HIMACHAL
PRADESH HOUSING BOARD (ERECTION OF BUILDING) BYE-LAWS, 1996 THE HIMACHAL PRADESH HOUSING BOARD (ERECTION OF BUILDING)
BYE-LAWS, 1996 [15th December, 1998] In exercise of the powers conferred by section 54 of the Himachal
Pradesh Housing Board Act, 1972 (Act No. 10 of 1972) and with the previous
confirmation of the State Government conveyed vide their Memo No.
HSG-6(F)-1-1/91, dated 28-11-1998, the Himachal Pradesh Housing Board hereby
makes and publishes the following bye-laws, namely:- Part I - PRELIMINARY AND DEFINITIONS (a)
These bye-laws may be called the Himachal Pradesh Housing Board
(Erection of Building) Bye-laws, 1996. (b)
These shall come into force at once. (c)
These bye-laws shall apply to all the Housing Colonies of Himachal
Pradesh Housing Board irrespective of the fact whether these colonies fall
under Municipal Corporation/Notified Area Committee or not. In these bye-laws, unless
the context otherwise requires:- (i)
"abut" building is said to abut on the street when the
outer face of any of its external walls is on the street boundary; (ii)
"Act" means the Himachal Pradesh Housing Board Act,
1972; (iii)
(a) "ancillary zone in the residential area" means a
zone of building attached to and serving the main residential building, and
shall include garage, store-room, fuel store and servant quarters, but shall
not include a guest house capable of use as independent dwelling unit; (b)
"ancillary zone in industrial area" means a zone of building
ancillary to and serving the main industrial building and shall include
Administrative Office, godown, cycle shed, dispensary, canteen, electric
sub-station and quarters for watch and ward staff but shall not include
residential accommodation for superior staff; (iv)
"applicant" means a person who gives notice to the
Estate Manager of his intention to erect or re-erect a building and shall
include his legal heirs/representatives; (v)
"Architect" shall have the same meaning assigned to it
in the Architects Act, 1972 (Act No. 20 of 1972); (vi)
"Architectural control sheets" means sheets of drawing
with directions signed by the Estate Manager and kept in his office showing the
measure of architectural control and prepared under bye-law 15; (vii)
"Authorised Officer" means an Officer of the Board
specifically authorised to perform certain functions under these bye-laws; (viii)
"Balcony" means a cantilevered horizontal projection
from the wall of the building without any vertical support and having a
balustrade or railing not exceeding one metre in height and intended for human
use; (ix)
"Base" applied to a wall or a column, means the
underside of that part of the wall or the column which immediately rests upon
the footing or foundation or upon any bressummer or other structure by which
such wall or column is carried; (x)
"Basement" means the lower storey of a building below or
partly below ground level; (xi)
"Building" means any structure constructed for
whatsoever purpose and of whatsoever materials and every part thereof whether
used as human habitation or not and includes foundation, plinth, walls, floors,
roofs, chimneys, plumbing and building services fixed platforms, verandah,
balcony, cornice or projection, part of a building or any thing affixed thereto
or any wall gap to be given enclosing or intended to enclose any land or space
and signs and outdoor display structures but shall not include tents, shamianas
and tarpaulin shelters; (xii)
?"Building line"
means a fixed line, if any specified for a site beyond which no building within
that site other than compound wall shall project; (xiii)
?"Class of
Building" means a building in one of the following four categories:- (a)
residential building; (b)
Commercial building; (c)
Warehouse and industrial building; and (d)
Public building. (xiv) ?"Canopy" means a cantilevered
projection from the face of a wall over an entrance to the building at the
lintel level provided further that- (a)
it shall not exceed 5 sq. mtrs. in area; (b)
it shall not be lower than 2.3 metres when measured from the
ground; (c)
it shall not be allowed at more than one entry; (d)
it shall not extend 1.8 metres beyond the building line; and (e)
?there shall be no platform
underneath it. (xv)
"Chhaja" or "Sun shade" means a sloping or
horizontal structure over hang usually provided over openings on external walls
to provide protection from sun and rain; (xvi) "Commercial
building" means a building used wholly or partially for shops, offices,
banks or other similar purposes, but shall not include industries and motor
garages; (xvii) "Courtyard"
means an area open to the sky within the boundary of a plot, which is enclosed
or partially enclosed by building, boundary walls or railing and provides light
and ventilation to one or more habitable rooms and it may be at ground floor
level or any other level within or adjacent to a building; (xviii)
"Engineer" means a person holding any of the
qualifications recognised by the Institute of Engineers (India), Civil
Engineering Division for its associate membership whether employed for
supervision of construction or for the preparation of structural drawing or
both; (xix) "Erect
or re-erect any building" includes:- (a)
Any material alteration or enlargement of any building; (b)
the conversion by structural alteration into a place for human
habitation or a building originally constructed for human habitation; (c)
the conversion into a more than one place for human habitation or
a building originally constructed at such place; (d)
the conversion of two or more places of human habitation into
greater number of such places; (e)
such alteration of a building as effects an alteration of its
drainage or sanitary arrangements or materially effects its security; (f)
?the addition of any rooms,
buildings, out-houses or other structure to any building; and (g)
?the construction in a wall
adjoining any street or land not belonging to the owner of the wall or a door
opening on to such street or land; (xx)
"Estate Manager" means an Officer appointed under
Regulation 2(j) of H.P. Housing Board Allotment, Management and Sale of
Houses/Plots Regulations, 1973. (xxi) "External
Wall" means an outer wall or vertical enclosure of any building not being
a party wall even though adjoining to wall of another building and shall
include a wall abutting on an interior open space of any building but shall not
include an outer verandah wall; (xxii) "Factory
or industrial building" shall have the same meaning as assigned to it in
the Factories Act, 1948 (Act No. LXIII of 1948); (xxiii)
"Floor area ratio" or "F.A.R.", means the
quotient obtained by dividing the multiple of the aggregate covered area on all
floors and hundred by the area of plot i.e. Total covered area X 100
F.A.R.=------ Plot Area (xxiv)
"Framed building" means a building the external walls of
which are constructed of a frame of timber, iron, reinforced cement concrete or
steel and such framing consisting of posts or columns and beams, filled in,
wholly or partially covered with bricks, stones, iron plates, or other
materials and the stability of which depends upon such framing; (xxv) "Front" as
applied to a building means the portion facing the street from which it has
access; (xxvi)
?"Garage" means a
building or portion thereof used or intended to be used for shelter storage or
parking of a wheeled vehicle; (xxvii)
?"Ground floor"
means the storey which has its floor surface nearest to the ground around the
building; (xxviii) "Habitable
room" means a room constructed or adopted to be used by some person either
as a living room in which some person may pass the night and shall include a
kitchen but not include a bath-room, water closet or store room; (xxix)
?"height" as
applied to a building means the vertical measurement of the building measured
from the finished level of the centre or the street where such street exists or
from the mean level of the ground adjoining the outside or the external walls
to half the height of the roof in the case of slop in roofs and to the highest
level or the building in the case of buildings with flat roofs excluding
projected portion of mumties, flush, ducts, minarets and parapets not exceeding,
1.00 mtr. in height and "height" as applied to a room shall mean the
vertical measurement from the upper surface of the floor to the under surface
of the ceiling of the same room, joist and beams being allowed to project
beneath the ceiling and in the case of sloping ceiling the height shall be mean
height of any such room; (xxx)"Loft" means an
intermediatory floor between two floors on residual space in a pitched roof
above a residual normal floor level within maximum height of 1.5 metres and
which is constructed or adopted for storage purposes; (xxxi)
?"mamti" means a
small structure erected on the roof of a building at the head of a staircase to
project such stair-case from weather; (xxxii)
"mezzanine floor" means an intermediate floor, between
two floors, above ground level with area of mezzanine restricted to 1/3rd of
the area of the lower floor and with a minimum height of 2.3 metres and shall
not be lower than 2.3 metres above floor level; (xxxiii) ?"material change of use" means a
change from one class of building to another; (xxxiv) ?"partly wall" means a common wall
partly constructed on the plot of land, and partly on an adjoining plot and
serving both structurally; (xxxv)
"plinth" means the portion of a structure between the
surface of the surrounding ground and surface of the floor, immediately above
the ground; (xxxvi) ?"Plinth level" means the level of
the ground floor of the building; (xxxvii)
?"plinth height"
means the height of the ground floor above the street level measured from the
level of the centre of the adjoining street; (xxxviii)
?"premises" means
messuages, buildings, lands easements and hereditaments of any tenements; (xxxix) ?"public building" means a building
used or constructed or adopted to be used, either ordinarily or accessional as
a place of public worship, as a hospital, college, school, hotel-restaurant,
theatre, public hall, public concert room, public lecture room, public
exhibitation hall or as a public place of assembly or entertainment for persons
admitted thereto by tickets or otherwise, or used or constructed or adopted to
be used either ordinarily or occasionally for any similar public purposes; (xl)
"public sewer" means a sewer constructed by Himachal
Pradesh Government or Himachal Pradesh Housing Board or a local authority; (xli)
"rain water pipe" means a pipe or drain situated wholly
above ground and used or constructed to be used solely for carrying off rain
water directly from roof surfaces; (xlii)
?"residential
building" means a building used or constructed or adopted to be used
wholly or partially for human habitation and includes all garages, stables and
other out buildings appurtenant thereto; (xliii) ?"site" means a pace (piece) of land
enclosed by definite boundaries; (xliv) ?"special area" means the area shown
as such on the zoning Plans in which architectural control sheets shall apply; (xlv) "storey"
means any horizontal division of a building so constructed as to be capable of
being used as a living apartment, although such horizontal division may not
extend over the whole depth of width of the building, but shall not include
mezzanine floor; (xlvi) ?"street" means any road, footway,
square, court, alley or passage accessible whether permanently or temporarily
to the public and whether a thoroughfare or not and shall include every vacant
space, notwithstanding that it may be private property and partly or wholly
obstructed by any gate, post, chain or other barrier whether of houses, shops
or other buildings abutting thereon, which is used by any person as means of
access to or from any public place or thoroughfare whether such persons be
occupiers of such buildings or not but shall not include any part of such
spaces which occupier of any such building has a right at all hours to prevent
all other persons from using an aforesaid, and it shall include also the drains
or gutters therein or on either side and the land whether covered or not by any
pavement, verandah or other erection upto the boundary of any abutting property
not accessible to the public; (xlvii)
"structural wall" means a load bearing wall or a wall
that carries load in addition to its own load; (xlviii)
"sub-soil drain" means a drain used or constructed to be
used solely for conveying to any sewer (either directly or through another
drain) and water that may percolate through the sub-soil; (xlix) ?"temporary building" means a
building built of unburnt bricks, burnt bricks without mortar, corrugated iron
sheets, bamboo, thatch, wood, boarding or plywood but shall not include a
building built of burnt bricks, cement blocks or stones laid in mortar and in
no case, it shall be allowed to stand 3 months beyond the validity of the
sanctioned plan expires; (l)
"ware house and industrial building" include a factory a
workshop or a motor garage; (li)
"zoning plan" means the detailed layout plan of the
sector or apart thereof as approved by the Estate manager showing the
sub-division of plots, open spaces, streets, position of protected trees and
other features and in respect of each plot, permitted land use, building lines
and restrictions with regard to the use and development of each plot in
addition to those laid down in these bye-laws. Part II - PROCEDURE FOR SUBMISSION OF BUILDING APPLICATION AND
EXECUTION OF WORKS (1)
Any person excepting those mentioned in bye-law 7 intending to
erect or re-erect any building shall make an application in writing to the
Estate Manager in Form-A accompanied by the following documents:- (a)
a site plan as required by bye-law 5. (b)
a building plan or plans as required by bye-law 6. (2)
The application shall be accompanied by a scrutiny fee as given in
the table of scrutiny fees annexed with these bye-laws. (3)
A refundable amount of Rs. 200/- shall be deposited by the
applicant with the building application. This amount will be refunded to the
applicant after construction of the building and after satisfying the Estate
manager or his representative regarding clearance of the site and removal of
debris therefrom. The Estate Manager may
constitute committee for:- (a)
preparation of zoning plans; (b)
passing of building plans, and entrust such committees with such
powers and functions as he may deem proper. (1)
The site plan shall be drawn to a scale of not less than- (a)
1 to 200 for sites upto 1,000 sq. mtrs; (b)
1 to 400 for sites above 1,000 sq. mtrs. and upto 4500 sq. mtrs. (c)
1 to 800 for sites above 4500 sq. mtrs. (2)
The site plan shall be prepared with sufficient accuracy to enable
the site to be identified and shall be submitted on distinct ammonia prints in
quadruplicate two of which shall be mounted on cloth. One mounted copy shall be
returned to the applicant duly sanctioned or rejected, as the case may be. The site
plan shall be fully dimensioned and shall show- (a)
the boundaries of the site; (b)
the direction of the north point related to the site; (c)
the street or road adjoining the site with their width clearly
dimensioned and names if any, all existing road side trees, lamp post, or other
features or structures likely to effect the approach to the building; (d)
Surrounding buildings in outlines within a distance of 15 Metres
from the boundaries of the site; (e)
?all existing buildings or
structures on, over or under the site or projecting beyond it in outline
besides distinctly indicating the proposed building or buildings; (f)
?the area and proportions of
the site to be covered by building/including existing buildings if any; (g)
?dimensions of open spaces
on the front rear and the side of the buildings; (h)
the levels of the site and of the plinth of the building in
relation to those of the neighbouring streets, also the levels of all
courtyards and open spaces in relation to the bed levels of the existing drains
and sewers in the street or streets into which the building or site is to be
drained; (i)
method of disposal of waste water, sewerage and storm water; (j)
position of water supply; and (k)
any other information that may bee required. (a)
The building plan or plans shall be drawn to a scale not less than
that given below:- (i)
1:50 for plots upto 1000 square metres in size; and (ii)
1:100 for plots over 1000 square metres; (b)
these shall be submitted on distinct ammonia prints in
quadruplicate, two of which shall be mounted on cloth, one mounted copy shall
be returned to the applicant duly sanctioned or rejected, as the case may be,
these plans shall interalia, indicate:- (i)
the plans of all the floors at least two elevations and two
sections (longitudinal and cross) illustrating distinctly all the different
levels through floors staircase, W.C. bath, kitchen and garage, covered area on
each floor along with area of plot shall be indicated; (ii)
the plinth level of the building with reference to the level at
the centre of the street or streets on which the proposed building is to abut; (iii)
the schedule indicating the sizes of the doors, windows openings
and other methods of ventilation of each room; (iv)
the means of access to the building and its various storeys
together with the means of escape in case of fire; (v)
in the case of proposal addition and alterations to an existing
building, all new works on the plans by indelible distinctive colours with a
key to the colours used; (vi)
the proposed method of drainage, including the position form and
dimensions of all privies, urinals/drains and the method of disposal of
sewerage sullage and storm water in full details; and (vii)
north point relative to the plan of the building. Note.-In case of large
buildings various blocks of the building may be drawn on separated sheets. In case the applicant
wishes to follow type (standard) design of a building approved by Estate
Manager, he may obtain the same from the Estate Manager on the payment of
prescribed fee. Such an applicant need not get the building plans sanctioned
from the Estate Manager provided he constructs the building strictly in
accordance with the standard design. He shall, however, have to obtain formal
permission from the Estate manager for starting construction of the building
and shall also intimate date of commencement of construction of building to
him. No application under the
bye-law 3(i) shall be considered to be valid, unless it is made on Form 'A' and
is accompanied by the requisite number of plans and documents together with
scrutiny fee. In case of failure of such compliance, the application together
with plans shall be returned to the applicant for resubmission in accordance
with the bye-laws. After an application to
seek permission to erect/re-erect a building in Form 'A' containing the
required information and accompanied by necessary documents and fees as
mentioned in bye-laws 3 is received, the Estate Manager shall after making such
enquiries as he may consider necessary, pass an order either sanctioning or
rejecting it and convey the same to the applicant in Form 'B'. If a building is not
completed within two years of the date of permission, the permission shall be
deemed to have lapsed with respect to that portion of the building which was
not completed. In regard to the incomplete portion, a fresh application
alongwith the sanctioned set of plans together with fee as mentioned in bye-law
3 shall be submitted. A person who has been given
permission under bye-law 9 and intends to commence erection or re-erection
shall give to the Estate Manager or to any person authorised by him in this
behalf, not less than a week's notice in writing of the date and time at which
the erection or re-erection of the building will commence. (1)
Every person who intends to occupy a building or a part thereof
shall apply for the occupation certificate in Form 'C'. (2)
No person shall occupy or allow any other person to occupy any new
building or a part thereof for any purpose whatsoever until such building or
apart thereof has been certified by the Estate Manager having been completed in
accordance with the permission granted and an occupation certificate has been
issued in his favour in Form 'D'. The occupation certificate will also not be
issued until the Estate Manager is not satisfied with the external finishing of
the building. (3)
The occupation certificate, shall not be issued unless debris and
rubbish consequent upon the construction has been cleared from the site and its
surroundings and the building is completed as per sanctioned plan. However,
provisional occupation certificate pending the issue of final certificate may
be issued for a period not exceeding six months in case whereon habitable room,
a kitchen and a toilet forming a part of the sanctioned plan is completed. Part III - PLANNING AND ARCHITECTURAL CONTROL (1)
Type and character of the building (including ancillary buildings)
that may be erected or re-erected on a site and the purpose for which these may
be used shall not be other that shown in the approved zoning plan. (2)
Every building that may be erected or re-erected on a site shall,
in addition to the foregoing restrictions, comply with the restriction shown on
the zoning plan. The architectural/frame control sheets, wherever applicable,
shall have precedence over the zoning plan or these building bye-laws. (3)
Except as otherwise expressly provided at the time of site, not
more than one building units shall be erected on any one floor of a building on
a site. Note.-Building unit means a
self contained building with such outbuildings as are ordinarily ancillary to
the main building used in connection therewith and physically incapable of sub-division
into two or more independent building units. A building unit may, however, be
owned by an individual or be jointly and severally owned, provided it remains
in a single indivisible ownership. The proportion upto which a
site may be covered with a building including ancillary building shall be in
accordance with the zoning plan prepared by the Housing Board and the remaining
of the site shall be left open in the form of an open space around the building
or a Courtyard subject to the following:- (A)
Residential:- (i)
As per the restrictions shown in the zoning plan or the
architectural/frame control sheets the maximum height of a building shall not
exceed 11 metres. (ii)
The number of storeys allowed on a residential plot shall be 21/2
i.e. permissible coverage within off sets on ground floor, equal coverage on
first floor and 50% coverage on second floor. In case of sloping sites when the
site so permits, the 50% coverage on second floor can be permitted in the
basement floor. (B)
?Commercial:- (i)
In case of sites for shop-cum-flats or for shopping booths, the
coverage on each floor shall be in accordance with the architectural
control-sheets: Provided that a basement
not exceeding the maximum permissible coverage on the ground floor and intended
to be used only for parking servicing and storage may be allowed if it
satisfies the public health and structural requirements. The permission of such
a basement shall be subject to the payment of additional premium as decided by
the Housing Board from time to time and shall be at sole discretion of the
Estate Manager. (C)
Institutions and other buildings: (i)
The maximum permissible coverage (including covered parking) on a
plot upto 10,000 sq. mt. shall be 40% and above 10,000 sq. mts. 25%. The
maximum permissible F.A.R. shall be 1.00. (ii)
Every institutional building shall be constructed within set-backs
as provided in the zoning plan prepared for the site. (iii)
A basement not exceeding the maximum permissible coverage on the
ground floor and intended to be used only for parking servicing and storage may
be allowed if it satisfies the public health and structural requirements. The
following portion shall not be considered as covered area namely:- (a)
Sunshade, chajja, architrave cantilevered from the face of any
wall upto 0.75 metres beyond the wall and height not lower than 2.3 metres. (b)
pergola constructed purely for Architectural effects. (c)
Cantilevered balcony projecting not more than 4.8 metres beyond
the face of wall on the front and rear of the main institutional zone and not
more than 1 metre on the front, rear of the ancillary institutional zone. (d)
canopy over an entrance. In the case of building
sites where architectural control is considered necessary by the Estate Manager
he shall cause to be prepared architectural control sheets for this purpose,
showing the extent of architectural control on the various units of the
building or on a portion of such building, in the following respects:- (i)
Compulsory elevations for a particulars building or a row of
buildings. (ii)
Compulsory height on the front or on any side exposed to view from
a street upon which a building shall have to be erected and completed within a
certain period. (iii)
Compulsory height of floors. (iv)
Compulsory height and design of comics, sills and top of windows
in the first and subsequent storeys. (v)
Compulsory building line along which the building shall have to be
erected and completed within a certain period. (vi)
Compulsory type designs of balconies. (vii)
?Compulsory use of
materials, texture and colour. (1)
A mezzanine floor or internal balcony shall not be permitted
unless the height of the room is at least 5.2 mtrs. and such mezzanine floor or
balconies do not cover more man one third of the room area. (2)
The height of such mezzanine floor or internal balcony shall not
be less than 2.3 metres and it shall not be lower than 2.3 mtrs above the floor
level. No building for residential
use shall be constructed or allowed to be used till every dwelling unit,
besides a living room or rooms provides for a kitchen and toilet facilities. The minimum superficial
area of every enclosed courtyard of a residential building upon which habitable
rooms abut shall be 1/4th of the aggregate floor area of the rooms and
verandahs, on the ground floor abutting on the courtyard, provided that such
courtyard shall not be less than 12.0 sq. mtrs. in area and the minimum width
of every such courtyard in any direction shall not be less than 3.00 mtrs. For
determining the said aggregate, floor area of the rooms and verandah abutting
on the courtyard- (a)
Only one half of the floor area of such rooms and verandah as abut
on another courtyard or an open space or road not less than 4.5 metres in width
shall be taken in account; (b)
any room which is separated only by an open verandah from
courtyard shall for the purpose of this rule, be deemed to abut on such
courtyard; and (c)
the area of the courtyard for the purpose of this rule shall be
the area open to sky, clear of all projections. Every habitable room
including a shop,- (1)
shall be of a height of at least 2.75 metres in every part from
floor to ceiling of the room and a minimum height of not less than 2.05 metres
from floor of the room to the level of the roof (in case of slopping roof)
provides it slopes inwards to give a Clear height of 2.60 metres.
Notwithstanding these water closet, a bath room, a store, a gallery, a
mezzanine floor may be of 2.30 mtrs. height. (2)
shall have a clear floor area of not less than 9.5 sq. mtrs. and
width not less than 2.4 metres. (3)
shall be provided for the purpose of light and ventilation with
doors and windows or other apertures which shall have total opening of not less
than 1/4th of the floor area of the room. A Kitchen shall have a
minimum area of 4 sq. mtrs with minimum width of 1.8 metres and in addition,- (i)
wall be well lit and constant means of light ventilation shall be
provided through external air, the minimum area of which shall be 0.5 sq. mtrs; (ii)
it shall be provided with cooking range of standing or sitting
type; (iii)
an effective flue with other sufficient arrangements to prevent
any smoke flowing to the kitchen; (iv)
the floor of impervious and fire-resistant nature with an
impermeable dado .90 M high; (v)
a sink or khura for washing utensils of minimum 60 cms x 45 cms;
and (vi)
the drainage of kitchen shall be through a proper floor trap
connected to the main sewerage. (i)
The size of the bath room shall not be less than 1.2 metres x 1.2
metres or if it is a combined bath and water closet its floor area shall not be
less than 2.5 sq. mtrs, with a minimum width of 1.2 metres. (ii)
The minimum floor area of a water closet shall be 1.1 sq. metres,
its smallest side being 0.85 metres. It shall be provided with permanent
ventilation of minimum of 0.2 sq. Metres in addition to the door and a window
opening directly to the outside air of not less than 1/4th of the floor area. (iii)
No person shall dispose off the affluent from septic tank by
surface verification or by sub-soil drainage or into an open unlined cesspool. (iv)
An impermeable dado upto .90 metre on the walls shall be provided. (v)
The ventilation to WC, bath, toilet and kitchen can be allowed
through a shaft/duct the minimum area of which shall be 1 sq. Metres with
minimum width of 75 cms provided it satisfies the public health and sanitary
requirements. The height and design of
the boundary wall or fence and gate shall be in accordance with the provision
of the zoning plan and shall conform to the pattern laid down for such a plot
on the zoning plan: Provided that where no
zoning plan has been prepared, the height and design of the boundary wall or
fence and gate shall be as specified by the Estate Manager. STAIRCASES Every building of more than
one storey intended to be used as a single family or two family residential
building, shall be provided with at least one staircase having minimum width of
0.8 metres constructed of fire resisting material throughout. (1) Every
building intended to be used as a multiple residential building or a commercial
or public or industrial building shall be provided with at least one staircase
extending from ground in accordance with the following table:- *Number of users up to
100:1.20 metres. *Increase 0.025 metres for
every additional 15 persons until a maximum of 2.75 metres is reached. (2) Single
staircase of the width mentioned above may be replaced by two staircases, each
of a width at least equal to 2/3rd the width prescribed for a single staircase
provided neither of the two substituted staircases shall be less than 1.2
metres in width. Staircase so provided shall be built in fire resisting
material. Explanation.-For the
purpose of this bye-law each 5 sq. metres of floor space in case of
non-residential building and 10 square metres of floor space in the case of
residential building shall be deemed to be occupied by one person. (a)
No stair in a residential building shall have a rise of more than
0.20 metres and a tread of less than 0.25 metres. (b)
No stair in a commercial, public or industrial building shall have
a rise of more than 0.18 metre and a tread of less than 0.27 metres. (c)
Notwithstanding anything contained in clauses (a) and (b) above,
staircase in private portions of public buildings or warehouses and industrial
buildings not open to the general public may be of the sizes and materials
mentioned in this bye-law. All staircases and walls
enclosing the staircases in public buildings and warehouses and industrial
buildings be of fire proof materials. reads and riser of each
flights of a staircase or of several flights in the same staircase in a public
building or a warehouses and industrial or a residential building shall be of
uniform width and height. No part of the second or of
any higher storey of any building shall be more than 30 metres from some
staircase or ramp leading to the ground floor Every staircase shall be
adequately ventilated and laid to the satisfaction of the Estate Manager. The minimum clear head room
in any staircase shall be 2.10 metres measured from the top of the raiser to
the most dependent portion of the ceiling above. (i)
In every staircase at least one hand-rail shall be provided. (ii)
Where steps are provided 'from the ground to the building,
handrail may not be provided if the steps do not go above 1.6 metres height and
are not less than 1 metre in width. LOBBIES, CORRIDORS, PASSAGES AND BALCONIES The minimum width of any
lobby, corridor, passage or balcony in a residential building shall be at least
0.9 metre and shall be of fire resisting materials and shall be carried on
support of fire resisting materials. The minimum width of any
lobby, corridor, passage or a balcony in these buildings shall be given below:- (a)
No. of users from 1 to 20 .. 0.9 metres (b)
No. of users from 20 to 100 .. 1.2 metres.Increase 0.025 metre for
every additional 15 persons until a maximum of 2.75 metres is reached. Walls
and roofs shall be of fire resisting materials and shall be carried on support
of fire resisting materials. Where there is a balcony, a
chaj cantilevered from the wall, this shall not project more than 1.00 metre
beyond the building line when measured at right angle to outer face of the
wall. This shall only be permitted at front and rear face of the building. No
such projection shall be less than 2.05 metres clear to above the plinth level
of the building. On side no chaj will project beyond building line. No cattle shed shall be
constructed on a plot the area of which is less than 1,000 square metres. No
private wells, tube wells and hand-pump shall be constructed without the prior
permission of Estate Manager. The party walls of all
roofs having access by means of a staircase shall have a party wall of minimum
height of (1.18 metres) throughout its length between the internal faces of
outer parapet walls. Notwithstanding above, terminal ends of the building may
be shaped for Architectural consideration. All parapet walls, balustrades,
railings, affording protection to roof terraces balconies or verandahs at or
above first storey level and having access thereto by staircase door or other
openings shall have a height of not less than (.75 metres) minimum 23 cms.
parapet above finished flat roof shall be provided for regulating the flow of
surface water. Where garage adjoins a
habitable room there shall be no opening in the common wall. There shall be a
ventilated lobby or open space between an opening to a garage and habitable
room accessible therefrom. No structure shall be
constructed to carry an advertisement except in the space shown in the zoning
plan. Each building shall have a
number which shall be made available by the Estate Manager and shall bear no
other number. No building intended for
human habitation shall be constructed within 1.5 metres of the hill side unless
there is clear space not less than 1 metre in width and open to sky between
such hill side and every part of any wall or walls of the building facing such
hill side provided such clear space may be traversed by a bridge or bridges
giving communication between the building and hill side but covering not more
than 25% of the dry area. However, the entry to a building shall be from front
and no other entry shall be allowed. The person who applies to
erect or re-erect a building shall be responsible for ensuring that all the
building materials used on the buildings are sound, of good quality and
properly put together, and that the building is structurally stable. Adequate provisions shall
be made for the proper drainage of rain water from the building and also
surface water from the compound of the building. All walls internal and
external shall be provided with a course of some hard impervious materials,
such as cement, concrete, slat, asphalt, lead or vitrified bricks etc. at the
plinth level in order to prevent dampness rising by capillary action. (1)
Use of verandah for commercial buildings.-The verandah in front of
booth/shops shall be kept clear for pedestrian movement and not in any case be
used for keeping any articles. (2)
Change in internal planning of standard design of commercial
buildings.-Any change in the internal planning of booth/shop shall be got
approved from the Estate Manager before it is being constructed. (3)
?Construction of shops in
conformity with drawing.-All shops/booths shall be constructed strictly
according to the drawing obtained from the Estate Manager on fixed price. (4)
?Shop-cum-flat.- (a)
For erection of shop-cum-flats, the rules relating to construction
of residential building shall apply. (b)
In case of two roomed tenements in shop-cum-flats, the area of one
room may be 80 square ft. or 7.5 square metres. In case of applicants,
using plans provided by the Housing Board, the certificate to be attached with
the notice of completion of the building shall be issued by the Estate Manager. The walls of every building
shall be constructed of non-inflammable material and in case of partition wall
between adjoining houses, their thickness shall not be less than 23
centimeters.
Preamble - HIMACHAL PRADESH HOUSING BOARD (ERECTION OF BUILDING)
BYE-LAWS, 1996PREAMBLE