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  1. No person shall develop or re-develop any parcel of land without first obtaining a development permit for each such development or re-development from the Secretary;
  2. No person shall erect or re-erect a building or make alterations to any building or cause the same to be done without first obtaining a separate building permit for each such building from the Secretary;
  3.   No person shall change the occupancy of an existing building from one group to another, without first obtaining the permit from the Secretary. Schemes.
  1. 1) An application for development permit shall be accompanied by site plan, service plan, together with details and specifications as described below. In the case of lands proposed to be excavated, filled up or reclaimed, necessary clearance as per Kerala Land Utilisation Act shall also be accompanied.
    1. the site plan shall be drawn to a scale of not less than 1:400 and it shall be fully dimensioned and shall show:
      1. the boundaries of the plot and of any contiguous land belonging to the owner thereof, including the revenue survey particulars in full;
      2. the position of the plot in relation to the neighbouring street and its main access;
      3. the name of such street, if any ; and its width, which shall be the width in between the plot boundaries on the opposite sides:
      4. all existing structures in the plot;
      5. all existing streets or foot-paths within the plot;
      6. the layout of cul-de-sacs, streets or foot-paths within, adjoining or terminating at the site, existing, proposed to be widened or newly aligned;
      7. the proposed land/plot sub-division, if any, and the area and use of each sub division thereof;
      8. the access to each land/plot, if any;
      9. the layout of service road or foot-path and public parking space proposed or existing, if any;
      10. the area and location of any parcel of land within the plot that is undevelopable such as rocky outcrops, steep terrains, marshes etc;
      11. the area and location of any parcel of land within the plot that is not proposed to be developed or redeveloped;
      12. the area and location of any parcel of land that is proposed to be reclaimed.
      13. the area and location of any paddy field and/or other agricultural land that is proposed to be reclaimed and/or converted for the said development or re-development;
      14. the north direction and predominant wind direction in relation to the site;
      15. topographic contours (with contour interval not less than 1.5 metre to show the features of the plot clearly) of the site and any other relevant information of the plot not specifically mentioned, but may be required by the Secretary.
  1. General:
    1. the total floor area of a building shall be the sum of the floor areas in all floors, including basement floors if any;
    2. all internal sanitary shafts, air conditioning ducts and lifts shall be excluded in all the floor levels; however area occupied by lift shall be included in any one floor;
    3. the area of `Barsati' or penthouse at terrace floor level shall be included in the floor area;
    4. towers, domes etc; projecting above the terrace shall not be included in the floor area at terrace level. ; and
    5. area used for parking of vehicles within a building, area of electrical room, room for air conditioning plant and generator room, shall not be included in the floor area of any floor.
  2. Floor area of ground floor:
    1. the floor area of ground floor shall be calculated at the plinth level excluding the plinth off- sets (if the off-set does not exceed 5 cm.);
    2. in cases where the building consists of columns projecting beyond cladding, the floor area shall be taken up to the external face of the cladding and shall not include the projections of columns;
    3. in the case of verandas and balconies with at least one of its sides open (other than parapets) to exterior or interior open spaces, only fifty percent of the area shall be taken into account for calculation of floor area, and
    4. open platforms and terraces at ground floor and porches shall not be included in the floor area.

  3. Floor area of upper floor:
    1. the floor area of upper floors shall be calculated at the relevant floor levels; architectural bands, cornices etc., shall not be included in the floor area; vertical sun breakers or box louvers also shall not be included; and
    2. in the case of verandas and balconies with at least one of its sides open
      (other than parapets) to exterior or interior open spaces, only fifty percent of the area shall be taken in to account for calculation of floor area.
  4. Floor area of galleries, mezzanine floors and lofts: -
    1. area of galleries, ie; upper floor of seats in an assembly hall, auditorium etc, shall be fully included in the floor area;
    2. area of mezzanine floors shall be included in the floor area; and
    3. the area of loft shall not be included in the floor area.
  1. Compound Wall other than that abutting a street.
  2. Providing or removing windows, doors or ventilators without affecting structural stability;
  3. Providing inter - communication doors without affecting structural stability;
  4. Providing or removing partitions other than load bearing walls;
  5. Gardening excluding any permanent structures;
  6. White or colour washing;
  7. Painting;
  8. Petty repairs to the building and pitched roof without affecting structural stability;
  9. Plastering and patch works;
  10. Interior decoration without any structural alterations;
  11. Changing the location of the building or construction within the plot;
  12. Huts, except huts adjacent to roads mentioned in section 235P of the Kerala Panchayat Raj Act, 1994.
  13. Buildings in Category –II Village Panchayats under Group A1-Residential occupancy with total built-up area on all floors upto 300 sq.metres (including existing and proposed within the plot) and the number of storeys limited to two and all single family Residential Buildings? on all floors upto 150 sq.metres (including existing and proposed within the plot) and the number of storeys limited to two, except those for religious purpose and /or worship.
    Provided that the details of works under items (i), (xii), (xiii) & (xiv) shall be intimated to the Secretary at least ten days before the commencement of such works, with particulars regarding the existing conditions and proposals so as to enable to make an assessment of the nature of the work. If the Secretary has any objection it shall be communicated to the owner within ten days:
    Provided further that, in the case of works under item (x), photographs of the existing building before the commencement of works showing all the locations where works are proposed shall also be furnished along with the above intimation to the Secretary:
    Provided also that, in the case of works under item (x), photographs of the building after the completion showing all the locations where works are carried out shall be forwarded to the Secretary within ten days after completion of the works:
    Provided also that the change of location under item (xi) shall be incorporated in the completion plan.
  1. The Secretary shall, after inspection of the site and verification of the site plan and documents, if convinced of the bonafides of the ownership of the site and that the site plan, drawing and specifications conform to the site and the provisions of these rules or bye laws made under the Act and any other law, approve the site and site plan.
  2. The Secretary shall, after approving the site and site plan verify whether the building plan, elevation and sections of the building and specifications of the work conform to the site and site plan, and are in accordance with these rules and bye laws made under the Act or any other law; and approve the plan and issue permit to execute the work.
  3. Approval of site and plans shall be intimated to the applicant in writing and the permit as in Appendix C shall be issued on remittance of the permit fee at the rates specified in Schedule II and submission of revised or modified plans, if approved with modifications or conditions.
  4. If after inspection of the site and verification of the plans and documents, the Secretary decides to refuse approval, the same shall be communicated in writing specifying the reasons.
  5. The secretary shall, if modification to any plan, drawing or specification is required or any further document or plan or information is required or fresh plan is required under these rules for taking a decision, intimate the same to the applicant in writing within 10 days from the date of receipt of such application or plan or document or information.
  1. In the case of constructions/land developments which involve any earthwork excavation to a depth of more than 1.5 metres, if the depth of cutting is more than the horizontal distance of such cutting from the plot boundary, the following provisions shall apply:
    Provided that, such provisions are not necessary in cases where such excavation is carried out for construction of structures such as wells, septic tank, recharge pits, drainage works, compound walls and the like.
  2. The application for Development and/or building permit shall be submitted by the applicant as per the provisions of these rules, along with a certificate of the Architect, Building Designer, Engineer, Town Planner, Supervisor as the case may be, who has prepared and signed the plans, drawings, statements etc as to whether permit as envisaged under rule 12 is required.
  3. The application for permit shall also include sufficient copies of.-
    1. dimensioned plan(s) and sectional drawing(s) showing the levels and depths of cutting at all places in respect of excavations for building construction and land development works;
    2. drawings, specifications and details of temporary and permanent protective measures proposed; and
    3. drawings, specifications and details of slabs, beams, columns, retaining walls etc. proposed at the ground floor level and below;
    4. details of piles if any, including their drawings, specifications, erection methods and the like.
  4. The Secretary shall issue permit as laid down in these rules. Provided that, if any changes or deviations are to be made, it shall satisfy the provisions of these rules and the same shall be intimated to the Secretary with revised drawings, specifications and details as the case may be.
  5. The Secretary shall supply copies of the details specified in sub rule (3) above and the permit to the adjoining land owners.
  6. Any written complaint received after the date of issue of the permit(s) from owners or occupants in the adjoining properties on the actual or possible damages to their life and property shall be acted upon by the Secretary as per the provisions in this rule.
  7. Once the earthworks and/or constructions upto the ground level are completed as per the approved plans, the applicant may in writing intimate the same to the Secretary and request for concurrence for carrying out rest of the works. No construction shall be carried out above the ground level until the Secretary issues such concurrence as in Appendix C1.
  8. The Secretary shall, if convinced that the works are carried out satisfactorily as per the permit(s) and provisions of this rule and no written complaint is received as in sub rule (6), issue concurrence as in Appendix C1 for carrying out the remaining works above the ground level as per approved plans within 7 days .
  9. If any complaint is received as in sub rule (6), the Secretary shall,-
    1. refer the matter within 5 days to the Technical Expert Committee constituted as per sub rule (13) and convene a meeting of the Committee,
    2. intimate the nature of complaints to the applicant and call for details and explanation if so desired by the Committee,
    3. arrange for site inspections, hearing of the applicants and/or petitioners, verification of records and arrange for tests if so required by the Committee and
    4. take up further action as per the recommendations of the Committee.
  10. The applicant(s) and/or the petitioner(s) shall attend the hearing and shall also produce any details called for within the time specified, if so required by the Committee or the Secretary on its behalf.
  11. The Committee shall evaluate the damages and fix the compensation and/or suggest further protective measures, if any, to be taken by the applicant to solve the issues raised by the petitioner(s). The amount of compensation shall include the actual cost of restoration as decided by the Committee and an additional 30% as solatium.
  12. Concurrence shall be issued by the Secretary, after ensuring that the protective measures are carried out to the satisfaction of the Committee and the compensation is paid by the applicant as per the decision of the Committee. The actual expenses of the Committee as intimated by the Secretary shall be paid by the applicant.
  13. For the purpose of this rule, Government may, constitute Panchayat level Technical Expert Committee(s) comprising of the Secretary (convener), an officer not below the rank of an Assistant Engineer of the Engineering wing of Local Self Government Department having jurisdiction over the area and two experts, one each in Structural Engineering and Geotechnical Engineering (to be nominated by the Government) to assess the damage, suggest protective measures and fix the compensation. The process of the Committee shall be completed within 3 weeks.
  1. the work or use of the site for the work or any particulars comprised in the site plan, building plan, elevations, sections or specifications would contravene the provisions of any law or order, rule, declaration or bye law made under such law;
  2. the application for such permission does not contain the particulars or is not prepared in the manner required by these rules or bye law made under the Act;
  3. any of the documents required to be signed by a registered Architect or Building Designer or Engineer or Town Planner or Supervisor and the owner/applicant as required under the Act or these rules or bye laws made under the Act has not been signed by such 26 Architect or Building Designer or Engineer or Town Planner or Supervisor and the owner/applicant;
  4. any information or document or certificate required by the Secretary under these rules or bye laws made under the Act has not been duly furnished;
  5. the owner of the land has not laid down and made street or streets or road or roads giving access to the site or sites connecting an existing public or private street while utilising, selling or leasing out or otherwise disposing of the land or any portion or portions of the same site for construction of building: Provided that if the site abuts on any existing public or private street no such street or road shall be laid down or made;
  6. the proposed building would be an encroachment upon a land belonging to the Government or the Panchayat;
  7. the land is under acquisition proceedings; and
  8. non remittance of fee for development permit and building permit, as provided for in these rules as intimated by the secretary.
  1. The Panchayat shall, if the Secretary makes delay in granting or refusing approval for a building site, neither gives nor refuses permission to execute any work within thirty days from the date of receipt of the application, on the written request of the applicant, be bound to determine whether such approval or permission should be given or not.
  2. Where the Village Panchayat does not, within one month from the date of receipt of such written request, determine whether such approval or permission should be given or not, such approval or permission shall be deemed to have been given, and the applicant may proceed to execute work, but not so as to contravene any provision of the Act or these rules or bye-laws made thereunder.
    Provided that such execution of work shall be considered as duly permitted and not one for regularisation and the permit shall be issued as per rules even if the work has been commenced or being carried on or completed if it otherwise complies with the provisions of rule.
  1. A development permit or building permit issued under these rules shall be valid for three years from the date of issue.
  2. The Secretary shall, on application submitted within the valid period of the permit, grant extension twice for a further period of three years each.
  3. The fee for extension of period of permits shall be ten percent of the development permit fee or building permit fee as the case may be, in force at the time of granting extension.
  4. The Secretary shall, on application submitted within one year of the expiry of the permit, grant renewal, once, for a period of three years.
  5. The fee for renewal of permits shall be fifty percent of the development permit fee or building permit fee as the case may be, in force at the time of renewal.
  6. The application for extension or renewal of a development permit or building permit shall be submitted in white paper either typed or written in ink, specifying the name and address of the applicant, the number and date of issue of permit, the stage of development or construction, if already commenced.
  7. The application shall be affixed with necessary court fee stamp and shall contain the original of the permit and approved plan sought to be extended or renewed.
  8. The development work or construction work shall be commenced and completed within the valid period of the permit
    Note:- Non commencement of any work within the period specified, if any, in a permit issued before the commencement of these rules shall not be considered as a ban for extension or renewal of permit.
  9. A development permit or building permit issued before or after the commencement of the Kerala Panchayat Building Rules, 2011 or issued under the Kerala Municipality Building Rules, including that under the orders of Government or District Collector granting exemption from rule provisions, shall be extended or renewed, on proper application, on like terms and or like periods as a permit issued under these rules.
  10. In case the period of validity stipulated in a permit issued before the commencement of Kerala Panchayat Building Rules, 2011 is different from that stipulated in sub rule
  11. (1), then the extension or renewal of the permit shall be granted in such a way that the total valid period of the permit shall not exceed nine years.
  12. The application for extension or renewal of a development permit or a building permit shall be signed and submitted by the original owner of the permit or his legal heir to whom the site devolves or his legally authorised representative and in case the plot concerned has been transferred by the original owner, the transferee or his legally authorised representative:
    Provided that if the plot or a part of the plot concerned has been transferred, the application for extension or renewal of permit shall not be accepted and acted upon until provisions of rule 24 has been fully complied with.
    The Secretary shall stay, suspend or revoke any permit issued under these rules if it is satisfied that the permit was issued by mistake or that a patent error has crept in it or that the permit was happened to be issued on misrepresentation of fact or law or that the construction if carried on will be a threat to life or property:
    Provided that before revoking permit, the owner of the permit shall be given 7 days notice, and an opportunity of being heard to explain and the explanation shall be duly considered by the Secretary.
  1. No land development or redevelopment shall be made, and/or no building shall be constructed on any plot on any part of which there is deposited refuse, excreta or other offensive matter, which in the opinion of the Secretary is considered objectionable, until such refuse, excreta or other offensive matter has been removed there from and the plot has been prepared or left in a manner suitable for land development, redevelopment or building purpose, to the satisfaction of the Secretary.
  2. No land development or redevelopment shall be made or no building shall be constructed on a plot, which comprises or includes a pit, quarry or other similar excavation or any part thereof unless such plot has been prepared or left in a manner or condition suitable for land development or redevelopment or building purposes to the satisfaction of the Secretary.
  3. No land development or redevelopment shall be made or no building shall be constructed in a plot liable to flood or on a slope forming an angle of more than 45 degrees with the horizontal or on soil unsuitable for percolation or on area shown as floodable area in any town planning scheme or in sandy beds, unless it is proved by the owner to the satisfaction of the Secretary that construction of such a building will not be dangerous or injurious to health and the site will not be subjected to flooding or erosion, or cause undue expenditure of public funds in the provision of roads, sewers, sanitation, water supply or other public services.
  4. Any land development or redevelopment of land or construction in any area notified by Government of India as Coastal Regulation Zone under the Environment (Protection) Act, 1986 (29 of 1986) and Rules made thereunder shall be subject to the restrictions that may be imposed by Government of India contained in the said notification as amended from time to time.
  5. No building or part of a building shall be constructed or re-constructed and no additions or alterations to any existing building shall be made in the intervening spaces between the building and any overhead electric supply line unless as described in Table I below and specified in the Indian Electricity Rules as amended from time to time
  6. The required permission/No Objection Certificates of any other Departments/Agencies as required under law may also be obtained for any land developments and constructions.
    Sl.No Type of Electric supply Line Minimum Vertical clearance in metres Minimum Horizontal clearance in metres.
    1 Low and medium voltage lines 2.40 1.20
    2 High voltage lines up to and including 33000 volts 3.70 1.85
    3 Extra high voltage lines above 33000 volts 3.70 plus 0.30m for every additional 33000 volts or part thereof 1.85 plus 0.30m for every additional 33000 volts or part thereof
  1. Every room intended for human habitation shall abut on an exterior or interior open space or verandah open to such exterior or interior open space and such open space shall be maintained for the benefit of the building exclusively and shall be entirely within the owner’s own premises and shall be open to the sky and is barred from being subdivided, partitioned or legally bifurcated or transacted in any manner whatsoever, till such date when the structure itself is demolished and shall be kept free from any erection thereon other than those specially allowed in these rules.
  2. In case a group of buildings are to be put up within any plot belonging to the same owner or by different owners of adjoining lands jointly the area of the land remaining after accounting for the mandatory front, rear and side yards from the boundary of the plot shall be considered as buildable area of the plot where the buildings may be constructed subject to the conditions regarding floor area ratio, coverage, access, light and ventilation, etc. for the whole plot. The distance in between the various blocks within this area shall be minimum 3 metres for buildings up to 10 metres in height.
  3. Every building up to 10 metres in height shall have a clear front yard of 3 metres depth:
    Provided that where this depth cannot be obtained laterally through out due to the peculiar shape of the plot, it shall suffice if the mean depth is not less than 3 metres with minimum depth at all points not less than 1.80 metres.
  4. Every building up to 10 metres in height shall have a minimum rear yard of 2 metres depth:
    Provided that where 2 metres depth cannot be maintained laterally throughout due to the peculiar shape of the plot, it shall suffice if the mean depth is not less than 2 metres with minimum depth at any point not less than 1 metre:
  5. Every building up to 10 metres in height shall have open air space of not less than 1.2 metres width on one of its sides other than the front and rear and not less than 1 metre on the other side: 37 Provided that in the case of buildings upto 7 metres height, if 1.20 metres open space is available on one side, the open space on the other side can be reduced and can even abut the boundary; and in case the building abuts the boundary or the open space is reduced to less than 75 metres the consent of the owner of the land on that side shall be obtained. However no openings such as windows, doors 0.75 metre etc; shall be permitted if the open space against them is, less than 1 metre. But ventilator openings above a height of 2.10 metres, from the corresponding floor level may be permitted if the open space against them is not less than 75cm: Provided further that in the case of existing row houses the authority shall permit reconstruction, addition or construction of an upper floor for any of the dwelling units without any side set back on condition that the consent of the neighbouring owner concerned is obtained for the purpose.
  6. Any room intended for human habitation and not abutting on either the front, rear or side open spaces, shall abut on an interior open space whose width shall not be less than 2.5 metres for buildings up to 10 metres height.
    Provided that in the case of buildings up to 7 metres height it shall be sufficient if such interior open space has a minimum width of 1.5 metres.
  7. The rainwater collected in a site shall not normally be allowed to flow in to the drain. It shall be retained in suitable pits of sufficient size taken within the site in order to allow the water to percolate in to the under ground. The pits shall be covered suitably, and arrangements shall be made to direct the water from all parts of the site in to the pit.
  8. For buildings above 10 metres in height, in addition to the minimum front, rear and side open spaces the minimum distance in between various blocks and the minimum width of interior open space required for height upto 10 metres, there shall be provided increase in such minimum open space at the rate of 0.5 metre for every 3 metres height or part thereof exceeding 10 metres. Such additional set back corresponding to increase in height shall be provided for the whole building from ground level itself.
  9. No construction or hanging of any sort shall be permitted to project outside the boundaries of the site.
  10. Every open space provided, either interior or exterior shall be kept free from any erection thereon and shall be open to the sky and only cornice, roof or weather shade projections to a maximum width of 0.60metre shall be permitted. However the width of these projections may be increased as required if the depth of the open space is increased to that extent.
    Provided that the projections provided shall be so limited that the width of the remaining open space shall not be less than 0.50 metre:
    Provided further that where the mandatory open space has minimum 1.5 metres depth cornice, roof or weather shade up to 0.75 metre. shall be permitted to project and increase in the width of cornice, roof or weather shade shall be permitted corresponding to the increase in the mandatory open space:
    Provided further that open flight of steps or ramps meant, as access to upper or lower floors shall be permitted in the side or rear open spaces having a depth not less than 1.20 metres. Such stair, step or ramp shall have a minimum distance of 60cm. from the boundaries, for buildings up to 10 metres height from ground level; and for buildings above 10 metres height the open space shall be increased at the rate of 0.50 metres for every 3metres height or part thereof:
    Provided further that where the ground is below or above street level, either open steps, or ramp or bridge having width not exceeding the minimum access required under these rules or 3 metres whichever is higher shall be permitted from the street, to the building as means of access:
    Provided also that the underneath of such means of access shall not be enclosed; however pillars may be permitted for its support.
  11. The front, rear and side setbacks for constructions below the ground level (basement floor etc) shall be the same as that required for a 10 metre high building of the same occupancy group constructed above ground level.
  1. The minimum distance between the central line of a street and any building (other than a compound wall or fence or outdoor display structure) shall be 4.50 metres and the minimum distance between the street boundary and building shall be 2 metres for buildings upto 7 metres in height, in roads other than National Highway, State Highway, District Roads and roads notified by Panchayat; and it shall be 3 metres. for National Highway, State Highway, District Roads and notified roads; and for buildings more than 7 metres in height the set back shall be minimum 3 metres from the boundary of any street/road.
    Provided that in the case of cul-de-sac not exceeding 150 metres length or pedestrian lanes or streets below 3 metres width it shall be sufficient if the distance between the plot boundary abutting the street and building is 1.50 metres for buildings upto 7 metres height irrespective of the distance from the central line of the road to the buildings.
  2. Any restriction under street alignment or building line or both, if any, fixed for the area and restriction under any Town Planning Scheme or any other rules or byelaws shall also apply simultaneously to all buildings in addition to the provisions contained in sub rule (1).
  3. The provisions contained in sub-rules (1) and (2) shall apply invariably to all buildings where the front, rear or side yards abut a street or gain access through a street.
  1. Extension or addition to any existing authorised building, either horizontally or vertically or both shall be permitted, if the proposed extension/ addition satisfies the provisions in these rules, irrespective of whether the existing building conforms to the provisions in these rules or not: Provided that for the purpose of calculating maximum coverage and floor area ratio permissible, for calculating the total off street parking requirements and for determining minimum width of access to a building and plot as well as the width of the street giving access to the plot from the main street and fire fighting requirements, both the proposed extensions/additions and the existing building shall be taken into account.
  2. Separate and independent building shall be permitted in a plot already having one or more authorised buildings, if the proposed building satisfies the provisions of these rules, irrespective of whether the existing buildings in that plot satisfies the provisions of these rules or not:
    Provided that for the purpose of calculating maximum coverage and floor area ratio permissible, for calculating the total off street parking requirements and for determining minimum width of access to a building and plot as well as the width of the street giving access to the plot from the main street and fire fighting requirements both the proposed and the existing buildings in the plot shall be taken into account: Provided further that the distance between the proposed building and other existing buildings shall be governed by rule 27.
  3. Conversion of roof with the same or a different material or additional sheet roof for protection from sun and rain shall be permitted to any building, if not otherwise prohibited by these rules or main rules or the Act, irrespective of whether such building conforms to the provision in these rules or not: Provided that the clear distance of the roof edges from the plot boundaries shall not be reduced from the existing distance, but however where sufficient distance is available it can be reduced to such extent that the provisions regarding projections permissible into open space as provided in rule 27 shall be observed. Provided further that no portion of the roof shall encroach or project into the street or the neighbouring plots and water from the roof shall not be allowed to fall into the street or the neighbouring plots or the plot boundaries: Provided also that no permission shall be necessary for conversion of roof with grass, leaf or thatch:
    Note: When additional sheet roof protection is provided above existing terrace, if sufficient height is available between the terrace and sheet roof so as to make it usable space, provisions of sub rule (1) of rule 28 shall be applicable for non-residential buildings.
  4. Conversion of shutters or doors with the same or a different material or erection of shutters or doors shall be permitted in any building if not otherwise prohibited by these rules, irrespective of 'whether such building conforms to the provisions in these rules or not: Provided that the area or height of the building shall not be increased.
  1. Every plot shall have an average width of not less than 6.00metres with minimum frontage not less than 4.0metres; an average depth of not less than 12metres, and a minimum plot area of 125 square metres:
    Provided that for row housing where side open spaces are not required, building plots shall have an average width of not less than 4.50 metres and an average depth of not less than 10 metres;
    1. (a) The minimum width of the street giving access to the land proposed for subdivision from the main street shall be as given in Table 1-A.
      1. TABLE 1-A WIDTH OF STREET [As per rule 31 (ii)(a)]
      Sl.No Total extent of land Minimum width required (in metres)
      1 Upto 0.5 hectares and subdivided to 20 plots or less. No minimum
      2 Upto 0.5 hectares and subdivided to more than 20 plots. 3.00
      3 More than 0.5 hectares upto 1 hectares 3.60
      3 More than 1 hectare upto 2 hectares 5.00
      3 More than 2 hectares 6.00

    2. Every street in the layout shall have a width of not less than 7 metres and shall be motorable.
      Provided that in the case of cul-de-sac with length not exceeding 150 metres, the width shall not be less than 5 metres and for length not exceeding 25 metres the width shall not be less than 3 metres:
      Provided further that in residential areas where motorable access street cannot be made in difficult terrain the width of any new access street shall not be less than 5 metres; and for cul-de-sacs, having length not exceeding 150 metres, the width of street shall not be less than 3 metres;
    3. When the area of the land under development work, layout or subdivision (exceeding ten plots) is 50 ares or more, 10% of the total area shall be provided for recreational open spaces and shall be suitably located to be accessible to the residents of the locality: The open space shall be provided exclusive of streets, cul-de-sacs, water body or swimming pools:
      Provided that while considering the area of the land, the area of any contiguous land belonging to the same owner, though not proposed for immediate development shall be taken into account;
    4. The recreational open space to be provided under item (iii) above shall have an access as if it was a separate plot and as far as possible it shall be in one piece and in no case less than 2 ares in area, with a minimum width of 6 metres:
    5. The layout or subdivision proposal shall be in conformity with the provisions of statutorily published or sanctioned town planning scheme for the area and if the land is affected by any reservation for a public purpose, the Secretary may agree to adjust its exact location to suit the development but not so as to affect its area;
    6. The street junctions shall be splayed or rounded off to give sufficient turning radii and sight distance for vehicles. The side of the splay shall be minimum of 4 metres for roads up to a width of 10 metres and shall be a minimum of 10 metres for roads exceeding 10 metres width as shown in the figure below:


    7. in the case of a layout or subdivision of land having an area of two hectares or more, a suitable plot for an electric transformer shall be provided;
    8. In the case of layout for subdivision of plots, where the number of residential plots exceeds 20, approval of the District Town Planner shall be obtained if the area of the land is above 0.5 hectare and upto 2 hectares and approval of the Chief Town Planner shall be obtained if the area of land exceeds 2 hectares.
    9. if the site forms part of an approved layout, copy of the subdivision layout shall be enclosed along with the plans for approval; and
    10. adequate arrangements for surface water drainage shall be provided by the developers.
    11. Throughout the entire period of land development, the owner shall display the details of the permit near the entrance to the site in a board of size not less than 100 centimetres X 75 centimetres. The details to be displayed include name and address of the owner and developer with phone number, details of plots such as number, area and use, the area and location of recreational open spaces, road widths, Number and Date of the approval of District Town Planner/ Chief Town Planner, Number and date of the permit and the name of Local Self Government Institution.
    1. the width of access/access street to the development area shall be minimum 10m;
    2. the width of every new street, public or private, intended for use as a cart or carriage way giving access to or through a commercial precinct consisting of a continuos row of shops exceeding ten in number shall not be less than 10 metres except in the case of cul-de-sac not exceeding 150 metres where the minimum width shall be 7 metres;
  1. the frontage of every commercial plot abutting such streets shall have a minimum width of 6 metres;
  2. no plot with a layout proposed for commercial development shall have an area less than 60 sq.metres;
  3. for every plot within a layout for commercial development, building line from the street shall not be less than 3 metres;
  4. no plot intended to house a service garage or auto workshop within a layout for commercial development shall be of an area less than 300 sq.metres and an average plot width less than 12metres;
  5. the approval of the District Town Planner shall be obtained for the layout of all new commercial streets and land subdivisions exceeding 10 plots.

    1. the width access/access street to the development area shall be minimum 10m.
    2. the width of every new street, public or private, intended for use as a cart or carriage way giving access to or through an organised industrial area with not less than six constituent units, shall be a minimum of 10 metres:
      Provided that in the case of a small industrial unit or cul-de-sac not exceeding 150 metres in length the minimum road width shall be 7 metres;
  1. (ii) the minimum size of industrial plots abutting the street shall be 400 sq.metres in extent with a width of not less than 15 metres:
  2. Provided that the minimum plot requirements in item (ii) shall apply to small industrial units;
  3. (iii) in industrial layouts a place for installation of transformer shall be provided in consultation with the Chief Electrical inspector or an officer authorised by him
  4. (iv) the approval of the Chief Town Planner or an officer of the Department of Town and Country Planning not below the rank of a Town Planner authorized by him shall be obtained for the layout of industrial streets and land subdivision exceeding five plots;
    Note:- For the purpose of these rules small industrial unit means an industrial unit classified as such by Government from time to time or an industrial unit not included in Schedule I of the Factories Act,1948.
(2) The usage of plots proposed for development or redevelopment and the occupancy of any building or part thereof shall be governed by the provisions contained in the town planning schemes prepared for the locality. Where no such scheme exists, the usage shall be determined by Secretary.
(3) Not withstanding anything contained in the rules under this chapter the provisions contained in Town Planning Scheme if any published/sanctioned under Town and Country Planning legislation in force shall prevail over provisions in these rules.
    Provided that permit shall not be granted under this chapter to one and the same person or with his consent to another person, for constructing different buildings, whether separately or abutting each other, in plots formed by division of one or more plots, he remaining as owner of more than one such divided plots or if that person has another plot abutting the proposed plot.
  1. The minimum distance between the plot boundary abutting any street other than National Highways, State Highways, district roads and other roads notified by the Grama Panchayat and the building other than compound wall or fence or outdoor display structure, shall be 2 metres:
    Provided that any restriction under street alignment or building line or both, if any fixed for the area and any development plan or any other rules or byelaws shall also apply simultaneously to all buildings in addition to the provisions contained in sub rule (1)
  2. The front yard shall be minimum 1.80 metres depth.
    Provided that if 1.80 metres depth cannot be maintained laterally through out due to the peculiar shape of the plot, it shall suffice if the mean depth is not less than 1.80 metres with minimum depth at all points not less than 1.20 metres.
  3. Any one side shall have a minimum of 0.90 metre and other side shall have a minimum of 0.60 metre:
    Provided that no opening other than ventilator above a height of 2.0 metres from the floor level shall be provided on the side having only 0.60 metre open space. However openings shall be allowed if open space is 0.90 metre. on that side also.
    Provided further that the open space, on one side other than that having 0.90 metre width may be reduced; or the building can even abut the plot boundary without any manner of opening on that side, if the owner of the plot on that side voluntarily agree for the same in writing
  4. The rear side shall have an average depth of 1m., with minimum 0.50 metre.

    Note:- A row building with separate entry and/or exit and separated by common wall from other row buildings abutting it shall be deemed to be one unit for this purpose.
  1. Provided that area of such structures shall be limited to fifteen percent of the open space.
  2. The height of the structure or cabin shall be limited to 2.5 metres.
  3. The distance from the boundary abutting the road to the accessory building shall be equal to that necessary for a single storeyed residential building
  4. The accessory building shall be at a minimum 1.00 metre distance from the boundaries:

  5. Provided that it may abut the main building.
  1. No new well shall be dug without the permission of the Secretary
  2. Where any person intends to dig a well, he shall submit an application in the form in Appendix A to the secretary, together with a site plan and document to prove the ownership.
  3. The site plan shall show the position and dimension of the well and all existing and proposed buildings and structures in the site and within 7.5 metres radius from that well.

  1. Set back from any street shall be as that required for a building.
  2. There shall be 1.50 metres setback from other boundaries.
  3. The well may be located within or abutting or away from the building on the plot.
  4. No leach pit, soak pit, refuse pit, earth closet or septic tank shall be allowed or made within a distance of 7.5 metres radius from any existing well used for supply of water for human consumption or domestic purpose or within 1.20 metres distance from the plot boundaries.
  1. The permit once issued shall be valid for two years and may be renewed for a further period of one year by submitting an application in white paper, typed or written in ink, affixed with necessary court fee stamp.
  2. The application for renewal shall be submitted during the valid period of the permit and the renewal fee shall be 50% of the permit fee.
  1. Unless otherwise stipulated specifically in a Town Planning Scheme, workable groundwater recharging arrangement shall be provided as an integral part of all new building constructions through collection of rooftop rainwater:
    Provided that, the groundwater recharging arrangements are not mandatory for thatched buildings and for single family residential buildings if the total floor area is upto 150 sq.metres and if the total plot area is upto 320 sq.metres;
  2. The components of workable groundwater recharging arrangements as stipulated in sub rule (1) above, shall include:
    1. Roof gutters
    2. Down pipe
    3. Filter unit
    4. Recharge well or Recharge pond or Percolation pit:
    5. Provided that, open well or pond within the plot can be used as recharge components as mentioned in item (iv) above:
      Provided further that, filter unit as mentioned in item (iii) shall be mandatory only in situations where rainwater is recharged directly to the groundwater through open wells, ponds and the like.
  3. In exceptional cases such as water logging or impermeable subsoil conditions to considerable depths, the groundwater recharging arrangements for building constructions need not be made mandatory.
  4. The owner(s) /occupier(s) shall maintain the rooftops and the groundwater recharging arrangements in healthy working condition.
  1. Unless otherwise stipulated specifically in a Town Planning Scheme, workable rainwater storage arrangements shall be provided as an integral part of all new building constructions through the collection of rooftop rainwater for the following occupancies, namely:-

    1. Group A1 Residential (In the case of single family residential buildings , if the total floor area of the building is upto 150 sq.metres and if the plot area is upto 320 sq.metres, the rainwater storage arrangements are not mandatory.)
      Group A2 Lodging Houses
      Group B Educational
      Group C Medical/Hospital
      Group D Assembly
      Group E Office/Business
      Group F Mercantile/Commercial (If the total floor area of the building is upto 100 sq.metres and if the plot area is upto 200 sq.metres, the rainwater storage arrangements are not mandatory.)
      Group G1 and Group G2 Industrial (only for workshops, assembly plants, laboratories, dry cleaning plants, power plants, Gas plants, refineries, diaries, food processing units and any other occupancies notified by the Government from time to time).
      Group I (1) Hazardous (Automobile wash stall, Automobile Service Stations, Service Garages with repairing facilities and any other occupancies notified by the Government from time to time)

      Provided also that, the rainwater storage arrangements are not mandatory for thatched building.
  2. The components of a workable rainwater storage arrangement as stipulated in sub rule (1) above, shall include:
    1. Roof gutters;
    2. Down pipe and first flush pipe arrangement;
    3. Filter unit; and
    4. Storage tank with provisions for drawing water and spill-over.
  3. The minimum capacity of the storage tank as stipulated in sub rule (2) (iv) of the rainwater storage arrangement shall be at the rate give below:
  4. Group A1 25 litres/sq.m.of floor area
    Group A2 25 litres/sq.m.of floor area
    Group B 50 litres/sq.m.of floor area
    Group D 50 litres/sq.m.of floor area
    Group E 50 litres/sq.m of floor area
    Group F 25 litres/sq.m of floor area
    Group G1 and Group G2 50 litres/sq.m.of floor area
    Group I(1) 25 litres/sq.m.of floor area

    Provided that, the floor area to be considered shall be the total floor area in all floors.
  5. The owner(s) / occupier(s) shall maintain the rooftops and the rainwater storage arrangements in healthy working condition.
  6. Additional arrangements for carrying the spillover water from storage tank to recharge well or recharge pond or percolation pit need be provided only if both groundwater recharging arrangements and rain water storage arrangements are provided as laid out in this chapter.

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