenade of minimum 12.2 m may be
developed, wherever feasible.
       The above greenery/landscaping and development shall conform to the
guidelines and provisions of the National Building Code of India,2005.
 
 (d)        For Building activity within the restricted zone near the airport or  within 500 m
distance from the boundary of Defence areas / Military establishments,
necessary clearance from the concerned Airport Authority / Defence Authority /
shall be obtained. For sites located within the Air Funnel zone, prior clearance
from the Airport Authority shall be obtained.
(e)        In case of sites in vicinity of High Tension Electricity transmission lines besides
taking other safety precautions, a minimum safety distance (both vertical and
horizontal ) of 3 m (10 ft.) shall be maintained between the buildings and the High
Tension electricity lines, and 1.5 m for Low Tension Electricity lines.
(f)         In case of sites in the vicinity of oil/gas pipelines, clearance distance and other
stipulations of the respective authority shall be complied with.
(g)        In case of Banjara Hills-Jubilee Hills area covered by Block 1 & 2 , and part of
Block No. 3 of ward no. 8, Municipal Corporation of Hyderabad area, the building
restrictions imposed vide G.O.Ms.No.601 MA dated 5–11-1988 read with
G.O.Ms.No.423 M.A., dated 31-7-1998 would be applicable.
(h)        For areas covered under G.O.Ms.No.111 MA dated 08.03.1996 (protection of
Catchment area of Osmansagar and Himayatsagar lakes), the restrictions on
building and development  activity imposed in the said Government order would
be applicable.
 
6.      REQUIREMENTS OF APPROACH ROAD FOR BUILDING SITES / PLOTS:         
TABLE II
Minimum abutting
Type/ Use of Building plot permissible road width required
(in meters)
A) SITES IN OLD/EXISTING BUILT-UP AREAS/CONGESTED  
AREAS/SETTLEMENT    (GRAM KHANTAM/ABADI) (as
listed in  Category I of Annexure I)
6*
 Residential Buildings – maximum permissible upto 10m
height
 Non-residential buildings and mixed occupancies –
maximum permissible up to 12 m height
9*
In Category II Areas of Annexure  I
         Residential Buildings – maximum permissible up to 15 m
height
         Non-residential buildings and mixed occupancies –
maximum permissible below 18 m height
 
 
 
 
 
 Minimum abutting
Type/ Use of Building plot permissible road width required
(in meters)
B) SITES IN NEW AREAS/ APPROVED LAYOUT AREAS  
The type of buildings & intensity of development shall be
w.r.t. the abutting road width, viz.,
 
B 1  Non-High Rise Residential Buildings including Apartment
9*
Complexes; Buildings with shopping on GF and
residences on upper floor; Basic level social amenities like
Nursery School / Religious Place / Public Health Center /
Dispensary / Diagnostic Laboratory/ Police outpost/Post
Office/ Neighbourhood Library cum Community Center
and all buildings up to 15  m height
B 2 In addition to B 1 above, High Rise  Building/ Complex of
12.2
height above 18 m and up to 24 m; Group Housing
Scheme; Primary School, Middle school / Tutorial  
institution / General Industry / Godown / Petrol/diesel
Filling station; High School, Junior College / Commercial
Complex, Computer units/ Office Building, ITES Complex,
Nursing Home / Community Hall / Function/Marriage Hall /
Assembly Hall/Cinema Theater; Service establishment/
Workshop;
Others not specified in the Table and all non high-rise
buildings up to 18 m height
B 3 In addition to B 1 & B 2 above, High Rise buildings above
18
24 m and up to 30 m height; General Degree and other
non-professional College / Polytechnic, ITI; Professional
College Campus; Multiplex Complexes, Shopping Malls,
Hospitals and all non high-rise buildings up to 18 m height
B 4 In addition to B 1 to B 3 above, High Rise Buildings above
24 and above
30 m height
 
*     Provided in case of single plot sub-division approved by the sanctioning authority, a means
of access of minimum 3.6 m pathway may be considered for individual residential building
and 6m for Apartment Complexes / Commercial Complexes and other non-high rise
buildings.
(i)                  In case of (A) above, where the existing road is less than 6 m, building in the site
would be allowed after setting back the building 4.5 m from the center line of such
existing road.
(ii)                In case of existing buildings approved prior to these Rules, further additions of
floors on the earlier permitted building  may be considered either as per these rules
or the then rules in force in respect of setbacks, whichever is the applicant opts for.
This will not apply for building extensions or redevelopment ventures in such sites.
(iii)      Building line is from the edge of the Road Right-of-way (whether existing or
proposed)
7.0            PERMISSIBLE HEIGHT & SETBACK REQUIREMENTS:
 There are no plot size stipulations based on use or occupancy of the building. The
setbacks and height stipulations given hereunder are applicable for all types of buildings.
 
7.1            MINIMUM SETBACKS & HEIGHT STIPULATIONS FOR ALL TYPES OF NON-
HIGH RISE BUILDINGS
            (BUILDINGS BELOW 18 m height inclusive of stilt / parking floor): 
(i)                  The height of buildings permissible in a given site/plot shall be subject to restrictions
given in Annexures I to III.
(ii)                There are no specific Floor Area Ratio and plot coverage stipulations. The
permissible coverage would be as per the minimum setbacks to be left within the
given site. The minimum setbacks and permissible height would be as per Table
III below.
TABLE III
Building Line or Minimum Front
Minimum
Setback (in Mts.)
Maximum Setbacks other
Height of Abutting road width sides (in Mts.)
Plot Size (in Parking
building
Sq. Mts. provision 12.2 Mts. 18 Mts.
permissible Less 30
and & less Rear Other
(in Mts.) than 12.2 Mts. &
below  1 than 30 side sides
Mts. above
8 Mts. Mts.
(1) (2) (3) (4a) (4b) (4c) (4d) (5) (6)
(A) OLD CITY / CONGESTED AREAS (Category-I as given in Annexure-I)
Less
- 7 1.0 -
than 100
100 & upto
- 10 1.5 1.5
200
Above 200
- 10 2.0 1.5
& upto 300
Above 300 Stilt floor
12 2.5 2
& upto 400 allowed *
1.5 3.0 4.5 6.0
Above 400 Stilt floor
12 3 3
& upto 500 allowed *
Above 500 Stilt floor
12 4 4
& upto 750 allowed *
Stilt +
upto 2
Above 750 15 5 5
Cellars
allowed **
 
 
 
 
Plot Size (in Parking Maximum Building Line or Minimum Front Minimum
Sq. Mts. provision Height of Setback (in Mts.) Setbacks other
 Abutting road width sides (in Mts.)
building
permissible 12.2 Mts. 18 Mts.
Less 30
(in Mts.) and & less Rear Other
than 12.2 Mts. &
below  1 than 30 side sides
Mts. above
8 Mts. Mts.
(1) (2) (3) (4a) (4b) (4c) (4d) (5) (6)

(B) EXISTING AREAS/ NEW DEVELOPMENT AREAS/LAYOUT AREAS (including

Category II *** of Annexure I)
100 & up to
200 - 10 3.0 4.5 6.0 9.0 1.5 1.5
 
Above 200
- 10 3.0 4.5 6.0 9.0 2.0 1.5
& upto 300
Above 300 Stilt floor
12 3.0 4.5 6.0 9.0 2.5 2.5
& up to 400 allowed
Above 400 Stilt floor
12 3.0 4.5 6.0 9.0 3 3
& upto 500 allowed
Stilt +
Above 500
Cellar 12 3.0 4.5 6.0 9.0 4 4
& upto 750
allowed
Above 750 Stilt + 2
& upto Cellars 15 3.0 4.5 6.0 9.0 5 5
1500 allowed
Above Stilt + 2 or
1500 more
Below 18 3.0 4.5 6.0 9.0 6 6
&  upto Cellars
2500 allowed
Stilt + 2 or
Above more
Below 18 3.0 4.5 6.0 9.0 7 7
2500 Cellars
allowed
Stilt parking floor permissible is exclusive of height of building up to 15 m. Height of stilt floor
shall not exceed 2.5 m
Cellars where permissible are excluded from height of Building
*** For Plots less than 100 sq m  in case of Category II of Annexure I areas, the setbacks
and height given in (A) above shall be applicable.
 
(iii)         The setbacks are to be left after leaving the affected area of the plot/site, if any, for
road widening.
(iv)        Building line is from the edge of the Road Right-of-way (whether existing or proposed)
(v)          Where the lighting and ventilation of a building is through the means of a chowk or
inner courtyard or interior open space/duct, such open space shall be open to sky and
of area at least 9.0 sq m and no side shall be less than 2 m.
(vi)        A strip of at least 1.0 m greenery/lawn along the frontage of the site within the front
setback shall be compulsorily developed and maintained with greenery.
 (vii)       For plots above 200 sq m, in addition to (vi) above, a minimum 1 m wide continuous
green planting strip in the periphery on remaining sides are required to be developed
and maintained within the setback.
(viii)     For all residential/institutional/industrial plots above 750 sq m, in addition to  (vi) and
(vii) above, 5 % of the site area has to be developed as tot-lot/landscaped area and
trees planted and maintained. Such organized open space could be in more than one
location and shall be of regular shape.
(ix)        To enhance the streetscape in respect of 18 m and above roads, no front compound
wall is recommended along the front setback. Only iron grill or low height green hedge
and / or with sloping type planters is recommended along such roads.
(x)          In all plots 750 sq m and above, provision shall be made for earmarking an area of 3m
X 3m for the purpose of siting of public utilities like distribution transformer, etc. within
the owner’s site subject to mandated public safety requirements.
(xi)        If the above greenery mentioned at (iv) to (vii) above and Rule 9.9 is not maintained,
10% of additional Property tax every year would be imposed as penalty by the
sanctioning authority till the condition is fulfilled.
(xii)       In case of plots 300 sq m and upto 750 sq m, it is permitted to transfer up to one
metre of setback from one side to the other side, and in case of plots above 750 sq m,
it is permitted to transfer up to 2 m of setback, which needs to be uniform at any given
point, subject to maintaining of minimum building line in the front.
(xiii)     In case of corner plots, the front setback shall be as per the building line for the
respective abutting road width.
(xiv)     For narrow plots, the setbacks on sides may be compensated in front and rear
setbacks so as to ensure that the overall aggregate setbacks are maintained in the
site, subject to maintaining a minimum of 1m on each side.
(xv)      The space between 2 blocks shall be as given Table-V.
(xvi)     The height of the building will be calculated after excluding the parking floors for the
purpose of computation of minimum setbacks to be left.
7.2            OTHER REQUIREMENTS FOR BUILDINGS ABOVE 10 M HEIGHT
(i)      The building requirements and standards other than heights and setbacks specified in
the National Building Code of India, 2005 shall be complied with.
(ii)     Such buildings shall be undertaken by owners by engaging registered architects/
licenced builders/developers and licenced structural engineers. The designs and
building plans shall be countersigned by the owner, licenced developer, registered
architect, licenced engineer and a qualified & licenced structural Engineer who shall be
responsible for the supervision, structural safety, earthquake safety, fire safety and
specifications compliance of such buildings. Buildings shall be designed for
compliance with earth quake resistance and resisting other natural hazards. The
Completion Certificate shall contain mention that the norms have been followed in the
design and construction of buildings for making the buildings resistant to earthquake,
compliance with structural safety and fire safety requirements.
(iii)    The work of the building services like sanitation, plumbing , fire safety requirements,
lifts, electrical installations, and other utility services shall be executed under the
planning, design and supervision of qualified and competent technical personnel.
 (iv)    The parking requirements shall comply as given in these rules. The parking facilities
and vehicles driveways etc. shall be maintained to the satisfaction of the
sanctioning  Authority.
(v)         Provide for solar water heating system in the building and solar lighting in the site
for outdoor lighting within the site, etc. and give a bank guarantee to this effect to the
sanctioning authority for compliance of the same.
(vi)    All Public and semi-public buildings with covered area above 300 sq m shall be
designed and constructed to provide facilities to the physically handicapped persons
as prescribed in the National Building Code of India,2005.
(vii)   In all buildings irrespective of above height provisions, the requirements of parts of the
building like size and area requirements of habitable rooms, kitchen, bathrooms and
Water closets, other areas, corridor and staircase widths, service ducts, etc. shall
conform to the  National Building Code of India,2005.
 
8.   ENCOURAGEMENT FOR BUILDINGS WITH CENTRAL COURTYARDS:
 
As an encouragement for developing ‘U’ type buildings with central courtyards, the
setbacks of sides and rear, except the front setback, can be reduced provided:
(a)     the area so saved is transferred to the central area/space or court yard;
(b)     the minimum open space on sides and rear except front,  shall be 1.5 m for
normal buildings,  & 6 m in case of high rise buildings up to 21 m height and 7
m in respect of buildings 21m – 30 m height. Such high rise buildings need to
obtain prior clearance from the Fire Services Department;
(c)     the depth of such courtyard shall be at least 50% of the average building depth.
9        REQUIREMENTS FOR HIGH RISE BUILDINGS:
9.1        High Rise buildings / Complexes shall be permissible only in areas other than those
given in Annexure I and II.  High Rise buildings shall not be allowed in Congested
areas/existing areas and settlement areas/ Abadi /Gram khantam areas.
9.2        The minimum size of plot for High Rise building shall be 2000 sq. m. For buildings in
the Skyscraper zone as given in Annexure III, the minimum plot size shall be 4000 sq
m
9.3        The building bulk, coverage and height shall be governed by the minimum alround
setbacks to be left, the organised open spaces to be left and the height restrictions
imposed by the Airport authority (if applicable) / Defence authorities (if applicable)
and Fire Services Department and the City-level Impact fee on built up area required
to be paid, as applicable.
 
 
 
9.4        Prior Clearance From Airport Authority:
         For any High Rise building located in vicinity of airports as given in the National
Building Code, the maximum height of such building shall be decided in consultation
with the Airport Authority and shall be regulated by their rules/requirements.
 Interstitial sites in the area which are away from the direction of the Airport Funnel
zone and already permitted with heights cleared by the Airport Authority, shall be
permitted without referring such cases to the Airport Authority.
9.5       Every application for approval of a site and for permission to construct or
reconstruct or alteration of a building with High Rise building or alteration to existing
High Rise building shall be made in the prescribed form and accompanied by detail
plans floor plans of all floors, complete set of structural drawings and detail
specifications duly certified by a qualified structural engineer, necessary prior
clearance from the Airport Authority (if applicable), Directorate of Fire services,
APTRANSCO and its subsidiaries  and Hyderabad Metropolitan Water Supply and
Sewerage Board (HMWSSB) / Local Authority (as the case may be), along with other
particulars and details as may be required by the sanctioning  Authority.
9.6      The minimum abutting road width and all round open space for High rise Building /
Complex shall be as follows:
TABLE – IV
Minimum alround
Minimum abutting
open space on
Height of building road width required
remaining sides
( in metres)
(in metres) *
(1) (2) (3)
Up to 21 mt. 12.2 7
Above 21 mt. & upto 24 mt 12.2 8
Above 24 m & up to 27 m 18 9
Above 27 m & upto 30 m 18 10
Above 30 m & up to 35 m 24 11
Above 35 m & upto 40 m 24 12
Above 40 m & up to 45 m 24 13
Above 45 m & upto 50 m 30 14
Above 50 m 30 16
    
(i)   The front open space shall be on the basis on the abutting road width and shall be
either as given in shall be either as given in Col. 3 of above Table IV or the Building
line given Table III whichever is more.
(ii)   The abutting road has to be black-topped with minimum 2 –lane carriageway.
Service roads where required as per these Rules shall be minimum 7 m wide with
minimum 2-lane black topped carriageway.
(iii)         For upper floors from 2nd floor onwards, the balcony projection of up to 2 m may
be allowed projecting onto the open spaces.
(iv)        The open space to be left between two blocks shall be equivalent to the open
space mentioned in Column (3) of above Table IV.
(v)          In case of high rise buildings upto 30 m height, it is permitted to transfer upto two
metres of setback from one side to the other side, which needs to be uniform at
any given point, subject to maintaining of minimum setback of 7 m on all sides.
(vi)        Where the lighting and ventilation of a building is through the means of a chowk or
inner courtyard or interior open space/duct, such open space shall be open to sky
and of area at least 25 sq m and no side shall be less than 3 m.
 
9.7      TOWER AND PODIUM TYPE HIGH RISE STRUCTURE UPTO 50 M may be
allowed with the following:
(a)   For podium, i.e., Ground plus first floor: alround setbacks shall be 7 m alround
(b)   For the Tower block: The coverage and alround setbacks shall be minimum 50 %
of the Podium Block, and shall be atleast 3m from the Podium edge on all
sides,
(c)   the fire safety and fire escape measures for the Tower Block shall be
independent of the Podium Block.
 
9.8        “STEPPED TYPE” OR “PYRAMIDAL TYPE” HIGH RISE STRUCTURE
         Such type of high rise building blocks may be allowed for heights above 30 m
with the following open space requirements:
(a) At ground level :  minimum 8 m all round open space for the first  five
floors
(b) At upper floors :  increase of 1 m all round open space or more, for every
5 upper floors or 15 m height or part thereof, over
and above the ground level open space of minimum
8 m.
 
9.9        (a) In every high rise building site, an organised open space shall be utilised as
greenery,   tot lot or soft landscaping, etc. shall be  provided over and above the
mandatory open spaces to be left in and around the building.  This space shall be
at least 10% of total site area and shall be of regular shape. This may be in one
or more pockets.
         (b)  In addition to the above, a minimum 2 m wide green planting strip in the
periphery on all sides within the setbacks are required to be developed and
maintained in all high rise building sites.
9.10    COMPLIANCE OF NATIONAL BUILDING CODE PROVISIONS FOR AMENITIES
AND  FACILITIES IN  ALL HIGH RISE  BUILDINGS  
(i)   The building requirements and standards other than heights and setbacks  specified
in the National Building Code, 2005 shall be complied with.
(ii)   Such buildings shall be undertaken by owners by engaging registered architect,
licenced builders/developers and licenced structural engineers. The designs and
building plans shall be countersigned by the owner, licenced developer, registered
architect, licenced engineer and a qualified & licenced structural Engineer who
shall be responsible for the supervision, structural safety, fire safety and
specifications compliance of such buildings. Buildings shall be designed for
compliance with earth quake resistance and resisting other natural hazards. The
Completion Certificate shall contain mention that the norms have been followed in
the design and construction of buildings for making the buildings resistant to
earthquake, compliance with structural safety and fire safety reqirements.
(iii)   The work of the building services like sanitation, plumbing, fire safety requirements,
lifts, electrical installations, and other utility services shall be executed under the
planning, design and supervision of qualified and competent technical personnel.
 (iv)    In addition to the required staircases and lifts, there shall be at least one fire
escape staircase and lift. These staircases and lifts shall be got certified from the
manufacturer’s authorised Service technical personnel from time to time.
(v)   Provision for power generator shall be made in such buildings.
(vi)   These buildings shall be planned, designed and constructed to ensure fire safety
requirements are met and maintained and shall comply in accordance with the Fire
Protection Requirements of National Building Code of India.
(vii)   The facilities for providing fire protection and fire fighting facilities in such buildings
should be in compliance with the stipulations laid down and clearance issued by
the Fire Department from time to time. NOC from the Fire Department shall be
obtained from time to time regarding the fire safety requirements and facilities
installed.
(viii)   The parking requirements shall comply as given in these rules. The parking
facilities and vehicles driveways etc. shall be maintained to the satisfaction of the
sanctioning Authority.
(ix)   Provide for solar water heating system in the building and solar lighting in the site
for outdoor lighting, etc. and give a bank guarantee to this effect to the sanctioning
authority for compliance of the same.
(x)   All Public and semi-public buildings shall be designed and constructed to provide
facilities to the physically handicapped persons as prescribed in the National
Building Code of India.
(xi)    In all high rise buildings, the requirements of parts of the building like size and area
requirements of habitable rooms, kitchen, bathrooms and Water closets, other
areas, corridor and staircase widths, service ducts, etc. shall conform to the
National Building Code of India.
10.            REQUIREMENTS OF GROUP DEVELOPMENT, GROUP HOUSING/ CLUSTER
HOUSING/ RESIDENTIAL ENCLAVES AND ROW HOUSING SCHEMES:
10.1          Such developments shall be considered where the site is developed together with
building constructions and all amenities and facilities and not disposed as open
plots.
10.2   All Group Development Schemes, Group Housing Scheme / Cluster Housing
Scheme applications shall in addition to the requirements under these Rules, be
accompanied by:
a) A Services and Utilities Plan as per standards for water supply system, drainage
and storm water disposal system, sewerage system , rain water harvesting
structures, and for other utilities.
b) A landscaping plan including rain water harvesting/ water recycling details.
c) Parking & internal Circulation Plan along with Common pool parking area plan, if
any.
The above  shall be drawn on suitable scale with  relevant details.
10.3     The minimum plot size for Group Housing Schemes and Group development
Schemes shall be 4000 sq m and the minimum abutting road width shall be  12.2
m wide and black topped.
 10.4          In case of housing in large plots or blocks, the proposals should be promoted with
the immediate improvement of the accessibility of the site from the nearest main
road by way of an approved Road Development Plan by the competent authority
with a minimum width of 12.2 m which should be implemented by the licenced
developer within a period of three years. Any road widening required shall be
deemed to be approved under these Rules and has to be adhered to by the
owners / local body / licenced developer.
10.5          All Group Housing Schemes/ Group Development Schemes/ Cluster housing /
Residential Enclaves and row type development schemes shall be developed with
complete infrastructure facilities and amenities as stated at (a) and (b) above.
10.6   These shall not be applicable in case of Government sponsored Housing Scheme/
approved NGOs or private schemes, and the guidelines and requirements as given
in the National Building Code for Low Cost Housing / Government orders shall be
followed.
10.7    GROUP DEVELOPMENT SCHEMES & GROUP HOUSING SCHEMES
Group Housing Schemes are reckoned as Apartment blocks in two or more blocks.
These could be high-rise or simple walk-up units. Group Development Schemes
are reckoned as Building in two or more blocks in a campus or site, and could be
normal height buildings or high-rise blocks or combination of both.
(a) The open spaces/setbacks for such type of development shall be as
follows:              
TABLE V
Distance to be
maintained from Distance between
Height of building block
periphery to building two  blocks
block
 Up to 10 m* 3m 2m
Above 10 m & up to 15 m* 4m 3m
15m & upto 18 m** 5m 4m
Above 18 m As per alround setbacks required under High-
rise buildings given in Table IV
 
*      Stilt floor permissible and is exclusive of height of building up to 15 m.  Height
of stilt floor shall not exceed 2.5 m
**  Only Cellars excluded from height of Building
 
b)   Common amenities and facilities like shopping center, community hall or center /
club house etc. are required to be provided in up to 5 % of the area and shall be
planned and developed in cases where the units are above 50  in number and
not be part of the residential blocks.
c)   A through public access road of 9 m width with 2-lane black-topped is to be
developed on any one side at the periphery/ as per suitability and feasibility for
the convenience of accessibility of other sites and lands located in the interior. 
d)   In case of blocks up to 12 m height, access through pathways of 6m width
branching out from the internal roads/loop road would be allowed. All internal
roads and pathways shall be developed as per standards.
 e)   Minimum of 10 % of site area shall be earmarked for organised open space and
be utilised as  greenery,   tot lot or soft landscaping, etc. and shall be  provided
over and above the mandatory open spaces. This space may be in one or more
pockets.
 
10.8        ROW TYPE HOUSING / ROW TYPE SHOPPING PRECINCTS:
a)     Minimum site area : 1000 sq m
b)     Minimum size of individual plots for row houses / Row shops: 50 sq m.
      Not more than 8 plots shall be developed in a row.
      Separation between two blocks shall not be less than 6 mt, which may be an
open space or an alley/pedestrian plaza.
      Only internal staircase would be allowed.
c)     Minimum width of internal roads: 9 m ;
      Internal cul-de-sac road 6m with max. length 50 mt. is allowed
d)     Minimum open space : 10 % of site area
e)     Height permissible: 2 floors or 6 m for plots up to 125 sq m
  Stilt + 2 floors for plots above 125 sq m for row houses
f)       Minimum setbacks: Front 3m ; Rear 1.5 m
      The setbacks in a row can be interchangeable.
      In case of row type shopping precincts, back to back shops with above front
setback of 3m would be allowed.
        g)  In case of very large projects more than 5 acres, common amenities and facilities
like shopping center, community hall/club house etc. are required to be
provided in 5 % of the area.
         h) In case of Row Type Shopping Precincts, common basement parking in one or
more levels would be permissible subject to conditions mentioned in Rule (11).
 
 
 
10.9      CLUSTER HOUSING
(a)        Minimum site area: 1000 sq m
(b)        Minimum plot size for cluster house: 25 sq m with maximum number of 20
houses in a cluster
(c)        Minimum size of cluster open space: 36 sq m with a minimum width of 6m
(d)        Height permissible: 2 floors or 6 m
(e)        Minimum access road to the Cluster Housing Complex: 9 m
         Internal access may be through pedestrian paths of 6 m
 (f)          Minimum space between two clusters: 6m which may be utilised as
pathway/alley
(g)        Building setbacks: No setbacks are needed for interior clusters as the lighting
and ventilation is either from the central open space of cluster and the
surrounding pedestrian pathway/ access road of the cluster. However, interior
courtyards may be provided for larger plots and building areas to facilitate lighting
and ventilation. For end clusters sides that are abutting peripheral thoroughfare
roads, setback shall be as per the Building line given in Table III.
 
10.10       RESIDENTIAL ENCLAVES:
(a) These would be allowed as gated development that are exclusive housing areas
with common compound wall with access control through gates and having their
own facilities and amenities. The housing units may comprise of row houses,
semi-detached, detached or Apartment blocks or a mix or combination of the
above. The building requirements would be as per the given type of housing.
(b) Residential enclaves would be permitted only in those sites that give through
access of minimum 9 m peripheral road for the neighbouring plots or lands that
are located in the interior. They would be governed by good design standards
and not impinging on the overall accessibility and circulation network of the area.
(c) Minimum size of site: 4000 sq m.
(d) Size of plots and height permissible: as per type of housing and requirements
as given above for the respective type of housing.
(e) Minimum Common Open space : 10 % of site area.
(f) Building setbacks: As per type of housing & requirements given above for the said
type of housing and as per Table III.
(g) Internal Road requirements:
   9.0 to 18 m for main internal approach roads;
   9 m for other internal roads and
   8 m for cul-de-sacs roads between 50-100 m  length
   9 m for looped roads
11.   PARKING REQUIREMENTS:
11.1     In all Complexes including Residential Complexes, Hotels, restaurants and
Lodges, business buildings, commercial buildings, Institutional buildings like
hospitals, Educational buildings like schools and colleges, multi-storied
buildings/Complexes, etc and all other non-residential activities provision shall be
made for parking spaces as per the following requirements:
TABLE  VI
 
Parking area to be provided as
percentage of total built up area
Category of building/activity
In MCH In Municipalities and
Area rest of Development
 Authorities areas
Shopping Malls with Multiplexes,
Multiplex Complexes, Information
60 % 50 %
Technology Enabling Services
Complexes
Hotels, restaurants, lodges, Cinema
halls, business buildings, other
commercial buildings, Kalyana 40% 30 %
Mandapams, Offices, & high-
rise buildings / Complexes
Residential Apartment  Complexes,
Hospitals, Institutional buildings,
30 % 20 %
Industrial buildings, Schools, Colleges
& other educational buildings
Godowns & Others 20 % 20 %
 
 
11.2   The parking spaces may be provided in (for all Schemes) :
(a)         basements or cellars (one or more)/multi-level (allowed for plots  750 sq m and
above only);  or
(b)         on stilt floor or in upper parking floors (at any level)
(c)          in the open space over /  setbacks (except the front setback) to be left around
the building with adequate vehicular access, aisle, drives, ramps required for
maneuvering of vehicles,  or
(d)         common pool parking area (in the case of Group Housing Scheme/Residential
enclave/Cluster housing/Row housing schemes)   or
(e)         a combination of any or all the above
11.3   The other aspects for providing parking spaces are:
(i) Common and Continuous cellar parking floors between adjoining buildings would be
allowed depending upon structural safety aspects, mutual agreement between
owners, etc.
 (ii) The parking spaces should be efficiently designed and clearly marked and
provided with adequate access, aisle, drives and ramps required for
maneuvering of vehicles.
(vii)       Stilt floor /Cellar parking floor shall be used only for parking and not for any
habitation purpose. Misuse of the area specified for parking of vehicles for
any other use shall be summarily demolished / removed by the Enforcement
Authority.
(viii)     For parking spaces in basements and upper storeys of parking floors, at least
two ramps of minimum 3.6 m width or one ramp of minimum 5.4 m width and
adequate slope shall be provided. Such ramps may be permitted in the side
and rear setbacks after leaving sufficient space for movement of fire-fighting
vehicles. Access to these may also be accomplished through provisions of
mechanical lifts.
(ix)        Basement/cellar shall be set back at least 1.5 m from the property line.
 (x)          Up to 10% of cellar may be utilised for utilities and non-habitation purpose
like A/C Plant room, Generator room, STP, Electrical installations, Laundry,
etc,
(xi)        Space over and above 6m in front setback may be considered as off-street
parking space.
(xii)       Visitors’ parking to be provided shall be 10 % of the area mentioned in Table
VI, and may be accommodated in the mandatory setbacks other than the
front setback, wherever such setbacks are more than 6m.The Visitors’
Parking facility shall be open to all visitors.
(xiii)     In respect of Apartment Complexes / Building / Block, in sites up to 750  sq m
the Parking requirement shall be deemed to be met if the entire stilt floor is
left for parking. A WC/Toilet facility shall be provided for watch and ward in
the stilt floor.
11.4    Encouragement for provision of Parking Complexes
         To encourage parking complexes, Parking lots and enclaves, owners who develop
parking complexes / Parking lots, the following incentives would be considered:
(a)         equivalent built up area of such Parking Complex / or area of Parking lot as the
case may be  would be considered as Transferable Development right by the
sanctioning authority.
(b)         In an existing area/locality where an owner or two or more owners come together
and develop combined or common parking Complex, pedestrian plaza/ subway,
or improve/facilitate additional access by linking with surrounding roads etc for
public usage are provided, as part of their premises / land
development/improving the urban design aspects, additional bonus built up
area /TDR would be considered by the sanctioning authority.
(c)         The setbacks for Parking Complexes shall be as follows:
front – as per building line
setbacks on remaining sides – 50% of setbacks given in Table III
(d)   No fees and other charges shall be charged by the Sanctioning Authority for the
area/floors developed as Parking Complex / Parking lot;
(e)     A moratorium on property tax for 5 years would be considered;
(f)   For the next 5 years – Property tax shall be levied on the lowest slab of residential
category.
 
Such parking facility enclaves may be permitted along or off main commercial
roads, city center, close to Bus stations, Railway Stations and any public transport
system so as to encourage use of public transport, etc. Access to these parking
spaces in such Complexes may be accomplished through provision of mechanical
lifts. Such areas may be identified by the sanctioning authority and notified to
public every year by 1st April.
           
12.   RESTRICTIONS ON PROJECTIONS ALLOWED IN MANDATORY OPEN SPACES:
Only the following Projections shall be allowed in the mandatory open spaces /
setbacks / interior open spaces:
 (i)     No balcony projections or corridor shall be permitted beyond the setbacks i.e.,
projecting within the mandatory open spaces in case of non-high rise buildings.
These, if provided for, shall be set back as per the minimum mandatory open spaces
and the setback shall be clear from the edge of the balcony or corridor.
(ii)   Cornice, Chajjas / weather shades only of width not exceeding 60cm shall be
allowed in the mandatory setbacks.
(iii)  In case of plots more than 300 sq m: 
a.       Sump, septic tank, well may be allowed in the rear and side open spaces.
These shall need to be setback at least 1.5 m from the property or boundary
line of the plot.
b.      Parking sheds, generator room may be allowed in the rear and side open
spaces.
c.      In the front setback only a security guard booth of 2 sqm
   The height of these accessory buildings shall not be more than 2.50 m and shall
not occupy more than 1/4th of the plot width.
 
13.    URBAN DESIGN AND ARCHITECTURAL CONTROL
 
For certain areas as well as sites abutting major roads of 30 mt and above, the
Sanctioning Authority may enforce urban design and architectural control. These shall
be detailed out keeping in view the development conditionalities and requirements given
in these Regulations and the National Building Code norms. For this purpose, urban
design and architectural control sheets/Plans approved by the Sanctioning Authority
shall be complied with.
 
 
 
 
 
14.   Obligations of the owner and licenced developer/builder / licenced technical
personnel to implement and develop the Master Plan/Statutory Plan circulation
network and specific land uses:
(1)   Where any land or site or premises for building is affected in the statutory plan/
Master Plan road or circulation network or an road required to be widened as per a
Road Development Plan, such area so affected in the road or circulation network
shall be surrendered to the Sanctioning Authority by the owner of land. No
development permission shall be given unless this condition is complied with.
(2)    Upon surrendering such affected area,
         the owner of the site would be entitled to a Transferable Development Right (TDR)
as given in Rule 15 below.
OR
    the owner shall be allowed to construct an extra floor with an equivalent built up area
for the area surrendered, subject to mandated public safety requirements.
15.    GRANT OF TRANSFERABLE DEVELOPMENT RIGHT:
         Grant of Transferable Development Right (TDR) may be considered by the Competent
Authority for the following areas subject to the owner complying with the conditions of
development above, as per the following norms:
(a)   For the Master Plan road network undertaken and developed: equivalent to 100 % of
built up area of such area surrendered.
(b)   For conservation and development of lakes / water bodies / nalas foreshores &
Recreational buffer development with greenery, etc: equivalent to 50 % of built up
area of such recreational buffer area developed at his cost.
(c)   For Heritage buildings and heritage precincts maintained with adaptive reuse:
equivalent to 50 % of built up area of such site area.
 
The TDR may be arrived at on the basis of relative land value and equivalent amount in
both export and import areas, as per the Registration Department records. The Competent
authority shall have the discretion in the matter of applicability of TDR. The TDR shall not
be allowed in unauthorized buildings/structures/constructions. The TDR Certificate would
be issued by the Competent authority would be valid or utilized/ disposed only within the
concerned local body area and as per guidelines and conditions prescribed by the
Competent Authority.
 
16.    LEVY OF SPECIAL FEES AND OTHER PROVISIONS FOR CERTAIN AREAS:
         The Sanctioning Authority with the specific approval of the Government may, when
implementing such Projects, levy Special fees and other fees / charges for lands / sites /
premises abutting or in the vicinity of the Ring Road or other highways / major roads or the
Mass Rail Transit System / Light Rail Transit / MMTS route indicated in the Master Plan, at
the rates and procedure prescribed by the Government.
 
 
 
 
17.    CITY LEVEL INFRASTRUCTURE IMPACT FEES APPLICABLE IN CERTAIN CASES:
 
(1)      With a view to ensuring development of City Level Infrastructure facilities and levy
of Impact Fees, buildings are categorized as follows:
 
         Type  I : Buildings up to height 15 m excluding stilt parking floor
 
         Type II : Buildings of height above 15 m (excluding stilt floor)
         The City level Infrastructure Impact Fees would be levied for Buildings under Type II
above as follows:
               First 15 m or 5 floors (whichever is less): No levy of Impact fee
               For any additional floors or part thereof: at differential rates specified in
Table below:
 
Occupancy / Height of Building (in metres) and rate in Rs. per sq m of
Use built up area
 Above 15 m Above 21 m Above 30 m Above 50 m
& up to 21 m & up to 30 m & up to 50 m
Municipal Corporation Area
500 750 1500 3000
 
Residential Other areas of UDA Area
250 500 1000 2000

Municipal Corporation Area

  1000 1500 2500 5000
Commercial,
Offices, ITES Other areas of UDA Area
500 1000 2000 4000

Municipal Corporation Area

Institutional,
300 500 1000 2000
educational &
Others (except Other areas of UDA Area
Industrial sheds)
100 200 400 800
 
(2)         Alternatively, the owner may be allowed to utilize TDR given in Rule 14 above, for
such built up area to the extent permissible wholly or use the same in combination of
both TDR and the differential impact fee for the proposed additional built up area that
is permissible under these Rules / Provisions. The Government may revise the
above rates from time to time.
 
(3)         The above rates shall not be applicable for Government Departments and public
agencies like Urban Development Authority, APIIC, local bodies and HMWSSB.
(4)         The amount levied and collected under above Rule shall be credited and maintained
in a separate escrow account by the concerned sanctioning authority and 50%
utilised for development of infrastructure in the same area and balance utilised
towards improvement of city level capital infrastructure in the area. An Infrastructure
Plan and Action Plan for implementation is required to be undertaken by the
Competent authority and the said Fund utilised accordingly.
 
(5)         The Premium on F.A.R. charges leviable in CDA area and the impact fees being
levied in MCH area are dispensed with.
18.         INCENTIVES FOR OWNERS LEAVING MORE SETBACKS / INSTALLING SOLAR
HEATING SYSTEM / LIGHTING / RAIN WATER HARVESTING / RECYCLING OF
WASTE WATER:
The following incentives in terms of rebate in Property tax will be given by the local
authority for owners or their successors-in-interest who:
(a) Construct the building /blocks by leaving more setbacks than the minimal stipulated
in these Rules:
                     Leaving 1.5 times the minimum setbacks in all sides:  10 % rebate*
                     Leaving 2.0 times the minimum setbacks on all sides : 20 % rebate*
                 *  The setbacks has to be on all sides to qualify for the rebate. Leaving more on
one side and the minimum on other sides would not qualify for such rebate.
(b) Install and use solar heating and lighting system : 10 % rebate.
(c) Undertake both recycling of waste water and rain water harvesting structures:  10
% rebate
d) Where owners provide at least 25% additional parking space over and above the
minimum specified in Rule 11, they would be allowed for a rebate of 10 % in
property tax.
19.   BUILDING PERMIT/LICENSE FEES & UNDERTAKING:
a)   The Sanctioning Authority shall along with the Building Application levy and collect
2% of the Building Permit / License fees, subject to a maximum of Rs.10,000 as
initial fees. The balance building permit / License Fees together with other fees and
Charges shall be levied and collected before the issue of permission/sanction. In
case of rejection of application, the above initial fees would be forfeited.
b)      No fees and charges would be levied for parking spaces provided in stilt/cellar
floors. 
20.     COMPLIANCE BY OWNER FOR ENSURING CONSTRUCTION IS UNDERTAKEN AS
PER SANCTIONED PLAN:
a)   The owner and builder/developer shall give an Affidavit duly notarized to the effect
that in the case of any violation from the sanctioned building plan, the Enforcement
Authority can summarily demolish the violated portion. In respect of Apartment
Buildings, the owner or builder shall give a Declaration duly specifying the number
of floors permitted, the number of flats/apartments in each floor along with the
extent of each flat. In case of any violation with regard to the Declaration, the
Enforcement Authority can demolish the violations.
b)   Before the release of the building sanction by the sanctioning authority, the owner of
the plot/site is not only required to produce the original Sale Deed, registered under
the provisions of the Indian Registration Act, 1908 for the perusal of the
sanctioning authority and cross verification with the attested copy submitted with
the building application.
c)   The owner is required to hand over the ground floor area or first floor or the second
floor area, as the case may be, to the sanctioning authority by way of a Notarised
Affidavit and after the setbacks and open spaces are demarcated on the site. The
Notarised Affidavit shall be got entered by the sanctioning authority in the
Prohibitory Property Watch Register of the Registration Department. Then only the
Building sanction will be released and the owner shall be allowed to commence the
construction.
The system of taking a Security Deposit is dispensed with.
(i)      The sale or disposal of such built up area under the said Notarised Affidavit by
way of sale, lease and registration of such buildings shall be allowed by the
Registration Authority only after an Occupancy Certificate is obtained from the
sanctioning authority.     
 (ii)     In case of any violation of building construction onto the setbacks or open
space or area to be left for any road widening, shall be removed by the owner
within one week of issue of Notice by the Enforcement Authority.
(iii)    Upon failure to comply with the above direction of the Enforcement Authority,
the Sanctioning Authority may dispose the handed over portion of the building
by public auction duly removing the violated portion.
(iv)    The sanctioned plans giving other details along with sanction date, built up
area permitted, area handed over to the sanctioning authority, and insurance
policy details shall be displayed by the owner/builder on Board at the site.
(v)     A comprehensive building compliance insurance policy has to be taken
covering aspects of building services, fire safety, maintaining mandatory
setbacks /open spaces, and landscaping of the site (the terms and conditions
and other details of which would be separately worked out) before
commencement of construction,
21.          OCCUPANCY CERTIFICATE:
(i)   Occupancy Certificate shall be mandatory for all buildings. No person shall occupy or
allow any other person to occupy any building or part of a building for any purpose
unless such building has been granted an Occupancy Certificate by the Sanctioning
Authority.
(ii)  The owner shall submit a notice of completion through the registered architect and
licenced builder/developer along with prescribed documents and plans to the
Sanctioning Authority. The Sanctioning Authority on receipt of such notice of
completion shall undertake inspection with regard to the following aspects:
(a)         Number of floors
(b)         External setbacks
(c)         Parking space provision
(d)         Abutting road width
and shall communicate the approval or refusal of the Occupancy Certificate within 15
days or may issue  the same after levying and collecting compounding fee, if any, as
follows:
(iii)      The sanctioning authority is empowered to compound the offence in relation to
setbacks violations (other than the front setback) upto 10%, duly recording thereon
the violations in writing. The rate of Compounding fee shall be a minimum rate of
Rs.1000 per sq m of built up area on each floor in Municipal Corporation areas and
at the rate of Rs.500 per sq m in case of other Municipal areas and UDA areas, and
the Government may revise this rate from time to time. Compounding of such
violation shall not be considered for buildings constructed without obtaining any
sanctioned plan. This shall be maintained in a separate escrow account and utilised
towards improvement of the roads and public open spaces development in the area.
 (iv)   For all high rise buildings, the work shall be subject to inspection by the Fire service
Department and the Occupancy Certificate shall be issued only after clearance from
the Fire Services Department with regard to Fire Safety and Protection
requirements.
 (v)      The functional/line agencies dealing with electric power, water supply, drainage
and sewerage shall not give regular connections to the building unless such
 Occupancy Certificate is produced, or alternatively may charge 3 times the rate in
the absence of Occupation Certificate for such buildings. In addition to the above,
the local body shall collect every year two times the property tax as penalty from the
owner/occupier.
 (vi)      The Registration Authority shall register only the permitted built up area as per the
sanctioned building plan and only upon producing and filing a copy of such
sanctioned building plan. On the Registration Document it should be clearly
mentioned that the registration is in accordance with the sanctioned building plan in
respect of setbacks and number of floors.
(vii)      The financial agencies/institutions shall extend loan facilities only to the permitted
built up area as per the sanctioned building plan.
 
22.         ENFORCEMENT
           
A)      In addition to the enforcement powers and responsibilities given in the respective
laws of the local authority, in respect of these Rules:
(i) The Enforcement Authority concerned shall be wholly and severally responsible for
ensuring and maintaining the road right of way/width and building restrictions as
given in these Rules. The Enforcement Authority shall particularly check all
buildings/structures for any violations along all main roads/public roads and take
action to remove these.
(ii)          The Enforcement authority shall summarily remove any violation or deviation in
building construction in maintaining the road widths and building line.
 
B)      Constitution of Town Planning and Building Tribunal:
         The Government shall constitute a Town Planning and Building Tribunal for dealing
with all town planning, enforcement and building issues by making necessary
amendment to the AP Urban Areas (Development) Act, 1975.
C)      Constitution of Building Ombudsman:
The Government may constitute a Building Ombudsman for dealing with all complaints
of building violations, shortfall in building standards, services and specifications and
safety aspects. The Government shall separately work out the procedure, role and
details of the functioning of the Building Ombudsman.
23.            LIMITATIONS OF BUILDING SANCTION:
Sanction of building permission by the Sanctioning Authority shall not mean
responsibility or clearance of the following aspects:
(i)            Title or ownership of the site or building
(ii)          Easement Rights
(iii)         Variation in area from recorded areas of plot or a building or on ground
(iv)        Structural Reports, Structural Drawings and structural aspects
(v)          Workmanship, soundness of structure and materials used,
(vi)        Quality of building services and amenities in the construction of building
(vii)       The site/area liable to flooding as a result of not taking proper drainage
arrangements as per natural lay of the land, etc.
 (viii)   Other requirements or licences or clearances required for the site/ premises or
activity under various other laws.
24.   LICENSING OF REAL ESTATE COMPANIES, DEVELOPERS, BUILDERS, TOWN
PLANNERS, ENGINEERS & OTHER TECHNICAL PERSONNEL MANDATORY:
 (a)    No developer/builder/real estate firm or company/engineer/town planner/other technical
personnel shall be allowed to undertake development/do business/ practise in a
Municipal Corporation/ UDA/ Municipal area unless they are licenced with the
sanctioning authority of the respective area. Architects shall be required to be registered
with the Council of Architecture.
 (b)    The engaging of the services of a licenced developer/builder shall be mandatory for
Apartment Buildings, Group Housing Schemes, all types of gated developments
mentioned in Rule 10, all High-Rise Buildings, and all commercial complexes.
Developments undertaken for construction of individual residential houses, normal
educational/institutional/industrial buildings and developments undertaken by public
agencies are exempted from the above condition.
(c)     Any developer/builder undertaking development or any firm doing property business in
any Municipal Corporation/UDA/Municipality or soliciting property sale/transactions or
advertising as such in case of above, shall necessarily mention the details of it’s licence
number, licence number of the licenced developer to whom the approval is given by the
said Municipal Corporation / UDA / Municipality, together with the permit number and it’s
validity for information and verification of public/prospective buyers.
 (d)            Absence of the above or suppressing of the above facts or in the case of other
licences and other technical personnel who violate the conditions would invite penal
action including debarring of the real estate firm/development firm / company from
practice in the local authority area for 5 years besides prosecution under the relevant
laws / code of conduct by the sanctioning authority.
 (e)    Any licenced developer / builder / other technical personnel who undertake construction
in violation of the sanctioned plans shall be warned in the first instance and in the
second instance, this would entail cancellation of their licence besides being prosecuted
under the relevant laws / code of conduct.
 (f)     The format for application forms for licencing of developers / builders, real estate firms,
town planners, architects, engineers, other personnel, and other conditions shall be as
prescribed.
                            
(BY ORDER AND IN THE NAME OF THE GOVERNOR OF ANDHRA PRADESH)
S.P. Singh,
Secretary to Government.
To
The Commissioner, Printing, Stationary and Stores Purchase, Hyderabad.
(with a request to public in the extraordinary Gazette of AP on 04.03.2006 and furnish
1000 copies to Government)
The Commissioner, Municipal Corporation of Hyderabad, Hyderabad.
The Vice-Chairman, Hyderabad Urban Development Authority, Hyderabad.
The Vice-Chairman, Cyberabad Development Authority, Hyderabad.
The Vice-Chairman, Hyderabad Airport Development Authority, Hyderabad.
The Vice-Chairman, Buddha Purnima Project Authority, Hyderabad.
The Director of Town and Country Planning, Hyderabad.
All Departments of Secretariat,
All Heads of Departments.
The Director General, Fire Services, Hyderabad.
The Chairman and Managing Director, APTRANSCO., Hyderabad.
The Managing Director, H.M.W.S. & S.Board, Hyderabad.
The Managing Director, APIIC., Hyderabad.
The Engineer-in-Chief (Public Health), Hyderabad.
The Commissioner, L.B.Nagar / Kukatpally / Malkajgiri / Kapra / Uppal Kalan / Qutubullahpur /
Alwal / Rajendranagar / Serilingampally / Gaddiannaram / Ramachandrapuram /
Patancheru.
The Commissioner and I.G. of Registration and Stamps, Hyderabad
The Managing Director, A.P.Housing Board, Hyderabad.
The District Collector, Hyderabad District, Hyderabad.
The District Collector, Ranga Reddy District, Hyderabad.
The District Collector, Medak District, Sangareddy.
Copy to:
The Special Secretary to Hon’ble Chief Minister.
The P.S. to M ( M A & UD).
The P.S. to Secretary to Government, MA&UD.
Sf/Sc.
//   Forwarded By Order  //
 
Section Officer.
 
 
 
 ANNEXURES
The Government by Notification may modify, alter or add to the list of the areas given in
Annexures below.
ANNEXURE I
LIST OF CONGESTED AREAS / OLD AREAS/SETTLEMENT AREAS
(See Rule 6 and 7 )
A.                  In M.C.H. Area (Ward-Wise & Block-Wise):
HYDERABAD  DIVISION:
CATEGORY I
Maximum Height Permissible For All Types of Residential Buildings /
Complexes            :  10 M
Other Occupancies            : 12 M
Ward No. Blocks Name of the Locality / Area

Ward 13 1, 2, 3 Mustaidpura, Dhulpet, Ziaguda, Mangalhat,    Kulsumpura,

Karwan.
Ward 14 1 to 22 Dhulpet, Goshamahal, Shahinyathgunj, Chudibazar.
Ward 16 3 to 9 Chanchalguda, Malakpet, Azampura, Old
Malakpet,Dabirpura, Chaderghat
Ward 17 3 to 8 Saidabad, Rainbazar, Eddibazar, Madannapet, Yakutpura,
Kattalmandi.
Ward 18 5 to 9 Bhavaninagar, Riasatnagar, Uppuguda, Sultanshahi,
Mirzumla Tank, Aliabad.
Ward 19 1 to 2 Ghatakanipura, Doodbowli, Fateh Darwaza.
Ward 20 1 to 7 Shalibanda, Hussainialam, Kazipura.
Ward 21 1 to 7 Madinabazar, Ladbazar, Petlaburz, Patelmarket,
Ghansibazar.
Ward 22 1 to 8 Sultanpura, Noorkhan Bazar, Purani Haveli.
Ward 23 1 to 6 Mogulpura, Haribowli etc.

SECUNDERABAD DIVISION:

Ward I 3 to 6 Kalasiguda, General Bazar etc.

Ward III 1,  2,  3 Avula Mandi, Angreji Bazar.
Ward II 1, 4, 5 Ramgopalpet, Market Street.

Ward VII 1, 2, 3 Monda Market, Ghas Mandi etc.

Ward - VIII 1 to 3 Sivajinagar, Second Bazar.
 
B)        All notified slum areas and EWS Housing areas
C)            Outside M.C.H. Area:
            i)            All Village settlements / Abadi areas
ii)   Moulali area Jagadgirigutta, Suraram and all other slum areas and EWS Housing
areas
CATEGORY II
Maximum Height Permissible For All Types of Residential Buildings /
Complexes:  15 M
Other Occupancies: 18 M
Ward No. Blocks Name of the Locality / Areas
Kavadiguda, Bholakpur, Bakaram, Musheerabad,
Ward 1   3 to 9 Zamistanpur, Azamabad, Bagh Lingampally, Ramnagar,
Adikmet.
Nallakunta, Shankermath, Bagh Amberpet,
Ward 2   1, 2 & 4
Golnaka Vidyanagar, Tilaknagar.
Nimboliadda, Lingampally, Old M.L.A. Quarters,
Ward 3   1 to 5
Qutbiguda.
Ward 4   2, 4, 6, 8. Gowliguda, Sultanbazar.
Koti, Jambagh, Troopbazar.
1 to 3
Ward 5    Malakunta, Goshamahal, Agapura, Mangalhat, Kazani
5 to 8
Hospital.
2 Part Chintalbasti &, Khairtabad.        
Ward 6   
3 Punjagutta
Ward  7 1 Ameerpet
2nd Lancer, Humayun Nagar, Ahmednagar, Masab
Ward 10 1, 4, 5
Tank, Chintalbasti Part.
Ward 11 1 to  4 Mallepally, Bazarghat, Niloufer Hospital Shantinagar
Ward 12 1 Mehdipatnam, Guddimalkapur, Asifnagar.
1 to 5 Afzalgunj, Begumbazar, Bus Depot,
Ward 15
7 to 9 Osmanshani, Pheelkhana.
SECUNDERABAD DIVISION:
Ward IV  1 to 6 Chitrani Theatre/Hill Fort area
Ward V 1 James Sreet.
Ward VIII 2, 3, 4, 5, 6 Bansilalpet, Boiguda, Kavadiguda.
Ward IX 2 and 3 Regimental Bazar.
Ward X   1, 3, 5 Marredpally, Tukaram Gate, East Maredpally.
Ward XI  1 to 4 Sitapalmandi, Chilkalguda, Parsigutta.
Lalapet, Lalaguda, Boudhanagar, Malkajgiri Municipality,
1, 2, 5, 8 &
Ward  XII Chandanagar, Lingampally, Kukatpally APHB Phase I &
10
II, Kamalanagar and Khusaiguda
  
ANNEXURE II
 

LIST OF AREAS PROHIBITED FOR HIGH RISE BUILDINGS

A)      IN MCH AREA (Except plots abutting 30 M and above roads – this condition will not

be applicable to the areas mentioned at S.No.3 below)

1.            All Areas Mentioned in Annexure I.

2.            Secunderabad Area  Ward Nos. I, II, III, IV Complete.

3.            Banjara Hills-Jubilee Hills Area and Areas  Ward No. 8 Blocks 1, 2 and 3 (Part).

4.            Ward Nos. 4, 5, 11, 14 and 15 Complete.

5.            Ward Nos. 1  and 7  Complete.

6.            Ward No. 3 Block No. 2, 3 and 4.

7.            Area around Charminar covered by Ward Nos. 20, 21, 22 and 23 Complete.

8.            Falaknuma Area Covered by Ward No. 19 Block No. 4.

9.            Golconda Fort Area covered by Ward No. 9 Block Nos. 1, 2, 3, 4, 6, 8, 10 and 11.

10.        Asmangadh Area covered by Ward No 16 Block No 2

B)            OUTSIDE MCH AREA

1.                  All Village Settlement Areas.

2.                  Areas Covered by G.O.Ms.No.111 MA, dated 08.03.1996 (Protection of Catchment

areas of Osmansagar and Himayatsagar lakes)

3.                  1 km from the Boundary of Proposed International Airport, Shamsabad.

4.                  1 km from boundary of all Defense Airports and Defense Establishments.

 
 ANNEXURE III
 
SKY SCRAPER ZONE
 
The Minimum Height of High Rise Buildings permissible in this Zone is 12 floors (36
Metres) and above.
 
The Minimum Plot Size Is 4000 Sq M and the minimum approach road shall be 24 m
 
Areas permissible for Sky Scraper Zone:
 

(I)                 All Along the Inner Ring Road outside present MCH limits.

(II)                Along River Musi outside present MCH limits.

(III)              Gachi Bowli – Raidurg – Khajaguda - Manikonda Area.

(IV)             South of International Airport – Mankhal - Bagh Mankhal – Harshagudem Area.

(V)              APHB Singapore Township – Rampally- Ghatkesar.

(VI)             Kollur – Edulanagupallii – Velimella – Nanakramguda - Gopanpalli Area.

(VII)           Nallagandla –Tellapur Area.

(VIII)          Miyapur - Aminpur – Sultanpur Area.

(IX)             All Sites Abutting Proposed 29 Radial Roads outside present MCH limits.

(X)              All along the Outer Ring Road up to a depth of 500 meters on either side in

areas other than those covered in G.O.Ms.No.111 MA, dated 08.03.1996.

(xi)              1 km radius from MMTS Stations located in areas other than in Annexure II.
 
S.P. Singh,
Secretary to Government.
 
 
Section Officer.