SIGNIFICANCE OF REGULATIONS IN

HOUSING
&
DIFFERENT FORMS OF
DEVELOPMENT CONTROLS

M.MOHAMMED SIRAJUDEEN
19240009
 Objectives of building bye laws
• Disciplined and systematic growth of buildings and planning towns.
• To provide health, safety
• Prevent haphazard development
• Protect safety of public will have proper against fire, noise, health
hazards and structural failure
• Proper utilization of spaces
• Give guideline to arch/engr in effective planning
• To provide health, safety and comfort to people
 APPLICABILTY of BYE-LAWS
• New construction
• Additions and alterations to a building
• Occupancy of building changed
• Development of land
• Any part or whole building is demolished
 BUILDING BYE-LAWS
• Bye-laws/regulations for different types of building:
• Line of building frontage
• Provisions for safety of works
• Provisions for drainage and sanitation
• Open spaces residential building
• Provisions for lighting and ventilation
• Sizes of structural elements
• Provisions for means of access
• Special requirements for low income group housing
• Requirements for greenbelt and landscaping
• Requirements for off-street parking spaces
• Provisions for safety of works against hazards or accidents
 Defining Development control
• Development control, planning control, or development
management:
• is the element through which
• local government regulates
• land use and new building.
• It relies on a "plan-led system" whereby development plans are
formed and the public is consulted.
 What is Development Control?
• Development Control is the process:
• that regulates the development and use of land.
• This includes:
• - the construction of new buildings,
• - the extension of existing ones and
• - the change of use of buildings or land to another use.
• Developing new houses/ industrial buildings / shops is important for
sustaining the economic success
• It is also important to protect / improve quality of environment towns
,villages, countryside.
 Development controls
• Development controls defined as;
• - the mechanism through which entire process of urban development
is regulated to achieve the objective of promoting overall benefit of
the society and creating a distinct image of the city.
• It includes;
• guiding the development
• use of land,
• curbing misuse of land
• promoting rational and orderly development of built environment.
Development controls are required to meet situations and contexts
which are generally static.
• In this context they tend to become to rigid and complex.
 Development controls
• Looking at the far reaching impact / implications of the development
controls on the:
• growth and development
• character, fabric and personality of a city,
• they need to be framed with great care and abundant caution.
• Considering the larger public interest and general welfare of the
community, formulation of the development control should satisfy
the basic requirements of the;
• health, --safety,-- convenience, --economy and --amenity.
 Types of Development Controls
• LAND SUB-DIVISION CONTROLS
• LAND USE CONTROLS
• ZONING CONTROLS
• DENSITY CONTROLS
• HEIGHT CONTROL
• GROUND COVERAGE CONTROL
• FLOOR AREA RATIO
• VOLUMETRIC CONTROLS
• SETBACK CONTROLS
• ARCHITECTURAL CONTROLS
• ADVERTISEMENT CONTROLS
• BOUNDARY WALL AND GATE CONTROLS
 Sub- Division Control
• Subdivision regulations: -require developers to prepare raw land for
development that promotes public health and safety.
• The regulations ensure:
• land can be developed without endangering public health and safety;
• developers provide for proper water, sewerage, and drainage and take
steps to control soil erosion and sedimentation;
• To set standard/create a network of streets for rational traffic
/transportation.
• to plan site in a way that conserves energy or promotes the use of
renewable energy.
• Set standards for providing public utilities and services.
• The lay down the proportion of land under different uses- housing,
commercial, open spaces, roads, public amenities etc.
 ZONING
• Urban areas are divided into districts to regulate the way people can use
land within them.
• Zoning regulates the way developers can erect, construct, reconstruct,
alter, or use buildings and structures in each district.
• 1. It regulate the height, number of stories, and size of buildings and other
structures;
• 2. regulate the percentage of the area of the building lot that may be
occupied;
• 3. regulate the location and use of buildings, structures, and land for
residential, commercial, and other purposes; and
• 4. consider the character of the district and its peculiar suitability for
particular uses, with a view to conserving the value of buildings and
encouraging the most appropriate use of land within the municipality.
• 5. control the extent to which people can develop land for a permitted use.
• For example, minimum plot size and floor area requirements control the
number and size of homes in a district • while setback requirements
specify the distance between a structure and the plot boundaries.
 Set Back Controls
• Setback – Defined as margins or open spaces in any plot of land where no
construction is permitted
• Land contained in setbacks belongs to the owner but he is not permitted
any construction
• Maximum setbacks can be four- one on each side- front, Rear and sides
• Building with all 4 setbacks – Detached building
• Building with all 3 setbacks –Semi- Detached building
• Building with all 2 setbacks – Terraced building
• Number of setbacks depends upon the size of plot and covered area to be
permitted at ground and Requirement of fire safety
• Larger the plot more are the setbacks and larger the depth of such setbacks
 Set Back Controls
• Setbacks are provided for:
• i. Providing space for widening the roads when needed later on without
damaging the buildings
• ii. To promote urban design of area/ street picture by bringing uniformity
• iii To ensure adequate air, light and ventilation within and among buildings
• iv To provide space for Parking within building without causing congestion
in area
• v. To create gardens/open spaces/landscape area within the building
• vi To protect buildings from the street noise/ traffic
• vii. To promote Privacy for the residents
• viii To reduce the danger of fire by increasing distance
• Ix. To provide space for laying services in a congested area
 Density Control
• Density- defined as number of persons per unit area
• Housing density- number of housing or dwelling units/per unit area
• Regulates the houses/ population in any area/ building
• Avoids over crowding in any area
• Helps in distribution of population in city/area and working out
amenities to be provides- open spaces, roads, schools, community
centre, shopping , health care etc
• Differentiates area into High/ Medium /Low density area
• Helps in planning the area in terms of plot size with large size in low
density area.
 Density Control
• Three types of density-
• Overall Density:
• – at city level- average density of population per unit area of the entire
urban area
• Gross Density:
• - at Sector level- average density of population per unit area of the entire
residential area
• Net Density:
• – at Local Level- average density of population per unit of the housing area
including local roads but excluding open spaces, shopping, public
institutions
• Net Density always highest and overall density always lowest
 Density Control
• Density is regulated through regulating the built area/ plot area by defining
• setbacks to be provided in buildings
• Maximum height of building
• Size of plots
• number of houses per unit area
• Floor area Ratio
• Advantages of Density Controls:
• 1. Facilitate proper layout
• 2. Designing appropriate public amenities and services and their
distribution
• 3 Ensures adequate light and ventilation to residences for creating healthy
environment
• 4 Avoiding congestion/ over-crowding
• 5 To Stabilize the land values
 Height Controls
• Objectives –
• i. to control the height, volume and cubicle contents of the building- by
using the equation of volume of the prism involving 1/3x plinth area x
height equal to width of the road or the FAR/FSI
• ii. Street width and setbacks to ensure air, light and ventilation to the
buildings.
• Restriction on height of building depends on;
• -Nature of Building/ Type of Zone and Climatic conditions
• Advantages of Height Zoning
• 1. To control the development in the area and solve problems involving
traffic, congestion etc
• 2. Buildings with Uniform Height helps in improving the street picture/
urban design
• 3. Ensures adequate air , light and ventilation by avoiding construction of
tall buildings in a low height area.
• 4. Controls land values and stabilizes them in certain preferred area
 Height Controls
• Height provides the mechanism of providing larger built area over any
piece of land
• More the height more are the setbacks provided in building to ensure air,
light and ventilation in the building and surrounding buildings
• More the height lesser is the ground coverage to provide more open space
at ground and larger space for parking
• Main objectives of Height control are to-- ensure adequate day-lighting in
the building and manage traffic and to provide space for disaster
management
• To achieve the above objectives there are two options
• to provide buildings of moderate height with less space of
• Buildings with more height and more space between them
• With more height- city of towers can be created
• Height controls helps in checking population density • Height controls also
regulates the needs of disaster management