Housing Project Formulation and Design: Kolkata, 2015
2.3 MASTER PLAN, DCR & BUILDING BYE LAWS
2.3.1 WEST BENGAL BUILDING BYE LAWS-2007
2.3.1.1 LAND DIVISION
1. A plot to be sub-divided is termed as "mother plot".
2. Minimum width of means of access abutting mother plot = 3.5m
3. Minimum width of means of access abutting sub - divided plot= 3.5m
4. Junctions of means of access within the "mother plot" has to be provided with splayed
corners measuring not less than 2.50 meters on each side. (These clauses are not applicable to
a scheme for EWS and LIG Housing approved by the Government.)
5. Minimum area of sub divided plot = 80 sq.m with minimum width of 6.0 m
6. Facilities to be provided by the owner at his own cost on mother plot for sub-division:—
a.) drainage facilities with pucca drain ensuring drainage of each individual plot and of the
means of access and passages leading to existing public drains or natural drainage channels
b.) all weather means of access and related protective works
c.) streets and passages along with street lighting
d.) sanitary facilities including garbage disposal facilities
e.) water supply facilities
Table 2.3. 1 Maximum length of means of access
Width of means of access For means of access closed at For means of access open to
(m) one end streets at both ends
3.5-7.0 25m 75m
7.0-10.0 50m 150m
Above 10 No restriction No restriction
Source: The West Bengal (Municipal) Building Rules, 2007
2.3.1.2 FOR MOTHER PLOTS > 5000 SQ.MTS
Public open space = 8% of total mother plot area
Min width of this open space = 10m
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Min width of abutting street = 7m
Min area in 1 parcel = 400 sq.m.
(This open space doesn’t include area of access road of sub-divided plots.)
2.3.1.3 FOR MOTHER PLOTS > 25000 SQ.MTS
Area for social infrastructure & facilities = 7% of mother plot area
Min width of abutting street = 10m
2.3.1.4 PLOT SUBDIVISION ALLOWED ON THE BASIS OF MEANS OF ACCESS
Table 2.3. 2 Means of access for plots subdivision
Means of access in meters Area allowed for subdivision of plots in sq.mts.
7.5 Above 500
10 Above 1500
20 Above 2500
30.0 and above Above 3500
Source: The West Bengal (Municipal) Building Rules, 2007
2.3.1.5 PARKS/PUBLIC OPEN SPACES
Table 2.3. 3 Hierarchy of open spaces
Classification of Area (sq.mts.) Underground Superstructures (area
parks/public open structures allowed for total
spaces open spaces)
Small <1500 Not allowed 10%
Medium 1500-7000 Not allowed 5%
Large >7000 Amenities/Parking 3%
structures allowed
Source: The West Bengal (Municipal) Building Rules, 2007
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1. Height of these superstructures < 4m
2. Superstructures allowed are amenities and structure related to play equipment and fixtures
3. For all calculation, area of water body if any will not be included in total area of parks and
public open spaces.
2.3.1.6 WB STATE ELECTRICITY BOARD
Any building, verandah, balcony or projection in any building has to be in accordance with
the provision of the Electricity Act, 2003.
Table 2.3. 4 Buffer area for HT lines
Vertical clearance Horizontal clearance
Low & medium voltage lines 2.5m 1.2m
including service lines
High voltage lines upto & 3.7m 1.2m
including 11 Kv
High voltage lines above 11 3.7m 2.0m
kv & upto & including 33 Kv
Beyond 33 kv 3.7m plus .3m for every 2m plus .3m for every
additional 33 kv or parts additional 33 kv or parts
thereof thereof
Source: The West Bengal (Municipal) Building Rules, 2007
2.3.1.7 WB PUBLIC HEALTH ENGINEERING
Permission has to seek for:
- Water supply
- Drainage
- Sanitation
as per the requirements specified in NBC, 2005.
2.3.1.8 AIRPORT AUTHORITY
Building height permit has to be taken from the airport authority according to the site’s
location if falling under the funnel zone.
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2.3.1.9 WB POLLUTION CONTROL BOARD
REGULATIONS FOR RAINWATER HARVESTING
Roof – top rainwater harvesting has to be provided for any new building having total floor
area of 6000 sq. m or more for direct use, or for ground water recharging, or both.
TREE COVER
For any housing project having total floor area of 6000 sq. m or more, 15% of open land area
has to be raised and maintained under tree cover.
WASTE WATER RECYCLING
It has to be incorporated in all buildings including group housing having a minimum
discharge of 40,000 liters and above per day. It can be used for non-domestic purpose of for
recharging of ground water.
VIRGIN LAND & PAVED LAND REQUIREMENT
For plot area > 5000 sq.m:
Virgin Green open space = min 20% of total site area
Hard Area = max. 25% of total site area
For plot area > 500 sq.m
4% of the total open space shall be virgin green open space
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2.3.1.10 REQUIREMENTS OF PARTS OF BUILDING
Table 2.3. 5 Requirements of different spaces
W.B Rules
PLINTH RAISED LEVEL Min. 6000 mm. from surrounding
ground lvl.
GARAGE & PARKING RAISED LEVEL Min. 150 mm. from surrounding
SPACE ground lvl.
HABITABLE ROOM SIZE Min. 9.5 sqm.
HEIGHT Not less than 2.75 mts.
WIDTH Not less than 2.40 mts.
KITCHEN SIZE Min. 4.5 sqm.
HEIGHT Not less than 2.5 mts.
WIDTH Not less than 1.8 mts.
BATHROOM SIZE Min. 1.8 sqm.
HEIGHT Not less than 2.2 mts.
WIDTH Not less than 1.2 mts.
COMBINED BATHROOM SIZE Min. 2.8 sqm.
& WATER CLOSET
WIDTH Not less than 1.2 mts.
MEZZANINE FLOOR SIZE 25% of the covered area of ground
floor shall be allowed
HEIGHT Not less than 2.1 mts.
LIGHTING & OPENING AREA Not less than 1/6 th of the floor area
VENTILATION (hot and wet climate)
PROJECTIONS WIDTH Max. 500 mm.
Source: The West Bengal (Municipal) Building Rules, 2007
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2.3.1.11 FIRE REQUIREMENTS
Fire exits required for, i. Building having height 14 mts. and above
ii. Building having basement.
ARRANGEMENT OF EXITS:
• Distance between two exists shall not exceed 22.5 mts.
• For floors with sprinklers travel distance can be increased by 50%.
• All basements shall have minimum two exits
2.3.1.12 STAIRCASE REQUIREMENTS
Table 2.3. 6 Minimum no. & width of staircase
HEIGHT OF THE BUILDING (MTS.) WIDTH OF THE NO. OF
STAIRWAY STAIRCASE
(MTS.)
Upto 8.5 1.00 1
Above 8.5 and up to14.5 1.20 with width of 1
1.35m landing
Above 14.5 and up to 36.0 1.20 with width of 2
1.35m landing
Above 36.0 1.50 2
Source: The West Bengal (Municipal) Building Rules, 2007
For buildings of height above 14.0m and upto 24m with not more than three tenements or 500
sqm per floor(which ever is less) one staircase of 1.5 width should be permitted.
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2.3.1.13 CORRIDOR REQUIREMENTS
Table 2.3. 7 Minimum corridor width
CIRCULATION STANDARDS
Fire Exits Minimum distance from exit to exit 22.5m
Staircases 2(Each of width 1.5) for Building height above 36m
Corridor 1.00(upto 7m length)
1.2 (for more than 7m length)
Lift More than one lift for the buildings more than 18 mts. in height.
Source: The West Bengal (Municipal) Building Rules, 2007
2.3.1.14 PARKING REQUIREMENT
Table 2.3. 8 Residential parking requirement
TYPE AREA NO. OF CAR PARKING
SPACES
OFF STREET For every 150 SQM 1
PARKING
(Up to 600 Sqm)
For every 140 SQM 1
(Above 600 Sqm above 5000
Sqm)
For every 130 SQM 1
(Above 5000 Sqm)
TENEMENT SIZE NO. OF CAR PARKING
SPACES
< 60SQM 1 (For every 250 Sqm of floor
area)
Source: The West Bengal (Municipal) Building Rules, 2007
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• No off-street parking space shall be less than 12.5Sqm (2.5m in width and 5m
length),for a motor car, with a minimum head room of 2.2m. If parked in a covered
area.
• The minimum width of circulation driveway to be provided for adequate maneuvering
of vehicles is 4.0m
2.3.1.15 BASEMENT REQUIREMENT
• Basement may be put use to any of the following uses:
• As a parking space
• As a service area
Outer walls of a basement shall not extend to the exterior open spaces.
Basement clear height at least 2.4 mts.
Slope not steeper than 1:6
Table 2.3. 9 Ramp requirement for basement
BASEMENT AREA FOR PARKING NO. OF WIDTH OF RAMP
(SQM) RAMP (MTS)
Less than 1000 1 >3.5
More than 1000 2 and above >3.5
Source: The West Bengal (Municipal) Building Rules, 2007
2.3.1.16 GARAGE
No garage for cars shall be less than 2.5 meters x 5 meters.
The minimum head room in a garage shall be 2.25 meters and floor level of the
garage at ground floor must not be lower than ground level.
The size of any garage where more than one motor car is parked shall be calculated
on the basis of the number of vehicles to be parked there.
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2.3.2 DEVELOPMENT CONTROL REGULATIONS-KAMARHATI
MUNICIPALITY
2.3.2.1 KAMARHATI MUNICIPALITY
• Kamarhati Municipality
• Area = 10.90 sq.km.
• District = 24 North Parganas
• Jurisdiction = Belghoria Police Station
• Number of Wards = 35
• Population = 3,14,344 (Census 2011)
2.3.2.2 SITE DETAILS
• Site Location = Kamarhati Municipality, Development Control Zone R, Ward
7
• Land Category = Vaastu Category
2.3.2.3 GROUND COVERAGE
Table 2.3. 10 Ground coverage
Plot Size Plot with single Plot Size Plots with more than
building one building
Upto 200 sq.m. 65% (residential) <5000 sq.m. Residential 50%
Mixed 40%
40% (mixed use)
Between 201-500 Through direct 5000 sq.m. or Residential 40%
sq.m. interpolation more Mixed 35%
500 sq.m. or more 50% (residential)
40% (mixed)
Source: LUDCP-Kamarhati Municipality
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2.3.2.4 WATER BODIES/RIVERS
No canal, pond, water body, wetland, rivulets, jhora, water source, natural spring, streams,
drains, culverts shall be filled up unless otherwise approved by Board of Councillors after
prior permission from State Government.
2.3.2.5 MAXIMUM PERMISSIBLE HEIGHT & SETBACKS
Width of Max. Front Setback Side 1 Side 2 Rear
means of Permissible Setback Setback Setback
(meters)
access Height (meters) (meters) (meters)
(meters) (meters)
2.4-3.5 8 1.2 1.2 1.2 2.0
Above 3.5- 11.5 1.2 1.2 1.2 3.0
7.0
Above 7.0- 14.5 1.5 1.5 2.5 4.0
10.0
Above 10.0- 18 3.5 3.5 3.5 5.0
15.0
Above 15.0- 24 5.0 5.0 5.0 7.0
20.0
Above 20.0- 36 6.0 6.5 6.5 9.0
24.0
Above 24.0 1.5 x (width
of means of
access +
reqd width
of front
open space)
Above 36 to 8.0 8.0 8.0 10.0
60
Above 60 to 10.0 15% of 15% of 12.0
80 building building
height height
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Above 80 12.0 15% of 15% of 14.0
building building
height height
Source: LUDCP-Kamarhati Municipality
2.3.2.6 FAR
Table 2.3. 11 FAR
Width of means of access Residential building Other building
(mts)
5-7 1.75 1.50
Above 7 to 10 2.00 1.75
Above 10 to 20 2.25 2.00
Above 20 to 24 2.50 2.25
Above 24 2.75 2.50
Source: LUDCP-Kamarhati Municipality
2.3.2.7 PERMITTING AUTHORITY
In Kamarhati area (as well as other municipalities), the building height shall not
normally be more than 14.5m. But in case of any building >14.5m height, permission
will have to be taken from Superintending Engineer of the Municipal Engeering
Directorate, Govt. of West Bengal. Then the Board of Councillors of the municipal
area may sanction these schemes as special cases if not otherwise restricted by some
other laws of the area.
No building exceeding 14.5m in height shall be allowed on private or on a public
street of less than 10m in width, unless approved by concerned authority as special
case or as a case of relaxation.
2.3.2.8 REGULATIONS FOR EWS/LIG HOUSING
Max size of plot = 65 sq. m
Min width of means of access = 1.2 m
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Max permissible FAR = 1.75
Max permissible height = 10 m,
Building >8m should have min access road = 3.5m
Max permissible ground coverage = 65%
Front setback = 0.8 m; Rear setback = 1.0 m
For row housing type building:
Max length of row = 50m
After every 50 m there has to be an open space/ street = 2.5m for entire depth of building
No provision required for parking within plot
Sizes of rooms:
Table 2.3. 12 Minimum space requirement
Area(sq.m) Min width Min
(m) clearhead(m)
Habitable 6 2.4 2.75
room
Kitchen 3 1.5 2.2
Independent 0.8 0.85 2.2
WC/
bathroom
Combined 1.5 0.90 2.2
WC +
bathroom
Corridor/ 2.2
passage
Source: LUDCP-Kamarhati Municipality
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2.3.3 KOLKATA MUNICIPAL CORPORATION BUILDING RULES
FOR HOWRAH SITE
Table 2.3. 13 Building rules for Howrah site
ITEMS what are we getting remark
AREA (ACRE) total area 28 area which requires
recorded water body 1.9 conversion of use
2.38 acre
pure land 26.1
FAR width of above 7-9 2.00 extra 20% far is
means of permitted for all
above 9-15 2.25
access catagories of
(m) above 15-20 2.50 buildings for plots
measuring more than
above 20-24 2.75
1 acre in SEZ
above 24 3.00
PERMISSIBLE width of above 7-9 permitted height 20 m in case of gifting of
HEIGHT means of 2.5 m width of strip
access along the means of
(m) access, the permitted
height will be 25.5 m
above 9-12 permitted height 40 m
above 12-15 permitted height 60 m
above 15 no restriction
GROUND • max 45% of plot area for plot measuring
COVERAGE • for buildings on plots measuring 5000 sq. more than 5000 sqm
m, additional ground coverage to the extent
of 15% may be allowed for car parking and
building services.
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PARKING tenement less than 50 1 parking 1 additional car
AREA size for 6 parking for every
(sqm) tenement additional 6 such
tenements
50-75 1 parking 1 additional car
for 4 parking for every
tenements additional 4 such
tenements
75-100 1 additional nil
parking for
every 2 such
tenements
above 100 1 parking 1 parking required for
for 100 every additional 100
sq.mts. sqm
ELECTRIC vertical setback 3.7+.3 for every for high voltage lines beyond 33kv.
LINE additional 33
SETBACK (M) kv
horizontal 2.0+.3 for every
setback additional 33
kv
INTERNAL for sez area 10m applicable for any plots
ROADS
PUBLIC OPEN 8% of the mother 9250 for plot measuring more than 5000
SPACE plot sqm wdith of such opn space shall
not be less than 10m having access
(SQ.MTS.)
from 7m internal road.
minimum one parcel of such open
space shall not be less than 400
sqm.
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SPACE FOR 7% of the mother 8094 for plot measuring more than 25000
FACILITIES plot sqm
(SQ.MTS)
JOINT OPEN both building 7 in case of multiple blocks of
SPACES (M) exceeding 15.50 buildings connected with each
mts. other, the open spaces between the
one 12.5- 5 two blocks will have to be 40% of
exceeding 15.5 the height of the lower block or 7.0
15.50 & 10- 4 m. whichever is more.
other 12.5
7-10 3.5
upto 3
7
Source: Kolkata Municipal Corporation Building Rules, 2009
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