()_ Special Regulations for Banjara Hills & Jubilee Hills Areas of Hyderabad (1) The following are the Special Regulations to maintain special characteristics of Banjara Hills and Jubilee Hills areas covered by Block 1 & 2, and part of Block No. 3 of Ward no, 8, of erstwhile Municipal Corporation of Hyderabad area of GHMC. TABLE -1 SI. Type of the Building Maximum Height No. i. Individual Residential Bulldings/ [ism _(induding Stilt Apartment Complexes floor) 2._| commercial / institutional Buildings | 15m (i) The building with height beyond 10m in these areas shall be permitted only ifthe plot abuts to 2 minimum of 12m wide road. (lil) In case of Jubilee Hills Co-operative House Building Society and Prashasan Nagar Co-operative House Bullding Society Layout, Jubilee Hills the height of the building Is restricted to 10m excluding Stilt with a maximum FAR of 1:1, (iv) In case of plots abutting Road No.1, 2 & 3 Banjara Hills and Road 1No.36 Jubilee Hills the building height shall be limited to 30m and further the said height relaxations are allowed only on plots where the land owners have surrendered their land in the past or will surrender their land free of cost to Municipal Corporation for road widening. (v) The setbacks shall be followed as per Table-III of rule-S and also parking & other requirement shall be as per these rules. REQUIREMENT OF APPROACH ROAD FOR BUILDING SITES / PLOTS: (2) The minimum abutting existing road width required for various uses of building activities shall be as given below, TABLE - 11 Minimum abutting Category Type / Use of Building Plot permissible | existing road width required {in meters) ‘A SITES IN OLD /EXISTING BUILT-UP AREAS /CONGESTED AREAS /SETTLEMENT / GRAM KHANTAM/ABADI (see Annexure-I) fll Residential (other than Group Housing) & Commercial Buildings with maximum permissible heigat of 10 m o* For other categories the Minimum road width shall be as given in B1 Category B | SITES IN NEW AREAS / APPROVED LAYOUT AREAS Non-High Rise (Residential) Buildings including om Group Housing (Cellar and / or tit as permissible + maximum up to § floors), Basic level_social_amenities like Nursery School, BaPrimary School 7 Religious Place /Clnic 7 Dispensary / Diagnostic Laboratory High Rise Buildings / Complexes up to height of, 2 24 meters, Non High Rise Group Housing (Cellars as applicable + 6 floors), Group Housing with more than 100 units, Group Development Scheme; Middle school / Tutorial institution / General Industry / Godown / Petrol / Diesel/ Gas Filling Station; High School, Junior College/ Commercial Complex, Computer units /Office Building, ITES Complex, Nursing Home /Hospital of not more than 20 beds / Community B2 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 18m heght General Degree and other non-professional is 3 College / Polytechnic, ITI; Professional College Campus; Multiplex Complexes, Shopping Malls (above 4000sq.m), Hospitals of more than 20 beds and all High-Rise buildings above 24m and up to 30 m height ‘AIT High Rise Building above 30 meters will be permitted as per the B4 | minimum Road with and setbacks as specified in Table-IV of rule-7 (b)*In case of Sites in Category-A, if a Site is abutting to a road which is less than 9m in width, a building may be permitted with a maximum height of 110m in such site, after leaving 4.5m from the Centre Line of such road for widening and the same shall be handed over to the Local Body and shall leave the prescribed setback as per Table-III after the sald road widening portion. No relaxations are permissible in such cases. (©) **In case of Sites In Category-B, if @ Site Is abutting to 2 road which Is less than 9m in width, Incividual Residential Bullding may be permitted with a maximum height of 12m, after leaving 4.5m from the Centre Line ff such road for widening and the same shall be handed over to the Local Body and shall leave the prescribed setback as per Table-III of rule-S after the said road widening portion. No relaxations are permissible in such (d)In case of Notified Slums / Economically Weaker Section (EWS) Buildings, the special regulations as notified by the Goverment from time to time shall be followed (e) The sites in old / Existing Bullt-up Areas / Congested Areas / Settlement / Gram Khantam / Abaci (Annexure-1) and List of Areas Prohibited for High- Rise Buildings (Annexure-II) shall be notified by the Local Bodies in consultation with the Competent Authority, The Government may add to fr delete from the list of the said areas, (f) In case of single plot sub-division approved by the competent authority, @ means of independent access of minimum 3.6m pathway may be considered for Individual Residential Building and 6m for Non-High-Rise Group Housing Building.PERMISSIBLE SETBACKS & HEIGHT STIPULATIONS FOR ALL TYPES OF NON-HIGH RISE BUILDINGS (Buildings below 18m in height inclusive of Stilt / Parking Floor): (2) The height of buildings permissible in a given site / plot shall be subject, to restrictions given in Annexure - I to IT. (b) The minimum setbacks and permissible height as per Table ~ IIT and other conditions stipulated below shall be followed. TABLE ~ IZ Bulking Line or Minimum Front Seback_ | ct Ske height fo be left (in im 3 eee ing | tn) Abuting Road Wh oacks Sk. GeSam) | Parking | permissi Up [ABave | Above | Above ee eve ~ | to |12m&| 18m& | 24ma | Above | 'TANINg ° 12 [upto | upto | “upto | 30m | Gives m_ Sem | 34m | Som ra zest e p> 7s 3 tess than 7 [asfas | 3 | 3 [3 - ; Tisai ss 2 | (59-100 = 10 15] 15 3 3 3 oS 3 300 = - 10 15) 15 3 3 3 1.0 200 a) 200- | stk | 7 12) 3 3 4 5 1.0 300 | oor [40273 | as Pes 3) 300- | suit 7 3) 4 5 6 75 LS 400 floor 12 3 4 5 6 7.5 2.0 6) 00. | Stik 7 13) 4 5 6 7.5 2.0 500 floor 12 3 4 5 6 75 25 7 vows) oe se [os Te fs [as 7) 7 500° poor 3) 4 > s | 6 | 75 | 30 15 3 4 5 6 75 35 stilt + 7 3 4 5 6 75 3.0 750- | “One Gz 8 1000 Cellar 3 4 5 6 75 35 floor 15 3 4 5 6 75 4.0 7 3 4 6 75 35 tooo. | Stilt’ + (Ta | 4 5 6 75 4.0 9 | 1000 | 2 cellar floors 3) 4 fs) 6 | 75) 50 16" 3 4 5 6 75 6.0 7 wo pom Pe fs [6 [es [0 10] 1BRy | 2 cele 3,4) s 6 | 75 | 50 m3) 4 [os | 6 | 75 | 60 aime 7 spa fs | 6 | 75 | 50 ti, Above | fore i >3) 4 5 6 75 6.0 2500 Cellar [7 | eter Te Tafa fs | « prs | 70(6) Stilt Floor meant for parking is excluded from the permissible height in the above Table. Height of stilt floor shall not be less than 2.5m. In case of parking floors where mechanical system and lft are provided, height ‘of such parking floor shall not be less than 4.5m. (d) In case of commercial buildings proposed in plots having an extent of 500-750sq.m cellar floor for parking may be considered subject to condition that required parking shall be fulfilled as per Table-V of rule-13, ‘and feasibility on ground. (e) **Buildings of height above 15m and below 18m in SI.Nos.9, 10 and 11 above, shall be permitted only if such plots abut minimum 12m wide roads only (Other conditions: (i) The setbacks are to be left after leaving the affected area of the plot J site, if any, for road widening: (i) Where a 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-10 shall be insisted, In case of individual residential buildings the option is given to the applicant to propose front setback on one of the roads. In such case he shall not have access from the other side / sides. On the other side / sides the applicant can leave the setback either as per the required front setback based on the road width or to provide the side setback as given in Column-10. (ii)_A strip of 2t least im greenery / lawn along the frontage of the site within the front setback shall be developed and maintained with greenery. (iv) For Plots above 300sq.m in addition to (iil) above, a minimum im wide continuous green planting strip in the periphery on remaining sides are required to be developed and maintained within the setoack (v) For all residential / institutional / industrial plots above 750sq.m, in addition to (il) and (Iv) above, 5% of the site area to be developed 2s organized open space and be utilized as greenery, tat lot or soft landscaping etc., and shall be provided over and above the mandatory setbacks. Such organized open space could be in more than one location and shall be of a minimum width of 3m with a minimum area of 15sq.m at each location. (vi) If the strip of greenery / lawn and the organized open space (tot ot) are not maintained, 10% of additional Property Tax every year would be imposed as penalty by the Sanctioning Authority til the condition is Fulfilled (vil) In all plots 750sq.m and above, provision shall be made for earmarking an area of 3m X 3m for the purpose of setting of public Utilities like distribution transformer, etc. within the owner's site subject to mandated public safety requirements, (ull) In case of plots 300 - 750sq.m, itis permitted to transfer up to 1m of setback from any one side to any other side without exceeding overall permissible plinth area. The transfer of setback from front setback is not allowed, (00 In case of plots above 750sq.m, it is permitted to transfer up to 2m of setback from any one side to any other side without exceeding overall permissible plinth area, subject to maintaining of a minimum 2.5m setback on other side and a minimum building line. The transfer of setback from front setback is net allowed. (0) For narrow plots having extent not more than 400sq.m and where the length is 4 times of the width of the plot, the setbacks on sidesmay be compensated in front and rear setbacks so as to ensure that the overall aggregate setbacks are maintained in the site, subject to ‘maintaining a minimum of side setback of 1m in case of buildings of height up to 10m and minimum of 2m in case of buildings of height above 10m and up to 15m without exceeding overall permissible plinth area. (This Rule shall not be applicable for made-up plots). (xi) Where the lighting and ventilation of a building is thraugh the means of a chowk or inner courtyard or interior open space / duct, such ‘open space shall be open to sky and of area at least 95q.m and no side shall be less than 2m. Such open spaces / ducts may be allowed above stilt floor. (all) The space between 2 blocks shall not be less than the side setback of the tallest block as mentioned in Table ~ III and this shall not be considered for organised open space (tot lot) (xil) Where all the owners of sites along an abutting road come forward for widening of the road by undertaking preparation of a Road Development Plan which would improve circulation in the area and duly approved by the competent authority, and by leaving the area affected in the widening of such road free of cost and implement it within one year, then higher height of the corresponding widened road width would be considered for such sites. (xiv) Splay at road junctions, including ‘Y’ junctions shall be provided as follows. The area of such splay would be deemed to form part of the road junction, S.No | Road Width (inm) | Splay / Offset (in m) 1 [Less than 12 3x3 2 Above 12 upto24 | 4.5x4.5 3_[Above 24 6x6 (xv) As per the provisions of the Andhra Pradesh Fire Service Act, 1999, Residential buildings of height more than 18 m, Commercial buildings of height 15m and above and buildings of public congregation like Educational Buildings, Cinema Theatres, Function Halls and other Assembly Buildings on plot area of 500Sq.m. and above or of height above 6m are required to obtain prior clearance from Andhra Pradesh State Disasters Response & Fire Services Department from fire safety point of view. (xvi) Stepped type buildings or incremental type bulldings may be allowed only in respect of individual residential or educational / institutional buildings and such incremental development would be considered only after @ minimum time period of 5 years. (oxvil) For the purpose of these Rules, the following conversion from MKS. and F-P.S. system shall be reckoned for the road widths only: (1) 3m = 10 (2) 6m=20f (3) 7.5m = 25M (4) 9m = BOR (5) 12m = 40f (6) 15m= Son (7) 18m = Gort (8) 24m = Bor (8) 30m = 1008 (10) 45m = 150% (11) 60m = 200Ft (will) Al building applications for sanction of bullding permission for ‘construction of above 10m height shall be accompanied with the following details: (2) Report of Soll Test / Geo-technical Investigation Report issued after personal inspection by Institution / Consultant. ‘empanelled with / licenced by the local authority.