Summary On General Building Requirements

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Here’s a summary of the General Building Requirements as per the DCPR 2034 document:

The “General Building Requirements” section of the DCPR 2034 11 sets out detailed standards for various parts of a building, along with requirements for light, ventilation, building services, and fire safety22. These requirements aim to ensure the safety, health, and functionality of buildings in Greater Mumbai33.

1. Occupancy Load (Regulation 36)

  • This defines the estimated number of persons who would normally occupy a building based on its type of occupancy444.
  • For example:
    • Residential: 8 persons per 100 sq. m of plinth or covered area5.
    • Educational: 25 persons per 100 sq. m6.
    • Institutional: 6.6 persons per 100 sq. m (with dormitories at 13.3 persons)7.
    • Assembly (with fixed/loose seats): 166.6 persons per 100 sq. m8.
    • Business and Industrial: 10 persons per 100 sq. m9.

2. Requirements of Parts of Buildings (Regulation 37)

  • Plinth (Regulation 37(1)):
    • Must be located to ensure adequate drainage10.
    • Main building plinth height: Not less than 30 cm (or 15 cm for stilt/covered parking) above surrounding ground level11.
    • In flood-prone areas: At least 60 cm (or 45 cm for stilt/covered parking) above high flood level12.
    • Interior courtyards/garages: At least 15 cm above surrounding ground level13.
  • Habitable Rooms (Regulation 37(2)):
    • Minimum size: 7.5 sq. m (for single-bedded hostel rooms), 6.0 sq.m (for shops), 3.0 sq.m (for vending stalls/kiosks)1414.
    • Minimum width: 2.4 m for any habitable room15.
    • Height: Minimum 2.75 m for flat roofs (habitable room), 2.2 m for bathrooms/WCs, 2.4 m for air-conditioned rooms16. Maximum height for most rooms is 4.2m17. Heights in excess of 4.2 m consume 50% additional FSI (except for specific uses like Exhibition/Convention Centers, Sound Recording/Film Studio, Warehouse)18.
    • Adequate light and ventilation required, with apertures not less than 1/6th of floor area19.
  • Bathroom and Water Closets (Regulation 37(3)):
    • Minimum sizes: Bathroom 1.50 sq. m (min width 1.10 m); WC 1.10 sq. m (min width 0.90 m); Combined 2.20 sq. m (min width 1.10 m)20.
    • Must abut an exterior open space, interior/exterior chowk, or ventilation shaft21.
    • Not to be situated directly over any room other than another WC, washing place, bathroom or terrace (with waterproofing)22. Never over a kitchen23.
  • Loft (Regulation 37(4)): Maximum height 1.5 m (counted in FSI if exceeds 1.5 m)24.
  • Mezzanine Floor (Regulation 37(5)): Max 50% of room BUA, min 9.5 sq. m (if living room). Counted in FSI25. Min height/head-room above/under 2.2m26.
  • Garage (Regulation 37(6)): Min size 2.5m x 5.5m or 2.3m x 4.5m27. Counted in FSI28.
  • Basement (Regulation 37(7)):
    • Permitted beyond building line (3.0m clear from plot boundary/road edge)29. Min height 2.4m, max 3.9m (below soffit of slab)30.
    • Uses: Storage (non-hazardous), store rooms, bank lockers, AC equipment, parking, DG set, meter room, electric substation, ETP/WTP/STP, laundry, boiler room, MRI/X-Ray rooms, shops/offices, recording studio, sanitary facility, play area (first basement)31.
  • Corridor (Regulation 37(13)): Minimum width as per Table 16 (e.g., 1.50m for general residential, 2.00m for educational/assembly buildings)32.
  • Door (Regulation 37(14)): Min width 0.9 m (0.7m for bath/WC/stores). Min height 2m33.
  • Stairway (Regulation 37(15)):
    • Minimum width as per Table 16 (e.g., 1.50m for general residential, 2.00m for high rise residential buildings (>70m height)34.
    • No more than 12 risers per flight (except narrow plots for single flight)35.
    • Max riser height 17.50 cm (25 cm for internal dwelling unit stairway)36.
    • Min tread width 25 cm (residential), 30 cm (other occupancies)37.
  • Ramps (Regulation 37(16)): Pedestrian ramps slope not less than 1 in 12; vehicular ramps not less than 1 in 838. Min width as per vehicle type (e.g., 3.00m one-way for LMV)39.
  • Lifts (Regulation 37(17)): At least one lift required for buildings >16m height; at least two for buildings >24m high (one fire lift)40.
  • Porch (Regulation 37(18)): Area up to 5.5m in length (parallel to main building) not counted in FSI41.
  • Canopy (Regulation 37(19)): Cantilevered and unenclosed, over entrance/staircase, min clear height 2.2m42.
  • Balcony (Regulation 37(20)): No balcony shall reduce min marginal open space to less than 3m (rear/sides) and 1.5m (front). Not permitted on ground floor43.
  • Roof (Regulation 37(21)): Must ensure effective drainage of rainwater44.
  • Common Terraces (Regulation 37(22)): Not to be sub-divided, accessible by common staircase/lift. Can be used for recreational green area45. Commercial buildings can use terraces as restaurants (no inflammable material)46.
  • Parapet (Regulation 37(23)): Not less than 1.50m from finished floor level47. Greater height (up to 9m for very high buildings) allowed on topmost common terrace with voids48.
  • Boundary Wall and Main Entrance (Regulation 37(24)): Max height 2.4m (top 0.9m open construction permissible)49. Corner plots restricted to 0.75m height for 10m length at intersection50. Main entrance to high-rise/special building at least 4.5m wide51.
  • Septic Tanks (Regulation 37(27)): Not closer than 12m to drinking water source, 3m from tube well/bore well, 2m from habitable building52.
  • Yogalaya or Fitness Centre (Regulation 37(28)): In residential buildings, area up to 2% of total BUA allowed free of FSI53. Exclusively for society/association members54.
  • Crèche (Regulation 37(29)): Min 40 sq.m BUA for Institutional, Assembly, Business, or Mercantile Building with 1000+ employees55.
  • Parking Floor (Regulation 37(30)): Height not more than 2.4m below soffit of beam (or max permitted below slab)56.
  • Podium (Regulation 37(31)): Permitted on plots 1000 sq.m or more. Can be multi-level, total height not exceeding 32m. Used for parking, DG set, substation, drivers’ room, toilet, society office, AHU, Yogalaya/Fitness Centre, swimming pool57.
  • Service Floor (Regulation 37(32)): Height not exceeding 1.8m, exclusively for services58.
  • Helipad (Regulation 37(33)): Allowed on rooftop subject to structural stability and statutory permissions59.

3. Special Design Requirement (Regulation 38)

  • Educational Building (Regulation 38(I)):
    • Tiffin room, drinking water facilities60.
    • Play Ground: At least 40% of plot area (at one place) for educational development mandatorily for playground61. Can be relaxed if existing Municipal Play Ground/POS is abutting or ownership of 40% playground area vests with the institution62. 50% of required playground area can be in stilt63.
  • Building for Medical Use (Regulation 38(II)): Min 40 sq.m for general wards, min 5.5m side dimension. Conform to IS 12433:200164.

4. Special Regulations for Differently Abled Persons (Regulation 39)

  • Applicable to all existing and proposed public buildings and facilities with BUA > 2000 sq. m65. For proposed residential buildings and public buildings/facilities < 2000 sq. m BUA, access path and walkways up to lift/staircase on ground level/stilt/podium from drop-off zone are required66.
  • Requirements for:
    • Access path/walkway (min 1.5m width, max 1:20 slope)67.
    • Kerb ramps (max 1:12 slope)68.
    • Drop-off Zone (min 1.5m width, 4.5m length)69.
    • Ramps (min 1:12 to 1:20 gradient, 1.2m to 1.8m width, landings)70.
    • Parking (min two surface spaces near entrance, 3.6m width, max 30m travel distance)71.
    • Corridors (min 1.5m width)72.
    • Stairways (min 1.5m width, 0.15m max riser, 0.3m tread, handrails)73.
    • Lifts (wheelchair accessible, min 1.2m depth, 1.4m width, 0.9m door width, audio announcements)74.
    • Toilets (special WC with min 1.5m x 1.75m size, grab rails)75.
    • Drinking water facilities76.
    • Protruded objects in common areas77.
    • Signage (Braille, luminous contrast, proper symbols)78.
    • Public spaces (wheelchair spaces in cinemas/theatres)79.

5. Lighting and Ventilation (Regulation 40)

  • All habitable rooms must be adequately lighted and ventilated80.
  • Aperture area (excluding doors) not less than 1/6th of room floor area81.
  • Min 1 sq. m opening for habitable room/kitchen; 0.3 sq. m for bath/WC/store82.
  • Artificial ventilation shafts with specific cross-sections/dimensions for internal bathrooms, WCs, staircases, stores/prayer rooms83.

6. Open Spaces within Building Plots/Layout (Regulation 41)

  • Open spaces are separate for each building/wing84.
  • Side and rear open spaces in relation to height:
    • Residential/Commercial (Plot up to 1000 sq.m / width < 20m): Min 3.6m (residential) or 4.5m (commercial) for light/ventilation (H/5 subject to max 12m for >32m height)85. Dead wall min 3.6m86.
    • Residential/Commercial (Plot > 1000 sq.m / width > 20m): Min 3.6m (residential) or 4.5m (commercial) for light/ventilation (H/4 subject to max 12m for >32m height)87. Dead wall min 3.6m88.
  • Front Setbacks (Table 18A): Varies by location (Island City/Elsewhere) and road type (Express highways, specific listed roads) from 3.0m to 6.0m, or 22.5m for industrial89.
  • Narrow Plots (Regulation 41(7), Table 19): Relaxations in open spaces permitted for narrow residential/commercial plots (e.g., rear open space reduced to 3m for depth <15m)90.
  • Interior Open Spaces (Chowks) (Regulation 41(8)): Inner chowk min width 3m, area not less than square of 1/5th of highest wall height91.
  • Unencumbered Open Spaces (Regulation 41(9)): Must be kept free from erections, except for permitted features in Regulation 4292.

7. Parking Spaces (Regulation 44)

  • Quantitative Requirements (Table 21):
    • Residential (Island City/Suburbs): Varies by carpet area (e.g., 1 parking for every 4 tenements up to 45 sq.m).
    • Redevelopment Schemes (33(5), (6), (7), (7A), (9), (9B), (10), (10A), (11A), (15), (20A)): Relaxed norms (e.g., 1 parking for every 8 tenements up to 45 sq.m).
    • Visitors Parking: 25% of stipulated number (reduced to 5% as per T-2 circular).
  • Where to be Accommodated: Basements, podiums, stilts, upper parking floors, or separate structures93.

8. Fire Protection Requirements (Regulation 47, Appendix I)

  • General requirements from National Building Code apply94.
  • Additional provisions for high-rise (>32m height) and special buildings95.
  • Minimum clear open spaces for fire appliances (e.g., 6m for 32-70m height rehab/composite buildings)96.
  • Non-combustible construction materials97.
  • Exits, staircases, lifts, basements, service ducts must conform to fire safety standards98.
  • Refuge areas are mandated (e.g., at 24m or 1st habitable floor, then every 7th habitable floor for buildings >32m height), generally 4% of habitable floor area and free of FSI99.
  • Fire escape chutes for buildings >70m height100.
  • Fixed fire-fighting installations (wet risers, sprinklers, pumps, water tanks)101.
  • Fire alarm systems102.
  • Control room (for non-residential)103.

9. Structural Safety and Services (Regulation 49, 50)

  • Structural design must conform to IS Codes for structural, seismic, and wind safety104.
  • Quality of materials and workmanship must conform to Indian Standards105.
  • Electrical installations, lifts, town gas/L.P. Gas supply pipes, staircase/corridor lighting, alternate electric supply, transformers, and air-conditioning systems must comply with specific standards and safety measures106.
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