Planning of residential buildings

types of residential buildings and bye laws.

1. Building Design

2. BUILDING PLANNING

3. INTRODUCTION TO BUILDING Everything that encloses space on some scale sufficient for a human being to move in, is a building. All activities to be carried out in the building should be planned for providing better conditions of living, and working.

4. This is achieved by providing good environment which will help in building up a happy, healthy and beautiful lives and to improve the working conditions. efficiency is induced and discomfort is eliminated

5. BUILDING BYE-LAWS A bye-law is the local law framed by a competent authority. Every locality has its own peculiarities with respect to the climatic conditions, geological conditions, i.e. availability of materials for construction, labour etc. If a building is built in a definite planned way, the construction becomes economically sound and safe. As such there must be a law or regulations on the part of the owner while building his own house.

6. - OBJECT OF BYE-LAWS - 1.To give guide lines to the designer, architect or engineer. 2.To prevent haphazard development. 3.To control land development and to check un- authorised construction. i.e. encroachment on public and private land.

7. 4.To limit or define the way the new structures are to be built. 5.To specify the type of materials to be used. 6.To provide open spaces, air, breeze, etc. 7.To afford safety against fire, noise and smoke etc

8. WHAT are building bye-laws? The following bye-laws and regulations cover all aspects of different types of buildings. 1.Line of building frontage and minimum plot sizes. 2.Open spaces around residential building. 3. Minimum standard dimensions of building elements. 4. Provisions for lighting and ventilation.

9. 5. Provisions for safety from fire and explosion. 6. Provisions for means of access. 7. Provisions for drainage and sanitation. 8. Provisions for safety of works against hazards or accidents. 9. Requirements for off-street parking spaces.

10. 10. Requirements for greenbelt and landscaping. 11. Special requirements for low income housing. 12. Sizes of structural elements

11. Building and Control Lines Building line refers to the front line up to which a building can lawfully extend. It is also called as 'set-back' or front building line. A minimum distance of this 'building line' from the centre line of the accompanying road is laid down as the limit beyond which no construction is allowed towards the road.

12. ADVANTAGES The set back effected by the building line has the following advantages. If necessary, part of the set-back may be acquired for the purpose of widening the roads. It keeps noise and dust away from the building. The set-back at street comers improves visibility and provides safety to traffic.

13. It reduces danger of fire. The space of set-backs can be used as parking place or for developing a garden. It helps better conditions of air, light and ventilation of the buildings

14. height of Building Tall buildings impair the value of small neighboring houses by cutting off sun-shine, air, breeze etc. and thus, make the small houses un-suitable for inhabitation. They make the street narrow and increase the congestion of traffic and affect the air and light etc. Hence, the height of the buildings especially high-rise buildings or sky-scrapers must be controlled.

15. The maximum height should be limited to the width of the street as follows. 1. The maximum height of building shall not exceed 1.5 times the width of road abutting plus the front open space 2. If a building abuts on two or more streets of different widths, the building shall be deemed to face upon the street that has the greater width

16. OPEN SPACE REQUIREMENT Certain open space should be left around the building particularly residential type. It depends on air required for the building. The open spaces shall be open to the sky and no cornice, weather shade, or roof more than 0.75 m wide shall over-hung on such open spaces. Open areas also provide facilities for parking, future expansion of road-way, good approach or access to other amenities such as water supply line or drainage line etc.

17. Front open space requirement

18. Side & rear open space requirement

19. Floor Space Index (F.S.I.) The ratio of total built-up area of all floors to the plot area of the building is called Floor Space Index(F.S.I). ie . F.S.I. = total built-up area of all floors Plot area F.S.I. should always less than one for any type of building. i.e. ( F.S.I.< 1 ) The F.S.I. is fixed by the local authority and is different for different areas and different buildings in the city

20. Plinth height :- The height of the plinth shall not be less than 450 mm from the surrounding ground level. A height of 600 mm is the best from drainage or other considerations

21. Parapet wall Parapet walls and hand-rails provided on the edges of roof terraces, balcony, verandah etc. shall be not less than 1.05 m and not more than 1.20 m in height From the finished floor level

22. Requirement of different types of rooms The size, height and other requirements of different types of rooms are given in next table.

23. In order to be free from weathering effects and for better stability, the minimum depth of foundation is kept 1 m below the ground level. Plinth height may be 300 mm to 600 mm but 450 mm is more common. For water logging prone and important buildings. the minimum plinth height is 600 mm. Plinth area should be 1.2 times the floor area of the building.

24. Min. width of footing is 100 mm more than the one above and minimum depth of footing is the depth of the standard brick = 100 mm. Thickness of the damp proof course is 20 mm to 25 mm. Floor finish is generally with 10 mm to 20 mm thick cement mortar or tiles. Ceiling height ( ie . head room) for main rooms of the building should be 3000 mm to 3600 mm.

25. For bath and W.C. the ceiling height may be 2000 mm to 2750 mm. The carpet area should be 50% to 65% of the floor area. Main entrance door should be of 1200 mm X 2100 mm size. Other doors should have a minimum width of 900 mm and height of 2000 mm

26. Door opening for bath rooms is 600 mm to 750 mm X 1800 mm with single-leaf shutter. The size of windows depends on the total area of window openings required. The following guidelines should be kept in mind. i ) Window width = 1/8 (width of room + height of room). (ii) Glass area in windows should be 10% to 20% of floor area of the room for good lighting in the room.

27. (iii) At least one sq.m . of window area should be provided for every 30 cubic metres of inside room space. Generally, the minimum size of window is 750 mm-X 1000 mm The minimum size of ventilator is 1000 mm X 500 mm in order to provide good ventilation.

28. Stairs :- Rise in residential building = 130 mm to 180 mm. Tread 250 mm to 275 mm for residential buildings. Width of steps should be 900 mm to 1000 mm for residential buildings. No. of risers = Total height of floor Height of single riser

29. No. of treads = No. of risers – 1 Thickness of R.C.C. lintel beam is 100 mm to 250 mm. Thickness of R.C.C. slab for roof and lintels is 80 mm to 150 mm and that of sunshades is 25 mm to 50 mm. Width of verandah is from 1.8 m to 3 m and width of passage is 0.8 m to 1.2 m in residential houses.

30. The height of parapet wall should not be less than 1.05 m and not more than 1.2 m above the finished floor level Thickness of plaster for different masonry should be as follows- Stone masonry = 20 mm to 40 mm Brick masonry = 12 mm to 20 mm Concrete masonry = 10 mm to 15 mm.

31. Bungalows

32. Bungalow (Detached house) is a building whose walls or roof as independent of any other buildings with open space on all the sides. This house has all the rooms required for single family. It is not necessarily to be a single storied one. If two storied, it may have its living room, kitchen, dining room, store-room, garage etc. on ground floor and all the bed rooms, study room, guest room etc. on first floor

33. In Bungalow (detached houses) a pleasing effect can be achieved, if the landscape on the road side of the house is kept quite open, air and light are allowed to flow up to the building uninterrupted. by fences and walls Generally, this sort of houses is possessed by higher middle income group or higher income group families and also where adequate free land is available at cheaper rate

34. It can be defined as an attached twin of two similar houses with one wall common to both as shown in previous slides. Two units are symmetrically planned As a detached house, the semi detached house may also be either single storied or two storied. It has an advantage of having the party-wall in common, effecting an Initial saving

35. Advantages: 1. It Is cheaper to build. 2. It provides good accommodation for an average family. 3. Because of being surrounded on three sides by space, It almost gives the Impact of being a detached house.

36. Disadvantage As with the detached house repetition of an identical design will give unity, but when adjacent parts or gaps are different, the appearance is generally non-uniform.

37. Row Houses

38. These types of houses are very common in India. Government quarters as those of a railway colony are mostly with this pattern because accommodation is to be created in the proximity of the railway station Number of flats constructed in one row with one common wall in between two flats as shown in previous slides

39. Two rooms with front verandah and rear courtyard are very common in India Staircase provided may be either common to two flats or for a whole row The planner prefers this type because, it makes broader and simpler composition than the equivalent number of detached or semi-detached houses. Chawls (Row) are a sort of row houses with common services like water closet bathroom and a washing place.

40. Apartments

41. Block of flats have developed due to increase in land cost and more population to be accommodated in limited area. Further people prefer to live near their work place in city than spending much time and money for travelling from their suburban home. A flat is a unit of two or more rooms providing accommodation for one family. Generally each flat contains 3 to 4 rooms with usual amenities.

42. In multistory building, 3 to 4 flats are provided at each storey with one common centralized staircase to serve all the floors. Generally a few floors are provided for offices or shops and other for residential purpose with lifts at upper storey's. Separate, service unit is provided in each block. This type of construction is very popular in big cities of India.

43. In case of provision of shops at ground floor, main entrance of each block should be easily visible and should lead to the staircase. Generally 3 to 4 storey construction is made to avoid use of lifts. It is also found that unit area cost of four storey construction is minimum. More than 4 storey construction may be provided with lifts besides the usual staircase

44. Advantages 1. Flats are more compact as compared to detached or semi-detached house. 2. They make possible a more compact design, with saving in agricultural land, saving in services and saving travelling time. 3.There is far greater freedom in designing and composing the building on site and obtaining contrast in scale.

45. 4.They cause least disturbances to air area of natural landscape making possible for greater integrated between landscape and building. 5. Being more compact and more labour saving, it is a more logical form of dwelling for small families.

46. References NBC SP 7 2005 BIS Dr. N. Kumaraswamy and N. Kameshwararao , Building planning and drawing

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