AP Building Rules-2012 13 04 2012
AP Building Rules-2012 13 04 2012
AP Building Rules-2012 13 04 2012
Contd..
Andhra Pradesh Building Rules – 2012 3
PARAMETERS OF BUILDING RULES
It regulates
1. Plot size
2. Road Width
3. Setbacks
4. Plot coverage
5. Floor Area
6. Height
7. Parking Area
8. Enforcement
9. Restriction of buildings in certain areas,
Congested areas
Existing areas
Maintaining greenery
Flexibility in transferring of setbacks
Solar Power for Heating and External Lighting
Structure stability and earthquake resistance in major
complexes
Facilities for Physically Challenged persons in the public
buildings
Contd..
Andhra Pradesh Building Rules – 2012 11
TABLE – II (AS PER GO.86)
Minimum abutting road
Type/ Use of Building plot permissible
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.,
B1 Non-High Rise Residential Buildings including Apartment Complexes; 9*
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
B2 In addition to B 1 above, High Rise Building/ Complex of height above 18 m 12.2
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
B3 In addition to B 1 & B 2 above, High Rise buildings above 24 m and up to 30 18
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
Electrical Lines
For High Tension electrical lines a minimum safety distance (both
horizontal and vertical) of 3m shall be maintained between the
building and high tension electrical lines and 1.5m for low tension
electrical lines
The land all along the tower line shall be developed as green belt to
an extent of the width of tower base and on either side of green belt
there shall be a minimum of 10m wide roads or as defined in the
Master Plan, which ever is higher.
The building heights and other parameters shall be regulated as per the
stipulations of the Airport Authority of India as notified in Gazette of India
Extraordinary (S.O.1589) dated 30-06-2008
Irrespective of their distance from the aerodrome, even beyond 22km limit
from the aerodrome reference point, no radio masts or similar installation
exceeding 152m in height shall be erected except with the prior clearance
from Civil Aviation Authorities.
In respect of any land located within 1000m from the boundary of Military
Airport no building is allowed except with prior clearance from the
concerned airport authority with regard to building height permissible and
safe distance to be maintained between the building and boundary of the
aerodrome.
Sl.No Type A B
1 Buildings and >20000sq.m and #(Built up are for covered
Construction <1,50,000sq.m of construction; in case of facilities
Projects built up area# open to the sky, it will be the activity
area
Defense Establishments
In case of Sites within 500m distance from the boundary of Defense
Areas / Military Establishments prior clearance of Defense Authority
shall be obtained.
Oil/Gas Pipelines
In case of Sites in the vicinity of Oil/Gas pipelines, clearance
distance and other stipulations of the Respective Authority shall be
complied with.
The Oil / Gas Authorities shall also specify the clearances required
stretch wise to Local Body.
Heritage Structures
In case of Sites located within the distance up to 100m from protected
monuments as notified under Archeological Monuments and Ancient Sites
and Remains Act 1955 and as amended no construction is allowed.
For the Sites located within distance of above 100m and up to 200m from the
protected monuments, the construction is allowed only after obtaining prior
permission from the National Monument Authority.
For the Sites located within the vicinity of any Heritage Structure notified as
per the respective law, the prior clearance from the concerned authority
shall be obtained.
In case of Sites located within a radius of 100m from the notified religious
structure as given in the list in Annexure – VII / notified from time to time, the
For the Sites located within a radius of above 100m and up to 300m from the
notified religious structure as given in the list in Annexure – VII / notified from
• The building with height beyond 10m in these areas shall be permitted only if
the plot abuts to a minimum of 12m wide road
• The setbacks shall be as per Table-III and parking & other requirement shall
be as per these rules.
Andhra Pradesh Building Rules – 2012 Contd.. 21
TABLE – III (AS PER G.O.86) Permissible Setbacks & Height
Building line or minimum front setback
(in mts) to be left Minimum
setbacks
Height
Sl. Plot Size Parking Above Above Above on
permissible
No. (in Sq.mts.) provision Up to 12m & 18m & 24m & Above remaining
(in mts.)
12m upto upto upto 30m sides
18m 18m 30m (in mts.)
1 2 3 4 5 6 7 8 9 10
1 Less than 100 - 7 1.5 4 5 6 7.5 -
1 2 3 4 5 6 7 8 9 10
7 Above 750 & Stilt parking Upto 7 3 4 5 6 7.5 3.0
upto 1000 + One Upto 12 3 4 5 6 7.5 3.5
cellar floor Below 15 3 4 5 6 7.5 4.0
allowed
8 Above 1000 & Stilt Parking Upto 7 3 4 5 6 7.5 3.5
upto 1500 + 2 Cellar Upto 12 3 4 5 6 7.5 4
floors Below 15 3 4 5 6 7.5 5
allowed
Below 18* 3 4 5 6 7.5 6
9 Above 1500 & Stilt parking Upto 7 3 4 5 6 7.5 4.0
upto 2500 + 2 Cellar Below 15 3 4 5 6 7.5 5.0
floors Below 18* 3 4 5 6 7.5 6.0
allowed
10 Above 2500 Stilt parking Upto 7 3 4 5 6 7.5 5.0
+ 2 or more Below 15 3 4 5 6 7.5 6.0
Cellar floors Below 18* 3 4 5 6 7.5 7.0
allowed
7 3 4 5 6 7.5 1.5
5 300 - 400 Stilt floor
12 3 4 5 6 7.5 2.0
7 3 4 5 6 7.5 2.0
6 400 - 500 Stilt floor
12 3 4 5 6 7.5 2.5
7 3 4 5 6 7.5 2.5
Stilt floor
7 * 500 - 750 12 3 4 5 6 7.5 3.0
15 3 4 5 6 7.5 3.5
7 3 4 5 6 7.5 4.0
Stilt +
1500 -
10 2 Cellar 15 3 4 5 6 7.5 5.0
2500
floors
18** 3 4 5 6 7.5 6.0
Stilt + 7 3 4 5 6 7.5 5.0
Above 2 or more
11 15 3 4 5 6 7.5 6.0
2500 Cellar
floors 18** 3 4 5 6 7.5 7.0
25
SALIENT FEATURES
In Table-II, Category-A & B front setback is insisted after widening the road to 9m (in
case of plots abutting less than 9m road)
Stilt Floor meant for parking is excluded from the permissible height in the above
Table-III
For commercial plots having an extent of 500-750sq.m cellar floor for parking may be
considered
If the site abuts more than one road, then the front setback should be insisted towards
the bigger road width and for the remaining side or sides, the setback as at column
11 In Table-III shall be insisted
Height of stilt floor shall not be less than 2.5m and shall not exceed 3.0m.
In case of parking floors where mechanical system and lift are provided, height of
such parking floor shall not be less than 4.5m.
The transfer of setback from any one side to any other side without
exceeding overall permissible plinth area, subject to maintaining a
minimum 2.5m setback on other side (in case of plots above 750sq.m)
Narrow Plots is redefined as plot having extent not more than 400sq.m where
the length is four times of the width of the plot and the setbacks on sides
may be compensated in front and rear setbacks subject to maintain
minimum setback of 1m for buildings height upto 10m and 2m in case of
height above 10 to 15m without exceeding overall permissible plinth area
and this is not applicable for made up plots
The space between block to block shall not be considered for organized
open space (tot lot)
Building Plan and application shall be signed by Owner, Builder, Architect and
the Structural Engineer with their present and permanent address
High Rise Buildings / Complexes shall be permissible only in areas other than
those given in Annexure – I (congested areas) & II (prohibited for High Rise
Buildings).
Minimum size of plot shall be 2000sq.m.
High Rise Building shall be accompanied by detailed plans, floor plans of all
floors and detailed specifications duly certified by a qualified structural
engineer.
Prior Clearance from Airport Authority
Prior NOC from the Fire & Emergency Services Department
10% of total site area shall reserved for organized open space at ground level
open to sky and shall be a minimum width of 3m and minimum area of 50sq.m
at one location.
The balcony projection of up to 2m may be allowed projecting onto the open
spaces for upper floors from 6m height onwards.
applicants site for the convenience of accessibility for other sites. This would
amenities and facilities where the proposed units are more than 100
Provision for Mechanical and car lift system are proposed enabling two tier
In Stilt floor a watchman room and 2 toilets (W.C), with maximum built up
area of 25sq.m may be allowed. Such space shall not be disposed and shall
Cellar shall be with a set back from the property line as follows:
2m in the sites of extent of more than 1000sq.m and less than 2000sq.m
In case of more than one cellar, 0.5m additional setback for every
additional cellar floor shall be insisted.
cost which is required to be set apart or affected for public purpose as per
the Master Plan or in road widening or covered in recreational use zone, etc.
TDR can be awarded only when such lands are transferred to the local body
deed.
The award would be in the form of a TDR certificate issued by the Competent
cost.
The balance Building Permit / License Fees together with other fees and
Charges shall be levied and collected before the issue of
permission/sanction.
No fees and charges would be levied for parking spaces provided in any
floor.
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
• No levy of city level impact fee for The first 15m height of the building
• For Multiplexes the rates given in the Multiplex Rules shall be applicable
Height (No. of Floors), Use of the Building and Rate in Rs. per sq. m of Built Up Area
Above 15 m & Above 7 floors & Above 10 floors &
Above 17 floors
up to 7floors up to 10 floors up to 17 floors
Commercial,
Areas Commercial,
Residential Offices, ITES,
Residential
Residential
Residential
Commercial, Offices, Offices, ITES, Commercial, Offices,
Institutional,
ITES, Institutional, Institutional, ITES, Institutional,
Educational &
Educational & Others Educational & Educational & Others
Others
(except Industrial) Others (except (except Industrial)
(except
Industrial)
Industrial)
1 2(a) 2(b) 3(a) 3(b) 4(a) 4(b) 5(a) 5(b)
HMDA Area
GHMC 500 1000 750 1500 1500 2500 3000 5000
Municipalities 250 500 500 1000 1000 2000 2000 4000
G.P Areas 175 250 350 500 750 1000 1500 2000
UDA Areas
Municipal
350 500 500 1000 1000 2000 2000 3000
Corporations
Rest of the UDAs 175 350 350 500 750 1000 1500 2000
Other than UDA Areas
Municipal
350 500 500 800 1000 1500 2000 2000
Corporations
Municipalities
150 350 250 500 400 1000 800 1500
Sel/Spl/1st grade
Contd.. 43
SALIENT FEATURES
INCENTIVES
• Where the Town Planning Section Head is in the cadre of Deputy Director or
above, the Sanctioning Authority is empowered to sanction the building
permission in plot area upto 1000sq.m, in the sites where the proposed
activity is permissible in normal course as per Zoning Regulations.
• Other than “i” & “ii” above the proposals of building approvals shall be
submitted to The Director of Town and Country Planning for prior Technical
Approval.
Member
1 Chief City Planner/Town Planning Section Head
Convener
2 Engineering Section Head Member
Member
1 Head of the Town Planning wing of concerned UDA
Convener
Town Planning Section Head or his nominee of
2 Member
concerned ULB
Member
1 Regional Deputy Director of Town Planning
Convener
2 Superintendent Engineer Public Health Member
Senior Practicing Architect / Planner nominated by
3 Member
DT&CP
The Panchayat Secretary shall submit the proposal through the concerned
RDDTP to place before the committee and the committee shall give the
recommendations to the Director of Town & Country Planning
• For all high rise buildings, the work shall be subject to inspection by the Fire
and Emergency Service Department and the Occupancy Certificate shall
be issued only after clearance from the Fire and Emergency Service
Department
• 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.
• Any person or anybody including the Govt. are carries out development in
contravention of the rules shall be punished with imprisonment for a term
which may extend to 3 years or
• A fine which may extend to 10% of the land value or building as fixed by
the registration dept.
Andhra Pradesh Building Rules – 2012 55
SALIENT FEATURES
ENFORCEMENT
2 5 (b) (ii) of 5. Restrictions of building activity in 3 (a) (ii) (1) 45m from the edge of the M.C. Rajahmundry has informed
G.O.302,678 & vicinity of certain areas River outside the that no. of structures are existing
569 Municipal Corporation / very near to Godavari River. As they
b) (ii)100 meters from the River
Municipality / Nagara are existing since long time and to
edge outside Municipal Corporation
Panchayat limits and 30m avoid unauthorized construction he
/Municipal limits and 50 meters within
with in the Municipal requested to reduce the buffer at
Municipal Corporation/ Municipal
Corporation / least to 10m. In view of the above
limits. No permanent constructions /
Municipality / Nagara modification is considered
structures will be permitted within the
above-mentioned buffer zone. Panchayat limits.
COMPARATIVE STATEMENT SHOWING THE PRESENT RULE POSITION (G.O.Ms.No.86, 678,
302 & 569) AND PROVISIONS MADE IN PROPOSED RULES (AP BUILDING RULES-2012)
RULE NO / MODIFIED
SL.NO PROVISION MODIFICATION REMARKS
G.O.Ms.No RULE NO
3 5 (g) (i) In Case of Bajanra Hills and Jubilee Hills 3 (j) Apartment Complexes and Institutional Buildings
there is height ceiling of 15m for both are also permissible
residential and commercial buildings
the height beyond 10m in these areas
shall be permitted only if the plots
abuts to minimum 40ft wide road.
The above provision shall not be
applicable to Apartment complexes
4 7 Table-III 1. less than 100sq.m site area Front 5 Table-III 1. less than 50sq.m site area Front setback is Smaller Plots abutting to
G.O.86, setback is varying from 1.5m to 7.5m varying from 1.5m to 3m and on other sides no roads of higher width are
678,302 & and setback on other side is varying setback unable to leave the required
569 from 0m to 1.5m front setbacks due to high
2. 50-100sq.m site area Front setback is varying
front setback. In order to
2. 100-200sq.m site area Front setback from 1.5m to 3m and on other side setback is
remove the difficulty faced
is varying from 3m to 7.5m and setback varying from 0m to 0.5m
by small plots holder, and to
on other side is 1m
3. 100-200sq.m site area Front setback is varying encourage compliance of the
3. 200- 300sq.m site area Front from 1.5m to 3m and on other side is 1m on other building approvals the front
setback is varying from 3m to 7.5m and side setback is varying 1m setback is reduced for plots
setback on other side is 1m to 1.5m
4. 200-300sq.m site area Front setback is varying up to 300m site area to cater
from 2m to 6m and on other sides varying from the needs of the small plot
1m to 1.5m holders.
RULE NO / MODIFIED
SL.NO PROVISION MODIFICATION REMARKS
G.O.Ms.No. RULE NO
5 7.1 (g) (xii) of In case of plots above 300 5(f) (viii) viii. In case of plots 300 - 750sq.m, it is permitted to It is proposed to
G.O.86, 678 sq. meters and upto 750 sq. & (ix) transfer up to 1m of setback from any one side to any avoid the misuse
& meters, it is permitted to other side without exceeding overall permissible of the existing
transfer up to one meter of plinth area. The transfer of setback from front provision
7.1 (i) (f) (11)
setback from one side to the setback is not allowed.
of
other side, and in case of ix. In case of plots above 750sq.m, it is permitted to
G.O.302 & plots above 750 sq. meters, transfer up to 2m of setback from any one side to any
7.1 (p) of 569 it is permitted to transfer up other side without exceeding overall permissible
to 2 meters of setback, plinth area, subject to maintaining of a minimum
which needs to be uniform 2.5m setback on other side and a minimum building
at any given point, subject line. The transfer of setback from front setback is not
to maintaining of minimum allowed
building line in the front.
RULE NO / MODIFIED
SL.NO PROVISION MODIFICATION REMARKS
G.O.Ms.No. RULE NO
7 7.1(b) of Stilt parking floor permissible is 5(f) (ix) iii. Height of stilt floor shall Maximum height of the stilt floor
exclusive of height of building up not be less than 2.5m. In is removed and only minimum
G.O.86, 678,
to 15mts. height of stilt floor case of parking floors height is indicated as 2.5m to
302 & 569
shall not exceed 3.0mt. In case of where mechanical system have a better clarity
parking floors where mechanical and lift are provided, height
system and lift are provided, of such parking floor shall
height of such parking floor upto not be less than 4.5m.
4.0mt. could be considered.
8 9.6 Table-IV For high rise buildings of height 7(a)(ix) Required setback for the It is desirable to have more
of above 50m alround setback is buildings of height up to setbacks for increasing heights of
G.O.86,678, 16m and abutting road width 55m is specified and after buildings beyond certain height
30m 55m 0.5m additional
G.O. 302 And height restrictions is deleted
setback for every 5m of
For the high rise buildings of in respect of Municipal
height shall be insisted
height more than 40m approval Corporations (G.O.302) and
G.O. 569 of the Govt. is required Municipalities (G.O.569) in order
For the high rise buildings of to have uniform policy
height more than 30m approval
of the Govt. is required
COMPARATIVE STATEMENT SHOWING THE PRESENT RULE POSITION (G.O.Ms.No.86, 678,
302 & 569) AND PROVISIONS MADE IN PROPOSED RULES (AP BUILDING RULES-2012)
RULE NO / MODIFIED
SL.NO PROVISION MODIFICATION REMARKS
G.O.Ms.No. RULE NO
9 7.1(g)(xiv) For narrow plots, Where 5(f)(x) For narrow plots having extent not more This rule is being
G.O.86, 678, the length 4 times the than 400sq.m and where the length is 4 exploited by the
302 & 569 width of the plot the times of the width of the plot, the applicants by making the
setbacks on sides may be setbacks on sides may be compensated plots as narrow plots by
compensated in front in front and rear setbacks so as to amalgamating the plots to
and rear setbacks so as ensure that fulfill the norms of the
to ensure that the the overall aggregate setbacks are narrow plots. Due to this
overall aggregate maintained in the site, subject to the buildings with height
setbacks are maintained maintaining a minimum of side setback of 18m with only 1m
in the site, subject to of 1m in case of buildings of height up setback is being
maintaining a minimum to 10m and minimum of 2m in case of constructed due to which
of 1m on each side. buildings of height the lighting and
above 10m and up to 15m without ventilation to the
exceeding overall permissible plinth neighboring buildings is
area. (This Rule shall not be applicable deprived. Hence this is
for made-up plots). suitably modified.
COMPARATIVE STATEMENT SHOWING THE PRESENT RULE POSITION (G.O.Ms.No.86, 678,
302 & 569) AND PROVISIONS MADE IN PROPOSED RULES (AP BUILDING RULES-2012)
RULE NO / MODIFIED
SL.NO PROVISION MODIFICATION REMARKS
G.O.Ms.No. RULE NO
RULE NO / MODIFIED
SL.NO PROVISION MODIFICATION REMARKS
G.O.Ms.No. RULE NO
11 15 of GRANT OF TRANSFERABLE 17 GRANT OF TRANSFERABLE The M.C. G.V.M.C. has stated
G.O.86,678, DEVELOPMENT RIGHT DEVELOPMENT RIGHT that it has become very difficult
302 & 569 For the Master Plan road For the Master Plan Road / to them to acquire properties
network undertaken and Road Development Plan free of cost for formation of
developed: equivalent to 100 undertaken and BRTS corridor hence requested
% of built up area of such area developed: equivalent to to give more incentives to
surrendered 200% of built up area of encourage the acquisition of
lands for BRTS and other major
such area surrendered.
road widening without paying
any compensation.
12 10.12 of TECHNICAL CLEARANCE FROM 24 HIGH RISE BUILDING High Rise Building Committees
G.O. 302 COMPETENT AUTHORITY COMMITTEE are specified for HMDA & UDAs
also.
13.4 of
G.O.569
COMPARATIVE STATEMENT SHOWING THE PRESENT RULE POSITION (G.O.Ms.No.86, 678,
302 & 569) AND PROVISIONS MADE IN PROPOSED RULES (AP BUILDING RULES-2012)
RULE NO / MODIFIED
SL.NO PROVISION MODIFICATION REMARKS
G.O.Ms.No. RULE NO
13 10.12 of TECHNICAL CLEARANCE FROM 24 HIGH RISE BUILDING High Rise Building Committees
G.O. 302 COMPETENT AUTHORITY COMMITTEE are specified for HMDA & UDAs
also.
13.4 of
G.O.569
14 As per Building Rules the 19(d) BUILDING PERMIT / It is observed that the
permission is valid for 3yeards LICENSE FEES construction of High Rise
subject to conditions that the Building is taking more than 3
The permission is valid for
construction shall be years period and
5years in case of High Rise
commenced with in 1 year representations have been
Buildings & Group
received by Govt. for extension
Development Schemes and
of validity period.
3years in case of Non High
Rise Buildings subject to The building permission validity
condition that the period is enhanced for High
construction shall be Rise Buildings and Group
commenced with in Development Schemes up to 5
18months. The permission years
can be revalidated for
another 2years on
payment of building
permit fee
COMPARATIVE STATEMENT SHOWING THE PRESENT RULE POSITION (G.O.Ms.No.86, 678,
302 & 569) AND PROVISIONS MADE IN PROPOSED RULES (AP BUILDING RULES-2012)
RULE NO / MODIFIED
SL.NO PROVISION MODIFICATION REMARKS
G.O.Ms.No. RULE NO
15 21 of OCCUPANCY 26 (b) OCCUPANCY CERTIFICATE Use of the building also made mandatory for
G.O.86,678 & CERTIFICATE issue of occupancy certificate as it is observed
Parameters
302 Parameters that after obtaining approval for residential
*No. of Floors buildings are being converted for commercial
22 of G.O. (a) Number of
floors External setbacks uses, schools, colleges etc.. which the not
569
(b) External permissible in certain locations and which
Usage of the building
setbacks require more parking area, NOC from Fire
(c) Parking space Parking space provision Services Dept. and many other conditions.
provision Abutting road width Further with reference to height also the
(d) Abutting
* The total height of the deviations up to 1m subject to Fire Services
road width
building may vary to a norms are prescribed which will facilitate to
maximum of 1m with no obtain Occupancy Certificate depending on
change in the permitted the ground condition.
number of floors subject to
compliance of fire service
norms
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