KERALA MUNICIPALITY BUILDING RULES 1999

KERALA MUNICIPALITY BUILDING RULES 1999
S.R.O. No. 777/99.- In exercise of the powers conferred by sections 381, 382, 387, 398,
and 406 read with section 565 of the Kerala Municipality Act, 1994 (20 of 1994) and in super
session of the Kerala Building Rules, 1984 issued in G.O. (Ms.) No. 127/84/LA & SW dated 14th
May 1984 and published as S.R.O. No. 486/84 in Kerala Gazette Extraordinary No. 403 dated 15th
May 1984, the Government of Kerala hereby make the following rules, namely
CHAPTER 1
DEFINITIONS
1. Short title, applicability and commencement.-
(1) These rules may be called the Kerala Municipality Building Rules, 1999.
(2) They shall apply to all Municipalities in the State.
(3) They shall come into force at once.
2. Definitions –
(1) In these rules unless the context otherwise requires,-
(a) ‘access’ means the way to a plot or building;
(b) ‘accessory building’ means a building attached or detached to a building on a plot and
containing one or more accessory uses;
(c) ‘accessory use’ means any use of the premises subordinate to the principal use and
customarily incidental to the principal use;
(d) ‘Act’ means the Kerala Municipality Act, 1994 (20 of 1994);
(e) ‘advertising sign’ means any sign either free, supported or attached to a building or
other structure which advertises an individual, a firm, a society, an establishment or a product
displayed on the said premises for identification purposes;
(f) ‘alteration’ means a structural change, such as an addition to the area or height or
addition of floor/floors or mezzanine floor within any existing floor height, or change of existing floor
or changing the roof to concrete slab or re-construction of existing walls or construction of concrete
beams and columns amounting to structural change or construction of internal walls for subdividing
the existing rooms with the intention of changing the use of the room/rooms which amount
to change in the occupancy group of the building under these rules, or closing of any required
means of ingress and egress to the building;
(g) ‘apartment’ means a part of a building intended for any type of independent use
including one or more rooms or enclosed spaces located on one or more floors or parts thereof in a
building, intended to be used for residential purposes and with a direct exit to a public street, road
or highway or to a common area, leading to such street, road or highway. This word is synonymous
with residential flat;
(h) ‘appendix’ means the appendix to these rules;
(i) ‘approved plan’ means the set of drawing and statements submitted under these rules
for obtaining development permit or building permit and duly approved by the secretary;
(ia) ‘balcony’ means a horizontal projection, including a handrail, or balustrade to serve as
passage or sitting out place;
(j) ‘basement floor’ means the lower storey of a building below or partly below the ground
floor. This word is synonymous with cellar;
(k) ‘bathroom’ means a room or cubicle for bathing;
(l) ‘building’ means any structure for whatsoever purpose and of whatsoever material
constructed and every part thereof whether used for human habitation or not and includes
foundations, plinth, walls, floors, roofs, chimneys, plumbing and building services, verandah,
balcony, cornice or projections, part of a building or anything affixed thereto or any wall enclosing
or intended to enclose any land or space and signs and outdoor display structures;
(m) ‘building line’ means a line which is away from the street boundary and up to which the
main wall of the building facing that street may lawfully extend, no portion of the building may
extend beyond this line except as prescribed in these rules;
(n) ‘carpet area’ means the usable floor area excluding the area of staircases, lift wells,
escalators, ducts, toilets, air condition plant room and electrical control, room.
Note:- For calculating carpet area, twenty percent of the floor area, shall be deducted from the total
floor area in each floor.
(o) ‘ceiling’ means the internal roof/lining of any room; in case there is not such lining, the
roof membrane shall constitute the ceiling;
(p) ‘Chief Town Planner’ means the Chief Town Planner to the Government of Kerala;
(q) ‘chimney’ means an upright shaft containing and encasing one or more flues;
(r) ‘conversion’ means the change of one occupancy group into another occupancy group;
(s) ‘corridor’ means an exit serving as a passage way communicating with separate rooms
or with different parts of a building or with different buildings;
(t) ‘coverage’ means the maximum area on any floor of the building excluding cantilevered
open balconies, it does not include the spaces covered by,-
(i) garden, rockery, well and well structures, plant, nursery, water tank, swimming pool (if
uncovered), platform around a tree, tank, fountain bench and the like;
(ii) drainage, culvert, conduit, catch-pit, gully pit, drainage chamber, gutter and the
like; and
(iii) compound wall, gate slide, swing, uncovered staircase, areas covered by sunshade
and the like;
(u) ‘depth of plot’ means the mean horizontal distance between the front and rear
plot boundaries;
(v) ‘development of land’ means any material change on the use of land other than
for agricultural purpose brought about or intended to be brought about by filling up of the
land and/or water bodies or changing from the existing former use of the land, layout of
streets and foot paths, sub-division of land for residential plots or for other uses including
layout of internal streets, conversion of wet land, and developing parks, play grounds and
social amenities of the like, but does not include legal partitioning of family property
among heirs.
(w) ‘development plan’ means any general planning scheme for the local area as a
whole or any detailed town planning scheme for any specified area prepared under the
Town and Country Planning Act in force;
(x) ‘drain’ means a sewer, pipe, ditch, channel and any other device for carrying of
sewage, offensive matter, polluted water, sullage, waste water, rain water or sub-soil
water and any ejectors, compressed air means, sealed sewage mains and special
machinery or apparatus for raising, collecting, expelling or removing sewage or offensive
matter to the sewage outfall;
(y) ‘drainage’ means the removal of any liquid by a system constructed for the
purpose;
(z) ‘dwelling’ means a building or a portion thereof which is designed or used
wholly or principally for residential purposes;
(aa) ‘dwelling unit’ means a room or suites of rooms designed and intended for
habitation by an individual or household in which facilities for cooking may or may not
be provided; –
(ab) ‘exit’ means a passage, channel or means of egress from any building, storey
or floor to a street or other open space of safety;
(ac) ‘external wall’ means an outer wall of a building even though adjoining a wall
of another building; it also means a wall abutting on an interior open space of any
building;
(ad) ‘factory’ means any premises including the precincts thereof used or proposed
to be used for any purpose as defined under the Factories Act, 1948 and which comes
under the purview of the said Act;
(ae) ‘family’ means a group of individuals normally related in blood or connected
by marriage living together as a single house – keeping unit and having common kitchen
arrangements; Customary resident domestic servants shall be considered as adjunct to the
term ‘family’;
(af) ‘floor’ means the lower surface in a storey on which one normally walks in a
building. The general term ‘floor’ unless otherwise specifically mentioned shall not refer
to a mezzanine floor;
Note: – The sequential number of floor shall be determined by its relation to the
determining entrance level. For floor at or wholly above ground level, the lowest floor in
the building with direct entrance from road/street shall be called as ground floor and the
other floors above the ground floor shall be called in sequence as first floor, second floor,
third floor etc. with number increasing upwards.
(ag) ‘floor area’ means the built up area of a- building at any floor level;
(ah) ‘floor area ratio (F.A.R.)’ means the quotient obtained by dividing the total
floor area on all floors by the area of the plot;
(ai) ‘flue’ means a confined space provided for the conveyance to the outer air of
any product of combustion resulting from the operation of any heat producing appliance
or equipment employing solid, liquid or gaseous fuel;
(aj) ‘frontage’ means side or part of a side of a plot which abuts on a street;
(ak) ‘front yard’ means an open space extending laterally along the front side
(main ground floor entrance side) of a building and forming part of the plot;
Note: – Where there are more than one entrance to a building, the entrance giving access
to the major portion of a ground floor shall be considered as the main entrance;
(al) ‘gallery’ means an intermediate floor or platform projecting from a wall of an
auditorium or a hall providing extra floor area, additional seating accommodation, etc..,
(am) ‘garage’ means a building or portion thereof, used or intended to be used for
the shelter, storage or repair of any mechanically propelled vehicle;
(an) ‘ground floor’ means the lowest storey of a building to which there is an
entrance from the adjacent ground or street.,
(ao) ‘Government’ means the Central or State Government
(ap) ‘head room’ means the clear vertical distance measured from the finished
floor surface to the finished ceiling surface; where a finished ceiling is not provided, the
underside of the joists or beams sortie beams shall determine the upper point of
measurement;
(aq) ‘height of building’ means the vertical distance measured from the average
level of the ground contiguous to the building or the centre line of the adjoining street.-
(i) in the, case of flat roofs, to the highest point of the building adjacent to the street
wall;
(ii) in the case of pitched roofs, to the point where the external surface of the outer wall
intersects the finished surface of the slopping roof;
(iii) In the case of gabled roofs, to the midpoint between, the eves level and the ridge;
and ‘
(iv) in the case. of dommed roofs, to the highest point of the dome.
Provided that architectural features serving no other function except that of decoration
shall be excluded for the purpose of taking heights.,
(ar) ‘height of room’ means the vertical distance between the floor and the lowest
point on the ceiling; ‘
(as) ‘hut’ means any building constructed principally of wood, mud, leaves, grass,
thatch or such easily perishable material;
(at) ‘lift well’ means the unobstructed space within an enclosure provided for the
vertical movement of the lift car (s) and any counter weight (s) including the lift pit and
the space for top clearance;
(au) ‘loft’ means a residual space in a pitched roof, or any similar residual space,
above normal floor level without any direct staircase leading to it which may be
constructed or adopted for storage purposes;
(av) ‘mezzanine floor’ means an intermediate floor in any storey over – hanging
and over – looking a floor beneath;
(ava) ‘occupancy group’ means the principal occupancy for which a plot, a
building or a part of a building is used or intended to be used; for the purposes of
classification of a plot or building according to occupancy, an occupancy shall be deemed
to include the subsidiary occupancies which are contingent upon it;
(aw) ‘open space’ means an area forming an integral part of the plot left open to
the sky;
(ax) ‘operational construction’ means a construction whether temporary or
permanent which is necessary for the operation, maintenance, development or execution
of any of the services essential to the life of the community or so declared by the Central
or State Government from time to time;
(ay) ‘owner’ in respect of land or building, means the person who receives the rent
for the use of the land or building or would be entitled to do so if they were let and
includes,-
(i) an agent or trustee who receives such rent on behalf of the owner or is connected
with any building devoted to religious or charitable purpose;
(ii) a receiver, executor or administrator or a manager appointed by any court of
competent jurisdiction to have the charge of or to exercise the rights of the owner;
(iii) mortgagee in possession; and
(iv) a lessee in possession;
(az) ‘parapet’ means a low wall not more than 1.2 m in height built along the edge
of a roof or a floor;
(ba) ‘parking space’ means an area enclosed or unenclosed, sufficient in size to
park vehicles, together with a drive way connecting the parking space with a street or
alley and permitting ingress and egress of vehicles;
(bb) ‘passage way’ means a means of access;
(bc) ‘pathway’ means an approach constructed with materials, such as bricks,
concrete, stone, asphalt or the like;
(bd) ‘permit’ means a permission or authorisation in writing by the Secretary to
carry out work;
(be) ‘plinth’ means the portion of a structure between the surface of the
surrounding ground and surface of the floor, first above the ground;
(bf) ‘plinth area’ means area of the building at the plinth level, does not include the
area of open porch (not enclosed by wall) uncovered staircase and the like;
(bg) ‘plot’ means a parcel or piece of land enclosed by definite boundaries;
(bga) ‘plot corner’ means a plot abutting two or more intersecting streets;
(bgb) ‘plot depth’ means the mean horizontal distance between the front and rear
plot boundaries;
(bgc) ‘plot double frontage’ means plot having a frontage on the two streets other
than a corner plot;
(bgd)’ plot interior’ means a plot, access to which is by a passage from a street
whether such a passage forms past of the plot or not;
(bh) ‘Pollution Control Board’ means the Kerala State Pollution Control Board;
(bi) ‘porch’ means a canopy supported on pillars or otherwise and used for the
purpose of pedestrian or vehicular approach to a building;
(bj) ‘rear yard’ means the utility open space extending laterally along the rear side
of the plot and forming part of the plot; any side other than rear if used as utility open
space shall be deemed as rear yard;
(bk) ‘re-development of land’ means the revision or replacement of an existing
land use and population distribution pattern and the clearance and building of the area
according to a development plan. It involves the reduction or increase of population
densities; the acquisition and clearance of deteriorated buildings, the repair,
modernisation and provisions of sanitary facilities, water supply and electricity, provision
of street, parks or other public improvements and preservation of predominantly built up
areas that are in good condition;
(bl) ‘registered Architect/Engineer/Town Planner/Supervisor’ means an
Architect/Engineer/Town Planner/Supervisor registered or deemed to have been
registered as such under these rules;
(bm) ‘road’ means any highway, street, lane, pathway, alley, passageway,
carriageway, footway or bridge whether a thoroughfare or not, over which the public
have a right of passage or access uninterruptedly for a specified period; whether existing
or proposed (in any scheme);
(bn) ‘row building’ means a row of buildings with only front and rear open spaces
with or without interior open spaces;
(bo) ‘Secretary’ means the Secretary of a Municipality;
(bp) section’ means a Section in the Act;
(bq) ‘semi – detached building’ means a building detached on three sides;
(br) ‘service lane’ means a lane provided at the rear or side of a plot for service
purposes;
(bs) ‘service station’ means a place where no automobile repairing is done but only
washing, cleaning and oiling of automobile take place;
(bt) ‘set back line’ means a prescribed building line drawn with reference to the
central line of a street on the street side of which nothing can be erected or re-erected;
(bta) ‘sewage drain’ means a drain used or constructed to be used for conveying
solid or liquid waste matter, extremental or otherwise to a sewer;
(bu) ‘shop’ means a building or part of a building where articles of food and
personal, domestic and household use and consumption are sold and goods of any kind
are ordinarily sold. It does not include a workshop;
(bv) ‘side yard’ means an open space extending laterally between any side of a
building and the boundary of the plot facing that side other than front and rear/utility yard
and forming part of the plot;
(bw) site’ means a plot and its surrounding precincts;
(bx) ‘stair cover’ means cabin – like structure with a covering roof over a staircase
and its landing built to enclose only the stairs for the purpose of providing protection
from weather and not used for human habitation. It is synonymous with stair cabin or
staircase room;
(bxa) ‘stall’ means any temporary structure other than a hut used solely for the
display and sale of goods;
(by) ‘storey’ means the portion of a building included between the surface of any
floor and the surface of the floor next above it, or if there be no floor above it, then the
space between any floor and the ceiling next above it.;
(bz) ‘Street’ means a private street or a public street, synonymous with .road and
giving access to more than one plot or one building;
(ca) ‘street line’ means the line defining the side limits of a street;
(cb) ‘street level’ means the level at the centre line of the street;
(cc) ‘structure’ means anything that is built or constructed or building of any kind
or any piece of work artificially built up or composed of parts joined together in some
definite manner. The term structure includes ‘building’;
(cd) ‘sunshade or weather shade’ means a sloping or horizontal structural overhang
usually provided over openings on provide protection from sun and rain;
(ce) ‘tenement’ means part of a building intended or used or likely to be used as a
dwelling unit;
cf) ‘to erect’ means-
(i) to erect a new building on any site whether previously built or not;
(ii) to re-erect any building of which portions above the plinth level have been
pulled down or destroyed; and
(iii) conversion from one occupancy to another;
(cg) ‘travel distance’ means the distance an occupant has to travel reach an exit.,
(cga) ‘unconnected latrine’ means a latrine not connected to the public sewer
system, it may be connected to a septic tank;
(ch) ‘unsafe building’ means building which is structurally unsafe in sanitary or
not provided with adequate means of egress or which fire hazard or are otherwise
dangerous to human life or which in relation existing use constitute a hazard to safety or
health or public welfare, by of inadequate maintenance, dilapidation or abandonment;
(cha) ‘use group’ means the principal use for which a plot, a building or part of a
building is -used or intended to be used;
(ci) ‘verandah’ means a covered area with at least one side open to the outside with
the exception of parapet, trellis, jally or grill work on the open side;
(cia) ‘Village panchayath’ means a village panchayath constituted under section 4
of the Kerala Panchayath Raj Act, 1994 (13 of 1994)
(cj) ‘warehouse’ means a building, the whole or substantial part of which is used
or intended to be used for the storage of goods whether for keeping or for sale or for any
similar purposes but does not include a store room attached and used for the proper
functioning of a shop;
(ck) ‘Water Authority’ means the authority delegated by the Government of Kerala
to be in charge of the management of water and sewerage installations in the area;
(cl) ‘water closet’ or ‘WC’ means a latrine with arrangement for flushing the pan
with water but does not include a bathroom;
(cm) ‘water course’ means an artificial or natural drainage canal;
(cn) ‘yard’ means an open space at ground level between a building and the
adjoining boundary lines of the plot unoccupied and unobstructed except by
encroachment of structures specially permitted by these rules on the same plot with a
building. All yard measurements shall be the minimum distance between the front, rear
and side yard plot boundaries, as the case may be, and the nearest point of the building
including enclosed porches. Every part of yard shall be accessible from every part of the
same yard.
(2) Words and expressions used but not defined in these rules but defined in the Kerala
Municipality Act, 1994 (Act 20 of 1994) shall have the same meaning assigned to them
in that Act.
3. Applicability
These rules shall apply to,-
(i) any public or private building as described below, namely :-
(a) where a building is newly erected, these rules shall apply to the designs and
construction of the building;
(b) where the building is altered, these rules shall apply to the altered portion of
the building;
(c) where the occupancy or use of building is changed, these rules shall apply to
all the parts of the building affected by the change;
(d) where addition or extension is made to a building, the rules shall apply to the
addition or extension only, but for calculation of floor area ratio and coverage permissible
and for calculation of required off street parking area to be provided, the whole building
[existing and proposed] shall betaken in to account.
(ii) all lands which is proposed to be re developed or developed for construction or
buildings;
(iii) all developments and constructions existing or proposed in any village panchayath
area to which the provisions of these rules stand extended.
CHAPTER II
PERMIT
4. Essentiality of permit.-
(1) No person shall develop or redevelop any parcel of land or cause the same to
be done without first obtaining a permit for each such development or redevelopment
from the Secretary.
(2) No person shall construct or reconstruct or make addition or extension or
alteration to any building or cause the same to be done without first obtaining a separate
building permit for each such work from the Secretary:
5. Application for development permit.-
(1) Every person other than a Central or State Government Department who intends to
develop or redevelop any parcel of land shall apply in writing to the Secretary in the form
inAppendix AA and such application shall be accompanied by plans and statements in
duplicate as required under these rules and documents to prove the ownership of the land
concerned and payment of application fee as specified in Schedule 1 (along with a copy
of the certificate of registration of the Architect, Building Designer, Engineer, Town
Planner or Supervisor as the case may be, who has prepared and signed the plans,
drawings and statements.)
(2) In the case of any development or redevelopment of land by Central or State
Government Department, the officer authorized shall, before thirty days of
commencement of the work, submit to the Secretary a set of layout plans or plans of the
proposed plot subdivisions and all other details with a certificate issued by Chief
Architect or the Engineer in charge of the works to the effect that the plans are in
conformity with the provisions of these rules in all respects including conformity to any
development plans prepared for the area.
(3) In the case of layout or plot sub-divisions by any defence organisation the officer in
charge of the organisation shall submit to the Secretary a set of layout plans or plans of
the proposed plot subdivisions giving general indications whether the purpose is
residential or otherwise for enabling the Secretary to estimate the requirements for
providing services and infrastructure to that area.
(4) In the case of layouts or plot subdivisions by Municipality, the Secretary may approve
the plans of the proposed work with his certificate on plans to the effect that the proposed
work is in conformity with the provisions of these rules.
(5) In the case of an application for development or redevelopment of any land within a
distance of 100 meters from any property maintained by Defence establishment, the
Secretary shall consult the officer – in – charge of such establishment before the
permission is granted. Such officer shall furnish his reply within thirty days from the date
of receipt of the consultation letter if such establishment has any objection to the
proposed development. The objection, if any, raised by the officer within the said thirty
days shall be duly considered by the Secretary before issuing permit.
(6) In the case of an application for development or redevelopment of any land within 30
meters from substituted by railway boundary, the Secretary shall consult the Railway
Authority concerned before the permission is granted. Such Authority shall furnish his
reply within thirty days from the date of receipt of the consultation letter if the authority
has any objection to the proposed development. The objection, if any raised by the
Railway Authority within the said 30 days shall be duly considered by the Secretary
before issuing permit.
(7) In cases where final remarks are not received within the 30 days time from the
Defense Officer or Railway Authority as in sub rule (5) or (6), the Secretary may delay
final decision, if any interim reply is received from the concerned Defense/Railway
Authority.
(8) The Secretary shall, if the lay out approval from the District Town Planner or the
Chief Town Planner either as per these rules or as per the provisions of the town planning
scheme for that area is required for any development, forward the application with his
remarks to the District Town Planner or Chief Town Planner, as the case may be, before
issuing development permit.
6. Site plan, Service plan, etc. to be submitted.-
(1) An application for a development permit shall be accompanied by site plan, service
plan, together with details and specifications as described below:
(a) the site plan shall be drawn to a scale of not less than 1 : 400 and shall be fully
dimensioned and shall show:
(i) the boundaries of the plot and of any contiguous land belonging the owner
thereof, including the revenue survey particulars in full;
(ii) the position of the site in relation to the neighbouring street and its main
access;
(iii) the name of such street, if any; and its width, which shall be the width in
between the plot boundaries on the opposite sides;
(iv) all existing structures in the plot;
(v) all existing streets or foot – paths within the plot;
(vi) the layout of cul-de-sac, streets, or foot-paths within, adjoining or terminating
at the site, existing, proposed to be widened or newly aligned;
(vii) the proposed plot subdivision, if any, and the areas and uses of each sub
division thereof;
(viii) the access to each plot subdivision, if any;
(ix) the layout of any service roads or foot paths and public parking spaces
proposed or existing, if any;
(x) the area and location of any land within the plot that undevelopable such as
rocky outcrops, steep terrains, marshes, etc.
(xi) the area and location of any land within the plot that is not proposed to be
developed or redeveloped;
(xii) the area and location of any, land that is proposed to be reclaimed .
(xiii) the area and location of any paddy fields and/or other agricultural land that
are proposed to be reclaimed and /or converted for the said development or redevelopment;
(xiv) the north direction and predominant wind direction in relation to the site.
(xv) topographic contours (with contour interval not less than 1.5 m show the
features of the plot clearly) of the site and any other relevant information of the plot not
specially mentioned, but may be required by the Secretary.
Note:- The site plan shall be accompanied by a key map drawn to a scale /appropriate to a
scale of 1 : 4000 giving full details of the location of the site with reference to all adjacent
streets, premises and landmarks within a distance of 30m of the plot together with the
details of the land use of the adjourning premises, on all sides.
2) the service plan shall be drawn to a scale not less than that of the site plan, and shall
show-
(i) the proposed plot sub-division, if any, and the uses of such sub- division;
(ii) the layout of existing and proposed water supply, electricity, drainage and
sewerage main lines from or to Which connections are proposed to be given with
dimensions and specifications;
(iii) the layout of existing and proposed water supply, drainage and sewerage lines
within the plot, with dimensions, specifications and description of installation;
(iv) any other relevant information not specifically mentioned but may be required by
the Secretary; and
(v) the north direction and predominant wind direction in relation to the site.
Note:- The minimum size of the paper on which all site plans or service plans are drawn
shall not be less than 24 cms X 33 cms or A3.
(3) All plans, drawings and specifications shall be signed by a registered Architect or
Engineer or Town Planner or Supervisor or Building Designer as well as the applicant.
(4) If the plot is owned by more than one person, the application shall be submitted
jointly and signed by, all such persons or the application shall be signed and submitted by
any such person or by any legally authorized third person.
(5) If the application is for joint development or redevelopment of more than one
adjoining plots owned by different persons, the application shall be submitted jointly and
signed by all the persons or the application shall be signed and submitted by any such
person or by any legally authorized third person.
(6) In case the development or redevelopment proposed is within 100 meters of any
property maintained by Defense establishment or 30m from any railway track boundary,
the applicant shall submit sufficient number of drawings along with the application and
the Secretary shall transmit the same to the officer in charge of the Defense establishment
or Railway authority, as the case may be, for remarks as specified in sub-rules (5) and (6)
of rule 5.
(7) The Secretary shall, after considering the application, plans and drawings and other
documents issue development permit in the form in Appendix –B
7. Application for building permit.-
(1) Every person other than a Central or State Government Department who
intends to construct or a building or make alteration or addition or extension to a building
shall apply in writing to the Secretary in the form in Appendix A together with plans and
statements in duplicate as required under these rules and documents to prove ownership
of the land concerned and payment of application fee as in Schedule 1 along with a copy
of the certificate of registration of Architect, Building Designer, Engineer, Town Planner
or Supervisor, as the case may be, who has prepared and signed the plans, drawings and
statement.
(2) In the case of any construction of by Central or state government department,
the officer authorized shall, before thirty days of commencement of the work submitted
to the secretary, a set of plans of the proposed building along with the certificate issued
by the chief architect or the engineer in charge of the works to the effect that the plans are
in the conformity with the provisions of these rules, in all respects including conformity
to any development plan prepared for the area.
(3) In case of construction by any Defense Organization, the Officer in charge of the
Organization shall submit to the Secretary a set of building plans giving general indications whether
they are residential or otherwise for enabling the Secretary to estimate the requirement of water,
electricity and sewage disposal.
(4) In case of any construction of building by the Municipality, the Secretary may approve
the plans with his certificate on the plans that the proposed building is in conformity with the
provisions of these rules.
(5) In the case of an application to construct or reconstruct a building or make alteration or
addition or extension to a building or make or enlarge any structure within a distance of 100 meters
from any property maintained by the Defence establishment, the Secretary shall consult the officer
– in – charge of the said establishment, before the permission is granted. Such Officer shall furnish
his reply within 30 days from the date of receipt of the consultation letter if such establishment has
any objection to the proposed construction. The objections raised by the officer within the said 30
days shall be duly considered by the Secretary before issuing permit.
(6) In the case of an application to erect or re-erect a building or make alteration or
addition or extension to a building or to make or enlarge any structure within 30 meters from
railway boundary, the Secretary shall consult the Railway Authority concerned before any
permission is granted. Such Authority shall furnish his reply within 30 days from the date of receipt
of the consultation letter if the authority has any objection to the proposed construction. The
objection, if any, raised by the Railway Authority, within the said 30 days shall be duly considered
by the Secretary before issuing permit.
(7) In cases where final remarks are not received within the 30 days time from the Defense
Officer/Railway Authority as in sub rule (5) or (6) the Secretary may delay final decision in the
application for permit, if any interim reply is received from the Defense/Railway Authority.
(8) If the application is for approval of plot or building requirements and for the usage of
plot, the Secretary shall forward the same to the Chief Town Planner or the District Town Planner
concerned with his remarks.
(9) The application for building permit shall be accompanied by documentary evidence of
ownership of plot and the site plan, building plan, services plan, parking plan wherever the building
requires parking space as per rules, together with details and specifications as described below:-
(A) The site plan shall be drawn to a scale of not less than 1:400 and shall be fully
dimensioned and shall show-
(i) boundaries of the plot intended for the proposed construction and any contiguous land
belonging to the same owner.
(ii) the position of the plot in relation to neighboring street;
(iii) the name, if any, of the street along which the building is proposed and the width of the
street which shall be the width in between the plot boundaries on opposite sides;
(iv) all existing buildings standing on, above or below the ground level;
(vi) the width of the street, if any in front, side or rear of the building;
(vii) free passage or way in front of the buildings;
(viii) space to be left around the building to secure a free circulation of air and admission of
light;
(ix) spaces proposed as garden;
(x) the position of external toilets, cattle sheds, stables, wells and other appurtenant
structures
(xi) north direction in relation to the site;
(xii) such other particulars as may be required by the Secretary:
Provided that when circumstances are such as to make a smaller plan necessary or
sufficient, the plan may be drawn to a scale of 1 : 800 with the permission of the Secretary.
(B) the plans, elevations and sections in the building plan of the buildings accompanying
the application shall be accurately drawn to a scale of not less than 1 : 100, and shall, –
(i) include floor plans all floors together with the covered area, accessory buildings and
basement floor, if any, and such drawings shall clearly indicate the sizes and spacing of all framing
members, size of rooms, position of staircases, ramps and lift wells;
(ii) show the use or occupancy of all parts of the buildings;
(iii) show the exact location of essential services like water closets, sink and bath;
(iv) include sectional drawings showing the height of rooms, building and parapet,
thickness and spacing of structural members, floor slabs and roof and details of staircase.
(v) show all street elevation;
(vi) give dimensions of the projected portions;
(vii) include a terrace plan indicating the drainage and the slope of the roof;
(viii) show the direction of north line relative to the plan of the building; and
(ix) specify total floor area of building and carpet area of the building.
(C) Service plan shall be drawn to the same scale as the site plan and shall include plans
and sections of private water supply and sewage disposal system.
(D) Parking plan shall be drawn to a scale not less than that of the site plan, in cases
where parking is to be provided as per these rules, and shall show clearly parking spaces, drive –
ways and maneuvering spaces.
(E) Specification shall include specifications of both general and detailed nature giving type
and grade of materials to be used.
Note: – The minimum size of paper on which all site plans, building plans, parking plans
are drawn shall not be less than 24 cms X 33 cms or A3.
(10) All plans, drawings and design calculations shall be signed by a registered Architect,
Engineer, Town Planner or Supervisor, unless otherwise specified.
(11) All plans shall be signed by the owner /applicant also in all cases.
(12) If the plot is owned by more than one person, the application shall be submitted jointly
and signed by all the persons or shall be submitted by any such person or a third person if so
legally authorized.
(13) If the application is for construction or reconstruction of a single building or block of
buildings in more than one adjoining plots owned by different persons, or to make addition or
extension or alteration to such building the application shall be submitted jointly and signed by all
the persons.
(14) Application for site approval and issue of permit shall be submitted in the form in
Appendix A.
(15) If the construction proposed is within 100 meters from any property maintained by
Defense establishment or 30 meters from any property maintained by Railway Authority, the
applicant shall submit sufficient number of drawings along with the application and the Secretary
shall transmit the same to the officer in charge of the Defense establishment or Railway authority,
as the case may be, for remarks as specified in sub-rule (5) or (6).
8. Parts to be included for calculating floor area
In the calculation of floor area of buildings the following shall be taken into account,
namely:-
(a) General:
(i) the total floor area of building shall be the sum total of floor areas at every floor including
basement, if any;
(ii) all internal sanitary shafts, air conditioning ducts and lifts shall be included in all the
floor levels;
(iii) The area of ‘Barsati’ or penthouse at terrace floor level shall be included in the floor
area; and
(iv) towers, turrets, domes, etc., projecting above the terrace shall not be included in the
floor area at terrace level.
(b) Floor area of ground floor:
(i) the floor area of ground floor shall be calculated at the plinth level excluding the plinth
off-sets (if the off-set does not exceed 5 cm.);
(ii) in cases where the building consists of columns projecting beyond cladding the floor
area shall be taken up to the external face of the cladding and shall not include the projections of
columns;
(iii) in the case of verandahs and balconies with at least one of its sides open (other than
parapets) to exterior or interior open spaces, only fifty per cent of the area shall be taken into
account for calculation of floor area, and,
(iv) open platforms and terraces at ground floor and porches shall not be included in the
floor area.
(c) Floor area of upper floor:
(i) the floor area of upper floors shall be calculated at the relevant floor levels, architectural
bands cornices, etc. shall not be included in the floor area, vertical sun breakers or box louvers
also shall not be included; and
(ii) in the case of verandahs and balconies with at least one of its sides open (other than
parapets) to exterior or interior open spaces, only fifty percent of the area should be taken into
account for calculation of floor area.
(d) Floor area of galleries, mezzanine floor and lofts:-
(i) area of galleries i.e., upper floor of seats in an assembly hall, auditorium etc., shall be
fully included in the floor area
(ii) area of mezzanine floors shall be included in the floor area; and
(iii) the area of loft shall not be included.
(e) area used for parking of vehicles within a building area of electrical room, room for airconditioning
plant, generator room, internal sanitary, shafts and air conditioning ducts shall not be
included in the floor area of any floor, however area occupied by lift shall be included in any one
floor.
9. Certain operational constructions by Government to be exempted from these
rules:
The operational constructions of the Central or State Government, whether temporary or
permanent which is necessary for the operation, maintenance, development or execution of any of
the following services shall be exempted from these rules, namely:-
(a) Railway;
(b) National Highway;
(c) National Waterways;
(d) Major Ports;
(e) Airways and Aerodromes;
(f) Posts and telegraph, telephones, wireless, broadcasting and other like forms of
communications;
(g) Regional grid for electricity
(h) Any other service which the State Government may, if it is of opinion that the
operation, maintenance, development or execution of such service is essential to the life
of the community by notification, declare to be a service for the purpose of this clause:
Provided further that the following constructions, by the services do not come under the
purview of operational constructions, namely:-
(i) New residential colonies, new residential buildings (other than temporary
shelters which are used for essential operational quarters for limited essential operational
staff and the like) roads and drains in railway colonies, community halls, hospitals, clubs,
all type of educational institutions and offices, shopping complexes, railway mail service
offices, parcel offices; and
(j) Post offices, other type of offices of Posts and Telegraphs Department,
residential colonies.
10. Permit not necessary for certain works.-
Not withstanding anything contained in these rules, no building permit shall be necessary
for executing the following works which do not otherwise violate any provisions
regarding general building requirements, structural stability and fire safety requirements
of the rules, namely:-
(i) Providing or removing of windows or doors or ventilators;
(ii) Providing inter-communication doors;
(iii) Providing or removing of partitions;
(iv) Gardening excluding any permanent structures,
(v) White or color washing;
(vi) Painting;
(vii) Petty repairs to the building and pitched roof
(viii) Plastering and patch work; and
(ix) Interior decoration without any structural alterations ;
(x) Changing of the location of the building or construction within the plot:
Provided that the details of works under item (ix) shall be intimated to the Secretary at
least ten days before the commencement of such work, with particulars regarding the
existing conditions in full so as to enable him to make an assessment of the nature of
work. If the Secretary has any objection it shall be communicated to the applicant within
ten days.
Provided further that the changing of the location under item (x) shall be incorporated in
the completion plan.
11. Approval of site and plans and issue of permit.-
(1) The Secretary shall, after inspection of the site and verification of the site plan and
documents, if convinced of the bonafides of the ownership of the site, and that the site
plan, drawings and specifications conforms to the site and the provisions of these rules or
bye laws made under the Act and any other law, approve the site and site plan.
(2) The Secretary shall, after approving the site and site plan verify whether the building
plan, elevation and sections of the building and specifications of the work conforms to
the site and site plan, and is in accordance with these rules and bye laws made under the
Act or any other law, approve the plan and issue permit to execute the work.
(3) Approval of site and plans shall be intimated to the applicant in writing and the permit
as in Appendix C shall be issued on remittance of the permit fee at the rates specified in
Schedule II and submission of revised or modified plans, if approved with modifications
or conditions.
(4) If after inspection of the site and verification of the plans and documents, Secretary
decides to refuse approval, the same shall be communicated in writing specifying the
reasons.
(5) Secretary shall, if modification to any plan, drawing or specification is required or any
further document or plan or information is required or fresh plan is required under these
rules for taking a decision, intimate the same to the applicant in writing within ten days
from the date of receipt of such application or plan or document or information.
12. Grounds on which approval of site or permission to construct or reconstruct
building may be rejected.-
The grounds on which approval of site for construction or reconstruction of a building or
permission to construct or reconstruct a building shall be refused are the following:-
(i) that the work or use of the site for the work or any particulars comprised in the site
plan, ground plan, elevations, sections, or specifications would contravene provisions of
any law or order, rule, declaration or bye law made under such law;
(ii) that the application for such permission does not contain the particulars or is not
prepared in the manner required by these rules or bye law made under the Act;
(iii) that any of the documents required to be signed by a registered Architect, Engineer,
Town Planner or Supervisor or the owner applicant as required under the Act or these
rules or bye laws made under the Act has not been signed by such Architect, Engineer,
Town Planner or Supervisor or the owner/applicant;
(iv) that any information or document or certificate required by the Secretary under these
rules or bye laws made under the Act has not been duly furnished;
(v) that the owner of the land has not laid down and made street or streets or road or
roads giving access to the site or sites connecting with an existing public or private street
while utilizing, selling or leasing out or otherwise disposing of the land or any portion or
portions of the same site for construction of building:
Provided that if the site abuts on any existing public or private street no such street or
road shall be laid down or made;
(vi) that the proposed building would be an encroachment upon a land belonging to the
Government or the Municipality; and
(vii) that the land is under acquisition proceedings.
13. Period within which approval or disapproval shall he intimated.-
The Secretary shall, within thirty days from the date of receipt of the application for
approval of site plan, or any information or further information required under these rules
or bye laws under the Act, by written order either approve or refuse to approve the site
plan on any of the grounds mentioned in rule 12 and intimate the same to the applicant.
14. Period within which Secretary is to grant or refuse permission to execute work.-
The Secretary shall within thirty days from the date of receipt of an application for
permission to execute any work or any information or document or further information or
further document required under these rules or bye laws made under the Act, by written
order either grant or refuse to grant such permission on any of the grounds mentioned in
rule 12 and intimate the same to the applicant;
Provided that the said thirty days shall not being to run until the site has been approved
under rule 13.
15. Reference to council where the Secretary delays to grant or refuse to approve or
permit.-
(1) The Council shall, if the Secretary, neither approves nor disapproves a building site,
neither gives nor refuses permission to execute any work within thirty days from the date
of receipt of the application, on the written request of the applicant, be bound to
determine whether such approval or permission should be given or not.
(2) Where the Council does not, within one month from the date of receipt of such
written request, determine whether such approval or permission should be given or not,
such approval or permission shall be deemed to have been given, and the applicant may
proceed to execute work, but not so as to contravene any provision of the Act or these
rules or bye-laws made there under.
Provided that such execution of work shall be considered as duly permitted and not one
for regularization and permit shall he issued as per rules even if the work has been
commenced being carried on or completed if it otherwise complies with rule provisions.
15A. Extension and renewal of period of permits.-
(1) A development permit or a building permit issued under these rules shall be valid for
three years from the date of issue.
(2) The Secretary shall, on application submitted within the valid period of the permit,
grant extension twice, for further periods of three years each.
(3) The fee for extension of period of permits shall be ten percent of the development
permit fee or building permit fee as the case may be, in force at the time of granting
extension.
(4) The Secretary shall, on application submitted within one year of the expiry of the
permit, grant renewal, once, for a period of three years.
(5) The fee for renewal of permits shall be fifty per cent of the development permit fee or
building permit fee as the case may be, in force at the time of renewal.
(6) The application for extension or renewal of a development permit or a building permit
shall be submitted in white paper either typed or written in ink, specifying the name and
address of the applicant, the number and date of issue of the permit, the stage of
development or construction, if already commenced.
(7) The application shall be affixed with necessary court fee stamp and shall contain the
original of the permit and approved plan sought to be extended or renewed
(8) The development work or construction work shall be commenced and completed
within the valid period of the permit.
Note. – Non commencement of any work within the period specified, if any, in a permit
issued before the commencement of these rules shall not be considered as a ban for
extension or renewal of permit.
(9) A development permit or a building permit issued before or after the commencement
of the Kerala Municipality Building Rules, 1999 or these rules or under the Kerala
Building Rules, 1984 including that under the orders of Government or District Collector
granting exemption from rule provisions, shall be extended or renewed, on proper
application, on like terms and for like periods as a permit issued under these rules.
(10)In case the period of validity stipulated in permit issued before the commencement of
the Kerala Municipality Building Rules, 1999 is different from that stipulated in sub rule
(1), then the extension or renewal of the permit shall be granted in such a way that the
total valid period of the permit shall not exceed nine years.
(11)The application for extension or renewal of a development permit or a building
permit shall be signed and submitted by the original owner of the permit or his legal heir
to whom the site devolves or legally authorized representative and in case the plot
concerned has been transferred by the original owner, the transferee or his legally
authorized representative .
Provided that if the plot or a part of the plot concerned has been transferred, the
application for extension or renewal of permit shall not be accepted and acted upon until
provisions of rule 21 has been fully complied with.
16. Suspension and Revocation of permit.-
The Secretary shall suspend or revoke any permit issued under these rules if it is satisfied
that the permit was issued by mistake or that a patent error has crept in it or that the
permit was happened to be issued on misrepresentation of fact or law or that the
construction if carried on will be a threat to life or property:
Provided that before revoking permit, the owner of the permit shall be given sufficient
opportunity to explain and the explanation shall be duly considered by the Secretary.
CHAPTER III
ACTION AGAINST UNAUTHORIZED CONSTRUCTIONS
17. Deviation during construction and power of Secretary to require alteration in
work.-
(1) The applicant shall, if he intends to make any deviation from the approved plan or
specification during the execution of any development or redevelopment of land or
construction or reconstruction or alteration of any building, submit revised plans and
drawings showing the deviation and obtain revised permit:
Provided that no permit is necessary for effecting minor deviations such, as shifting
the position of access to plots in the case of layouts and shifting that position of rooms,
stairs, lifts, windows, doors, or ventilators and their sizes in the case of building
constructions if they do not conflict with these rules:
Provided further that the deviations mentioned in the above proviso shall be
incorporated in the completion plan and submitted along with completion certificate.
(2) Where it comes to the notice of the Secretary that a work-
(a) is not in accordance with the plans or specifications approved;
(b) is in contravention of any of the provisions of the Act these rules, bye-law or
declaration made there under; he may, by notice, require the person for whom such work
is done-
(i) to make such alterations as may be specified in the notice with the object of
bringing the work in conformity with the plans or specifications approved or the
provisions so contravened; or
(ii) to show cause why such alterations should not be made; within such period as may
be specified in the notice:
Provided that any construction carried out in deviation of the approved plan or specific
conditions shall not be required to be altered if such construction does not violate the
provisions or specific conditions contained in the Act or these rules.
(3) Where the person to whom the notice under sub-rule(2) is issued does not show cause
as aforesaid, he shall be bound to make the alterations specified in such notice.
(4) Where the person to whom the notice under sub-rule(2) is issued shows sufficient
cause as aforesaid the Secretary may, cancel the notice and in other cases, by order
confirm or modify the notice.
18. Demolition or alteration of work unlawfully commenced, carried on or
completed.-
(1) Where the Secretary is satisfied-
(i) that the construction, reconstruction or alteration of any building or digging of any
well-
(a) has been commenced without obtaining the permission of the Secretary or in
contravention of the decision of the Council; or
(b) is being carried on, or has been completed otherwise than in accordance with the
plans or specifications on which such permission or decision was based; or
(c) is being carried on or has been completed in breach of any of the provisions
contained in the Act or these rules or bye-law or order made or issued there under or any
direction or requisition lawfully given or made there under; or
(ii) that any alteration required by notice issued regarding deviation has not been duly
made; or
(iii) That any alteration of or addition to any building or any other work made or done for
any purpose in or upon any building has been commenced or is being carried on or has
been completed in, contravention of the provision’s regarding accessory buildings and
sheds. he may make a provisional order requiring the owner or the person for whom the
work is done to demolish the work done or so much of it as, in the – opinion of the
Secretary, has been unlawfully executed or to make such alterations as may, in the
opinion of the Secretary, be necessary to bring the work in conformity with the
provisions of the Act, these rules, bye-laws, direction, order or requisition as aforesaid, or
with the plans and specifications on which such permission or decision was based, and
may also direct that until the said order is complied with, the owner or such person shall
refrain from proceeding with the work.
(2) The Secretary shall serve a copy of the provisional order made under sub-rule (1) on
the owner or the person for whom such work is done together with a notice requiring him
to show cause within a reasonable time to be specified in such notice why the order
should not be confirmed.
(iii) that any alteration or addition to any building or any other work made or done for
any
(3) Where the owner or the person for whom the work is done fails to show cause to the
satisfaction of the Secretary, the Secretary may confirm the order or modify the same to
such extent as he may think fit to make, and such order shall then be building on the
owner or the person for whom the work is done and on the failure to comply with the
order, the Secretary may himself cause the building or part thereof demolished or the well
dismantled, as the case may be, and the expenses thereof shall be recoverable from the
owner or such person:
Provided that any construction or reconstruction or addition or alteration of any
building or digging of any well commenced, being carried on or completed without
obtaining approved plan or in deviation of the approved plan shall not be directed to be
altered or demolished if such construction or reconstruction or addition or alteration of
building or digging of well does not violate any provisions or specific conditions
contained in the Act or these rules and has been regularized under the provisions in these
rules.
(4) Notwithstanding anything contained in sub-rule(2) or sub-rule(3), the Secretary may
also initiate prosecution proceedings against the owner or the person for whom the work
has commenced, being carried on or has been completed.
(5) The Government may, either suo motu or on application made by any person
aggrieved, after examining the records and hearing the applicant and or the person who
has carried out the construction or reconstruction, or alteration or addition of any building
or any structure or digging, of any well as in sub-rule (1) and Secretary, if convinced that
the construction or reconstruction or alteration or addition of the building the structure or
digging of the well has been carried out violating the provisions contained in the Act or
these rules or any other rules issued under the Act or any lawful direction issued by the
Government or Secretary, direct the Secretary to demolish the construction or
reconstruction or alteration or addition or fill up the well within a period to be specified
in that direction.
(6) The Government may, if the Secretary fails to execute the direction issued under subrule
(5) within the period specified therein, make necessary arrangements to demolish the
building or structure or to fill up the well and may recover the expenses from the
Municipality concerned.
19. Order of stoppage of building works in certain cases.-
(1) Where the erection of any building or the execution of any work has been commenced
or is being carried on (but has not been completed) without obtaining the permission of
the Secretary or in contravention of any decision of the Council or any provision in the
Act or these rules or byelaws made there under or any lawful direction or requisition
given or made under the Act or these rules or byelaws made there under, the Secretary
may without prejudice to any other action that may be taken under these rules, by order
require the person at whose instance the building or the work has been commenced or is
being carried on, to stop the same forthwith.
(2) Where the order under sub-rule (1) is not complied with, the Secretary may require
any police officer to remove such person and all his assistants and workmen from the
premises within such time as may be specified in the requisition, and such police officer
shall comply with the requisition accordingly.
(3) After the requisition under sub-rule (2) has been complied with, Secretary may, if he
thinks fit, require in writing the assistance of a police officer or depute by a written order
an officer or employee of the Municipality to watch the premises in order to ensure that
the erection of the building or, execution of the work is not continued and the cost thereof
shall be paid by the person at whose instance such erection or execution was being
continued or whom notice under sub rule (1) was given, and shall be recoverable from
such person as an arrear of property tax under the Act.
20. Duties and responsibilities of the owner.-
(1) The granting of permit or the approval of the drawings and specifications or
inspections made by the Secretary during the erection of the building or structure or
digging of well shall not in any way relieve the owner of such building of responsibility
for carrying out the work in accordance with the requirement of these rules.
(2) Every owner shall, –
(a) permit the Secretary or any person authorized by him for this purpose to enter the
plot or building or premises at any time between 7 a.m, and 6 p.m. normally or at any
other time as may be deemed necessary for purpose of enforcing the rules;
(b) submit a proof of ownership of the plot;
(c) obtain from the Secretary, sanction for any other allied matter connected with the
development or redevelopment of land or construction reconstruction or addition or
alteration of building;
(d) given notice to the Secretary of the intention to start work in form Appendix D;
(f) give written notice to the Secretary regarding completion of work in the form in
Appendix E; and
(g) obtain a development certificate from the Secretary prior to any sale or transaction
of the plot subdivision or building construction in developed or redeveloped plots as
given in Appendix G or obtain an occupancy certificate from the Secretary prior to any
occupancy of the building or part thereof, after construction or reconstruction or addition
or alteration of the building or part thereof, or change of occupancy of any building or
part thereof as given in Appendix H.
(3) Every owner shall, as soon as any development or redevelopment of land or
construction or reconstruction or addition or alteration of building is completed, remove
all rubbish, refuse or debris of any description from the plot or plots on which such
operation have been carried out or from any adjoining land which may have been used
for depositing of materials and debris.
(4) Every owner shall keep in safe custody the permit, approved plans and drawings and
specifications, and results of tests, if any, on any material used for construction and
produce before the Secretary or any officer authorized by him for inspection or demand.
(5) Every owner shall display the permit number in the site in a visible place in a visible
manner.
(6) Every owner shall take adequate safety precautions at all stages of construction or
reconstruction or addition or alteration or repair or demolition or removal of the various
parts of the building for safeguarding the life of workers and public against hazards
consequent on any aspect of the work.
(7) Every owner shall ensure that all protective works carried out safeguard the adjoining
properties during construction are sufficient and in good order to ensure safety.
(8) Every owner shall be responsible for the loss or injury caused to any person or
property due to the lapse on his part to provide safety precautions or protective measures
or safeguards.
21. Transfer of plots to be intimated.-
(1) Every person holding development or building permit shall, unless the work has been
executed full and development or occupancy certificate obtained, inform the secretary,
every transfer of the whole or part of any property involved in the permit together with
the name and address of the transferee and his intention to transfer or otherwise of the
permit.
(2) Every person in whose favor any property is transferred along development or
building permit by the transferor shall before commencing or continuing the work obtain
permit of the Secretary in writing.
(3) The request for permission to commence or continue work shall be submitted in white
paper affixed with necessary court fee stamp, with document regarding the ownership
and possession certificate and fee of Rs. 25.
(4) The Secretary shall, if convinced that the transfer will not in anyway badly affect the
development or construction, issue permission in writing transferring the permit and
allowing the commencement or continuation of work, within 15 days from the date of
receipt of the request.
22. Completion certificate, development certificated and occupancy certificate.-
(1) Every owner shall, on completion of the development redevelopment of land or
construction or reconstruction or addition or alteration of building, as per the permit
issued to him, submit a completion certificate certified and signed by him, to the
Secretary in the form in Appendix E:
Provided that in the case of buildings, other than single residential units up to two
floors with total floor area not exceeding 150 sq. meters, the completion certificate shall
be certified and signed by the owner and registered architect or engineer or supervisor
also as in Appendix F.
(2) The Secretary shall, on receipt of the completion certificate and on being satisfied that
the development or redevelopment of land has been effected in conformity with the
permit given, issue a development certificate in the form in Appendix G, not later than 15
days from the date of receipt of the completion certificate:
Provided that if no such development certificate is received within the said fifteen
days, the owner may proceed as if such a development certificate has been duly issued to
him.
(3) The Secretary shall, on receipt of the completion certificate and on being satisfied that
the construction or reconstruction or addition or alteration has been carried out in
conformity with the permit given, issue occupancy certificate in the form in Appendix H
not later than fifteen days from the date of receipt of the completion certificate:
Provided that if no such occupancy certificate is issued within the said fifteen days,
the owner may proceed as if such occupancy certificate has been duly issued to him.
(4) The owner of a building may if he intends to occupy the building before its
completion, apply to the Secretary for that purpose and the Secretary shall, on being
satisfied that such occupancy will not endanger life issue occupancy certificate in respect
of the completed part.
CHAPTER IV
GENERAL PROVISIONS REGARDING SITE AND BUILDING
REQUIREMENTS
23. General requirement regarding plot.-
(1) No land development or redevelopment shall be made or no building shall be
constructed on any plot on any part of which there is deposited refuse, excreta or other
offensive matter which in the opinion of the Secretary is considered objectionable, until
such refuse, excreta or other offensive matter has been removed there from and the plot
has been prepared or left in a manner suitable for land development or building purpose
for the satisfaction of the Secretary.
(2) No land development or redevelopment shall be made or no building shall be
constructed on a plot, which comprises or includes a pit, quarry or other similar
excavation or any part thereof unless such plot has been prepared or left in a manner or
condition suitable for land development or redevelopment or building purposes to the
satisfaction of the Secretary.
(3) No land development or redevelopment shall be made or no building shall be
constructed on a plot liable to flood or on a slope forming an angle of more than 45
degrees with horizontal or on soil unsuitable for percolation or on area shown as
floodable area in any town planning scheme or in sandy beds, unless it is proved by the
owner to the satisfaction of the Secretary that construction of such a building will not be
dangerous or injurious to health and the site will not be subjected to flooding or erosion
or cause undue expenditure of public funds for providing sewers, sanitation, water.
supply or other public services.
(4) Any land development or redevelopment or building construction or reconstruction in
any area notified by the Government of India as a coastal regulation zone under the
Environment (Protection) Act, 1986 (29 of 1986) and rules made there under shall be
subject to the restrictions contained in the said notification as amended from time to time.
(5) No building or part of a building shall be constructed or reconstructed or no addition
or alteration shall be made to any existing building in the intervening spaces between the
building and any overhead electric supply line as described in the Table 1 below and as
specified in the Indian Electricity Rules as amended from time to time.
Provided that single storied buildings shall be allowed even if the above mentioned
clearance is not available, if the applicant produces a no objection certificate from the
Chief Electrical Inspector or an officer authorized by him, before issue of permit
TABLE 1
Clearance from Overhead Electric Lines
24. Exterior and Interior open air spaces
(1) Every room intended for human habitation shall abut on an exterior or interior open
space or verandah open to such exterior or interior open space and such open space shall
be maintained for the benefit of the building exclusively and shall be entirely within the
owner’s own premises and shall be open to the sky and is barred from being subdivided,
partitioned or legally bifurcated or transacted, in any manner whatsoever, till such date
when the structure itself is demolished and shall be kept free from any erection thereon
other than those specially allowed in these rules.
(2) In case a group of buildings are to be put up within any plot belonging to the same
owner or by different owners of adjoining lands jointly the area of the land remaining
after accounting for the mandatory front, rear and side yards from the boundary of the
plot shall be considered as buildable area of the plot where the buildings may be
constructed subject to the conditions regarding floor area ratio, coverage, access, light
and ventilation, etc. for the whole plot, distance between the various blocks within this
area shall be minimum 2 meters for building up to 10 meters height and 3 meters
exceeding that height.
(3) Every building upto 10 meters in height shall have a minimum front yard of 3 meters
depth:
Provided that where 3 meters depth cannot be maintained laterally throughout due to the
peculiar shape of the plot , it shall suffice if the mean depth is not less than 3.0m with
minimum depth at all points not less than 1.80 meters.
(4) Every building upto 10 meters in height shall have a minimum rear yard of 2 meters
depth:
1.85 plus 0.30m for
every additional
33000 volts or part
thereof
3.70 plus 0.30m for every
additional 33000 volts or part
thereof
Extra high voltage lines
above 33000 volts
3
High voltage lines up to and 3.70 1.85
including 33000 volts
2
Low and medium voltage 2.40 1.20
lines
1
Minimum Horizontal
clearance in metres.
Minimum Vertical clearance
in metres
Sl.No Type of Electric supply Line
Provided that where 2 meters depth can not be maintained laterally throughout due to the
peculiar shape of the plot, it shall suffice if the mean depth is not less than 2 meters with
minimum depth at all point not less than 1.00 meter.
Provided further that in the case of buildings upto 7 meters height, it shall suffice if the
mean depth is not less than 1.50 meters with minimum depth to at all points not less than
1.00 meter.
Provided further that in the case of buildings upto 7 meters height, the depth of rear yard
may be reduced to not less than 75 cms without any opening such as door and window on
that side, however ventilator opening may be made at a height of 2.20 meters from the
corresponding floor level.
Provided also that in the case of buildings upto 7 meters height, the depth of rear yard
may be reduced or even abut the plot boundary without any manner of opening on that
side if the owner of the plot on that side voluntarily agrees for the same in writing.
(5) Every building upto 10 meters in height shall have a minimum side yard of 1.20
meters on one side and a minimum of 1.00 meter on the other side.
Provided that in the case of buildings upto 7 meters height, the depth of the side yard on
one side may be reduced to not less than 75 cms without any opening such as door and
window on that side, but however, ventilator opening may be made at a height of 2.10
metres from the corresponding floor level if the side yard on the other side have a
minimum of 1.20 meters.
Provided further that in the case of building upto 7 meters height the depth of side yard
on one side other than that having 1.20 meters may be reduced below 75 cms or even
abut the plot boundary without any manner of opening on that side, if the owner of the
plot on that side voluntarily agrees for the same in writing.
(6) Any room intended for human habitation and not abutting on either front, rear or side
open air spaces shall abut on an interior open space whose width shall not be less than 2.4
meters:
Provided that in the case of buildings upto 7 meters height it shall be sufficient if such
interior open space has a minimum width of 1.5 meters.
(7) Sufficient land shall be kept unpaved or sufficient opening shall be provided in the
land to allow percolation of rain water in the plot itself and rain water from a plot shall be
connected with public drainage system only in case of plots with impermeable soil.
(8) For buildings above 10 meters in height, in addition to the minimum front, rear and
side open spaces required for height upto 10 meters, there shall be provided proportionate
increase in such minimum open space at the rate of 0.5 meter per every 3 meters height
exceeding 10 meters:
Provided that such additional set back corresponding to increase in height may be
provided, for the whole building at ground level or for corresponding floors at their level.
(9) Omitted
(10) No construction or hanging of any sort shall be permitted to project outside the
boundaries of the site.
(11) Every open space provided, either interior or exterior shall be kept free from any
erection thereon and shall be open to the sky and only cornice, roof or whether shade not
more than 0.60 meter width shall overhang or project over the said open space so as to
reduce the width to less than the minimum required:
Provided that where the open space is minimum 0.60 meter the cornice, roof or weather
shade shall be limited to 30 cms. and where the open space is less than 0.60 meter no
projection whatsoever shall be permitted:
Provided further that where the open space has minimum 1.50 meters. cornice roof or
weather shade upto 75cms shall be permitted and increase in the width of cornice roof of
weather shade shall be permitted corresponding to increase in the open space:
Provided further that no door or window shall be permitted if the open space on that
portion is less than 1 meter:
Provided further that open stair or flight of steps or ramps meant as access to upper or
lower floors shall be permitted in the open space if such stair, step or ramp has minimum
60cms distance from the boundaries.
Provided also that the underneath of the ramp shall not be enclosed however pillars may
be permitted for its support.
(12) The front, rear and side set backs for constructions below ground level (basement
floor, etc) shall be the same as that required for a 10 meters height building of the same
occupancy group constructed above ground level.
25. Minimum distance between central fine of a street and building
(1) The minimum distance between the central line of a street and any building other than
a compound wall or fence or outdoor display structure shall be 4.5 meters and that
between plot boundary abutting the street and building shall be 3 meters.
Provided that in the case of cul-de-sac of whatever width but not exceeding 250metres
length or pedestrian lanes and streets upto average 3m width or internal roads and streets
of whatever width within or leading to any residential colony, it shall be sufficient if the
distance between the plot boundary abutting the street and building is 2 meters for
buildings upto 7 metres height irrespective of the distance from the central line of the
road to the building.
Provided further that in the case of lanes not exceeding 75 meters length leading to one
or more individual plots it shall be sufficient if the distance between the plot boundary
abutting the lane and the building is 1.50 irrespective of the distance from the central line
of the lane.
(2) Any restriction under street alignment or building line or both , if any fixed for area
and restriction under any development plan or any town planning scheme or approved
road widening proposal or any other rules or byelaws shall also apply simultaneously to
all buildings in addition to the provisions contained in sub rule (1).
(3) The provisions contained in sub rules (1) and (2) shall apply invariably to all
buildings where the front, rear or side yard abuts a street or gain access through a street.
26. Prohibition for constructions abutting public roads._
No person shall construct any building other than compound wall within 3 metres, from
any plot boundary abutting national highways, state highways or other roads-notified by
Municipality:
Provided that open ramps or bridges or steps or similar structures with or without
parapets or railings shall be permitted as access from the street to the building within that
3 meters and cornice roof or weather shade not exceeding 75 cms shall be permitted to
project from the building into such 3 meters.
27. Developments including land subdivision and plot development for residential
use.-
All new developments including land subdivisions and plot developments shall be subject
to the following, namely:-
(i) the area of any newly subdivided plot, reconstituted plot or building plot shall be not
less than 125 square meters with an average width of 6.00 meters:
Provided that for row housing where side open spaces are not required, it is sufficient if
the plot has an average width of 4.50 meters.
(ii) every plot shall have a frontage of not less than 4 meters on any abutting street;
(iii) every street shall have not less than 7.00 meters width and shall be motorable:
Provided that in the case of cul-de-sacs with length not exceeding 250 meters, it is
sufficient if the street (cul-de-sac) has not less than 5.00 metres width and in the case of
cul-de-sacs not exceeding 75 meters, it is sufficient if the street (cul-de-sac) has not less
than 3.00 meters width:
Provided further that in residential areas where motorable street cannot made due to
difficult terrain, the width of any new street shall be not less than 5.00 meters and where
the length of such street does not exceed 250 meter it is sufficient if the street has not less
than 3.00 meters width
(iv) when the area of the land under development work, layout or subdivision is 50 ares
or more, ten percent of the total area shall be provided for recreational open spaces and
shall be suitably located to be accessible to the residents of the layout.
Provided that while considering the area of the land, the area of any contiguous land
belonging to the same owner, though not proposed for immediate development shall be
taken into account;
(v) the recreational open space to be provided under item (iv) shall have an access as if it
were a separate plot and as far as possible it shall be in 1 piece and in no case less than 2
ares in area with a minimum width of 6 meters
(vi) the layout or subdivision proposal shall be in conformity with the provisions of
published or sanctioned development plan for the area and if the land is affected by any
reservation for a public purpose, the Secretary may agree to adjust its exact location to
suit the development but not so as to affect its area;
(vii) the street junctions shall be splayed or rounded off to give sufficient turning radii
and sight distance for vehicles and the side of the splay shall be a minimum of 4 meters
for roads up to 10 meters and shall be a minimum of 10 meters for roads exceeding 10
meters width as shown in the figure below:
(viii) in the case of lay out or sub division of land having an area of two hectares or more
a suitable plot for an electric transformer shall be provided;
(ix) in the case of development permits, approval of the District Town Planner shall be
obtained for land upto 0.5 hectares in area and approval of chief Town Planner shall be
obtained for land exceeding that area.
(x) if the site forms part of approved layout, copy of sub division layout shall be enclosed
along with the plans for approval; and
(xi) adequate arrangements for surface water drainage shall be provided.
1 0 m. 1 0 m.
4 m. S
PL A
YIN G
O
F
R
O
AD AT J
UN C
TIO N
S
W ID TH OF ROA D E X CE E DIN G 10 M.
W ID TH OF R OAD
L ESS TH AN 1 0 M.
F O OT P A T H
R AD IUS
4 .5 0 m .
R AD IUS
2 .7 0 m .
W ID TH OF R OAD
R OU N D ING O F CO RN E RS AT IN T E RS E CT ION S
28. Development including land sub-division and plot development for mercantile
(commercial) development.-
All new developments including land sub-divisions and plot developments shall be
subject to the following:-
(i) the width of every new street, public or private, intended for use as cart or carriage
way giving access to or through a commercial precinct consisting of a continuous row of
shops exceeding ten in number shall not be less than 10 meters except in the case of culde-
sac not exceeding 150 meters length, Where the the minimum width shall be 7
meters;
(ii) the frontage of every commercial plot abutting the street, shall have a minimum width
of 6 meters;
(iii) no plot with a layout proposed for commercial development shall be an area less than
60 Sq. meters;
(iv) for every plot within a layout for commercial development, building line from the
street shall not be less than 3 meters;
(v) no plot intended to house a service garage or auto workshop with in a layout for
commercial development shall be of an area less than 300 sq meters and an average plot
width less than 12 meters.
(vi) the approval of the Chief Town Planner or an officer authorized by him shall be
obtained for the layout of all new commercial street and land sub-division exceeding five
plots.
29. Development including land sub-division and plot development for industrial
development.-
All new developments including land sub- divisions and plot developments shall be
subject to the following:-
(i) the width of every new street, public or private, intended for use as a cart or carriage
way giving access to or through an organized industrial area with not less than six
constituent units, shall be minimum 10 meters:
Provided that in the case of small industrial units or cul-de-sac not exceeding 150 meters
length, the minimum road width shall be 7 meters.
(ii) the minimum size of industrial plot abutting street shall be 400 sq. meters in extent
with a width of not less than 15 meters:
Provided that the minimum plot requirement in item (ii) shall not apply to small industrial
units;
(iii) in industrial layouts a place for installation of transformer shall be provided in
consultation with the Chief Electrical Inspector or an officer authorized by him;
(iv) the approval of the Chief Town Planner or an officer authorized by him shall be
obtained for the layout of industrial streets and land sub-division exceeding five plots;
Note:- For the purpose of these rules small industrial unit means an industrial unit
classified as such by Government from time to time or an industrial unit not included in
Schedule 1 of the Factories Act, 1948.
CHAPTER V
OCCUPANCY
30. Occupancy of buildings.-
(1) The occupancy of any building or part thereof shall be governed by the usage of plots
proposed for development or redevelopment according to the provisions contained in the
development plan or detailed town planning scheme prepared for the area.
(2) All buildings, whether existing or hereafter proposed, shall be classified in one of the
following occupancies according to the use or character of occupancy, namely:-
Group AI Residential
Group A2 Special Residential
Group B Educational
Group C Medical/Hospital
Group D Assembly
Group E Office/Business
Group F Mercantile/Commercial
Group GI Industrial
Group G2 Small industrial
Group H Storage
Group I(1) and Group I(2) Hazardous
Notes:- (i) Any building not specifically covered by any of the occupancies under sub
rule (2) shall be in the group which most nearly resembles its exiting or proposed use.
(ii) Any building which accommodates more than one use under sub-rule (2) shall be
included under the most restrictive group.,
(3) The description of occupancies are given below, namely:-
(a) Group AI. – Residential Building shall include any building in which sleeping
accommodation is provided for normal residential purposes, with or without cooking and
or dining facilities. They shall include one or multifamily dwellings, apartment houses or
residential flats. Small professional offices or spaces for advocates, doctors, engineers,
architects, chartered accountants, beauticians, tailors, photographers, videographers,
telephone booth operator, computer professionals, typists, electrical or electronic
equipment service professionals, not exceeding 50 sq. metres floor area and used as part
of principal residential occupancy are also included in this group. Further, lodging or
rooming houses, tourist homes, dormitories, hostels and hotels not exceeding 150 sq.
metres floor area are included in this group
(b) Group A2. – Special Residential building shall include all lodging or rooming houses,
dormitories, tourist homes, hostels hotels exceeding 150 sq. metres floor area with or
without conference halls, community halls, dining halls or assembly rooms Crèches, day
care centres, children’s nursery, reading rooms libraries and educational buildings not
exceeding 150 sq. metres floor area are also included in this group.
(c) Group B.- Educational building shall include all educational buildings or part thereof
exceeding 150 sq. metres floor area, used for school, college, institution, education and or
research.
(d) Group C. – Medical or Hospital Building shall including any building or part thereofexceeding
150 Sq. metres of built up area used for purposes such as medical or other
treatment or care of persons suffering from physical or mental illness, disease or
infirmity, care of infants, convalescents or aged persons. Hospitals, sanitoria, clinic,
homes for the aged and the infirm, convalescent homes, mental hospitals are included in
this group.
(e) Group D.- Assembly building shall included any building or part of a building
exceeding 300 sq. metres of total floor area where people, congregate or gather for
amusement, recreation, social, religious, patriotic, civil, travel and similar purposes such
as theatres, motion picture houses or cinemas, assembly halls for educational dramatic or
theoretical presentation, auditoriums wedding halls, community halls, exhibition halls, art
galleries, museums libraries, skating rings, gymnasiums, congregation, dance halls, club
rooms, passenger stations or transport terminals, recreation piers, amusement park
structures, viewing stands, grand stands, stadia and circus tents.
(f) Group E. – Office or business building shall include any building or part of a building
having a total floor area of more than 300 sq. metres which is used for transaction of
public or private business or for accommodating offices of public or private agencies or
for the keeping of records, accounts and similar purposes. Local, State and Central
Government office and buildings for office purposes constructed by private sector and
quasi government agencies and buildings for the use of defence, court houses, public
utility buildings, jails and prisons are included in this group.
(g) Group F. – Mercantile or commercial building shall include any building or part of a
building which is used for display and sale of merchandise such as shops, stores, markets,
either wholesale or retail. Banking and financial institutions, public and private business
houses, professional establishment of doctors, dentist, engineers, architects, lawyers,
pathological laboratories, tailor shops, video shops, barbershop, beauty parlors, news
stands, milk booths, restaurants and non-nuisance type of small establishment like
armature winding shops using power motor or machine of capacity not exceeding 3 horse
power are included in this group. Further, buildings or part of buildings used exclusively
for parking of vehicles (parking buildings, parking plazas etc.) are also included in this
group.
Notes. – (1) Any building with not more than 150 sq. metres built up area accommodating
the use under Group C and with not more than 300 sq. metres built up area
accommodating the use under Groups D, E and H shall be included in Group F.
(2) Minor merchandising operations in buildings primarily meant for other uses shall be
covered by the group under which the predominant occupancy is classified.
Group G1.- Industrial building shall include any building or part thereof where products
or materials of all kinds and properties are fabricated, assembled or processed. It include
workshops, assembly plants, laboratories, dry cleaning plants, power plants, pumping
stations, smoke houses, laundries, gas plants, refineries, dairies, saw mills, and the like.
(j) Group G2.- Small industrial building shall include any building or part thereof where
products or materials of all kinds and properties are fabricated, assembled or processed
by a small scale industrial unit.
Note:- ‘Small scale industrial unit’ means an industrial unit carrying on small scale
industry classified as such by government from time to time for this purpose but does not
include an industry included in schedule 1 of the Factories Act, 1948.
Group H. -Storage building shall include any building or part thereof used primarily for
the storage or sheltering (including servicing, processing or repairing incidental to
storage) of goods, wares or merchandise (except those involving highly combustible or
explosive products or materials), vehicles and the like. Ware-houses, freight depots,
transit sheds, store houses, garages, hangers, grain elevators, barns and silos are included
in this group. Minor storage incidental to other occupancies shall be treated as part of the
predominant occupancy.
1) Group I (I).- Hazardous building shall include any building or part of a building
which is used for purposes which create air and sound pollution of minor nature and or
producing effluents which does not cause very adverse environmental effects.
Automobile wash stalls, automobile service stations, service garages with repairing
facilities, welding workshops, are included in this group. Poultry farms with more than
20 hens or ducks, dairy with more than 6 cattle, kennel with more than 6 dogs are also
included in this group.
(m) Group I (2)- Hazardous building shall include any building or part of a building
which is used for the storage, handling, manufacturing processing of highly combustible,
explosive, poisonous, irritant, corrosive, toxic or noxious materials or products or any
products or materials producing dust. They shall include buildings and yards used for,-
(i) storage under pressure of more than 1 Kg/cm2 and in quantities exceeding 70 m3 of
acetylene, hydrogen, illuminating and natural gases, ammonia, chlorine phosgene,
sulphur dioxide, methyl oxide and all gases subject to explosion, fumes or toxic hazard;
(ii) storage and handling of hazardous and highly inflammable liquids:
(iii) storage and handling of hazardous and highly inflammable or explosive materials
other than liquids, gas bottling plants, petrol and diesel storage tanks;
(iv) manufacture of plastic goods, synthetic leather, ammunition, explosives and fire
works;
(v) crematoria, burial grounds, garbage dumping yards, abuttoirs (slaughter houses),
sewerage treatment plants, petrol filling stations, coal, wood and timber yards with saw
mills;
31. Coverage and floor area ratio.-
(1) The maximum percentage of coverage permissible for each occupancy shall limit the
maximum area at any floor of a building. The floor area ratio value shall limit the
maximum buildable total floor area. Floor area ratio ie, F.A.R. shall be calculated as
shown below:
F.A.R= Total floor area on the floors
Plot area
(2) The percentage of coverage and the F.A.R. value of building under different
occupancies shall not exceed the maximum specified in Table 2 below.
TABLE 2
Coverage and Floor Area Ratio (F.A.R)
Note:- The Value of maximum permissible coverage of a building of a particular
occupancy group shall be limited by the value given under column (3) and shall be the
area covered by the building at any floor after accounting for the exterior open space
(front, sides and rear) and interior open spaces.
(3) For permitting of FAR shown in column (5) of Table 2, an additional fee at the rate of
Rs.1000 per square meter exceeding the area permissible under column (4) shall be paid.
Coverage and Floor Area Ratio (F.A.R)
Sl.No. Building use / Occupancy
Maximum Permissible
Coverage (percentage
of plot area)
Maximum
permissible F.A.R
without additional fee
Maximum
permissible F.A.R
with additional fee
(1) (2) (3) (4) (5)
1 Residential A1 65 3.00 4
2 Special Residential A2 65 2.50 4
3 Educational B 35 2.50 3
4 Medical/Hospital C 40 2.00 3
5 Assembly D 40 1.50 2.50
6 Office/Business E 40 2.00 3
7 Mercantile/Commercial F 65 2.50 4
8 Industrial G1 40 1.50 0
9 Small Industrial G2 60 2.50 3
10 Storage H 60 2.50 3
11 Hazardous I(1) 30 1.00 0
12 Hazardous I(2) 25 0.70 0
32.Height of buildings.-
(1) The Maximum height of any building or part thereof shall be limited according to the
width of the street as follows:-
(a) The maximum height of the building or part thereof shall not exceed twice the width
of the street abutting the plot plus twice the width of the yard from the building to the
abutting street and this height may further be increased proportionately at the rate of 3
metres for every 50 cms. by which the building or the corresponding portion or floor of
the building is set back from the building line;
(b) If a building plot abuts on two or more streets of different width, the building plot
shall be deemed to abut the street that has the greater width for the purposes of this rule
and the height of the building shall be regulated by the width of that street and shall be
continued at this height along the narrower street:
Provided that the height restriction as per this rule shall be compulsory only for buildings
or part of building coming within 12 metres of building line:
Provided further that appurtenant roof structures like staircase tower over head tanks, air
conditioning rooms, lift rooms, cellular telecommunication equipment or tower
structures, cabin rooms, chimneys, parapet walls and similar roof structures other than
pent houses shall not be included in the height of the building for the purpose of this rule:
Provided also that architectural features serving no other function except that of
decoration shall not be included in the height of the building for the purpose of this rule.
(2) For buildings, structures and installations in the vicinity of airports the stipulations
with regard to height shall be further limited as shown in Table 3. This shall be subject to
any notification issued by Government of India under the Aircrafts Act 1, 1934.
Provided that buildings, structures and installations exceeding the height shown in Table
3 shall be allowed if no objection certificate from the concerned airport authority is
obtained and produced before the Secretary for issuing the permit.
TABLE 3
Ae rodrom e V ic inity H eigh t R es tric tion s
Lim its o f dis tance from th e A erodrom e
reference p o int o f b u ild ings , s truc tu res o r
ins ta llations m S l. easu red horizonta lly
N o. In te rn a tio n a l C iv il A ir
Ports a n d th eir
A lternates
O th er C ivil A ir po rts
and c iv il
Aerodrom es
Perm iss ib le h eight o f build ing
s tructure o r ins ta llation from
Aerodrom e reference po int
(1 ) (2 ) (3 ) (4 )
1 Betwee n 8.535 km . and
2 2 km
Between 7 .92 5 km .
and 22km
152 m
2 Betwee n 7.315 km . a n d
8 .535km
Between 6 .70 6 km .
and 7 .925km
122 m
3 Betwee n 6.096 km . a n d
7 .315km
Between 5 .48 6 km .
and 6 .706km
91 m
4 Betwee n 4.877 km . a n d
6 .096km
Between 4 .26 7 km .
and 5 .486km
61 m
5 Betwee n 4.267 km . a n d
4 .877km
Between 3 .650 km .
and 4 .267km
48 m
6 Betwee n 3.658 km . a n d
4 .267km
Between 3 .04 8 km .
and 3 .658km
36 m
7 Betwee n 3.048 km . a n d
3 .658km
Between 2 .43 8 km .
and 3 .048km
24 m
[8 Betwee n 2.438 km . a n d
3 .048km
Between 1 .82 9 km .
and 2 .438km
12 m
9 Less than 2 .438 km Less than 2 .43 8 km
N il
ex ce pt w ith th e co nc urren c e
; of th e c on ce rn ed airp ort
au tho rity
Notes:- (1) No tree shall be allowed to grow above the height shown in column (4) within
the distance shown in column (2) and (3) respectively.
(2) For calculation of permissible height as per this sub rule the highest point of the
building without any exemption shall be considered.
(33) Access
(1) The minimum clear width of access to a building and plots as well as the width of the
street giving access to the plot from the main street shall be as shown in Table 4.
Provided that wherever off street parking is required for the building as per these rules,
motorable access width shall be provided to the plot.
Provided further that the access width of any building shall be modified to be in
accordance with the provisions in any detailed development plan for the area.
(2) No person shall at any time construct or cause or permit to construct or reconstruct
any building which in any way encroaches upon or diminishes the area set apart as access
to that building.
(3) No person shall construct a building or undertake construction work on a building
which reduces the access to any building previously existing, below the minimum width
required under these rules.
(4) No building shall be constructed so as to deprive any other building of an existing
access.
(5) The space set apart as access shall be separately distinguishable from any house gully
or open space required to be provided under any other rule.
(6) Every access shall be drained and lighted to the satisfaction of the Secretary and manhole
covers or other drainage, water or any other fittings laid in such access shall be flush
with finished surface level so as not to obstruct safe travel over the same.
Table 4
Access
Residential Non Residential
Sl. No. Type of Building Single Units Multiple Units
Up to 300Sq.
meter of carpet
area in each floor
Above 300Sq.
meter of
carpet area in
each floor
1. Single storey No minimum 1.20 metres 1.20 metres 3.60 metres
2. Two storey 90 cms 2.00 metres 3.60 metres 5.00 metres
3. Three storeys 1.20 metres 3.60metres 5.00 metres 5.00 metres
4. Above three
storeys 3.60 metres 5.00 metres 5.00 metres 7.00 metres
34. Parking, loading and unloading spaces.-
(1) Each of street parking space provided for parking motor cars shall be not less than 15
Sq. mts. area (5.5 mts. x 2.7mts.) and for scooters and cycles the area of each parking
space provided shall be not less than 3 sq. mts. and 1.5 sq. mt. respectively.
(2) For buildings of different occupancies, off-street- parking spaces for motor cars shall
be provided within the plot as specified in Table 5.
Table 5
off-street Parking Space
Sl. No Occupancy One parking space for every or fraction of
(1) Group A1- Residential
Apartment Houses/Flats
(a) 8 units (with each unit upto 100 sq. metres of carpet area)
(b) 4 units (with each unit above101 sq. metres and upto 150 sq.
meter of carpet area)
(c) 2 units (with each unit above151 sq. metres and upto 200 sq.
meter of carpet area)
(d) Single unit (exceeding 200 sq metres of carpet area)
(2) Group A2- Special
Residential, Lodging and
Rooming Houses, Tourist
homes and hostels,
Dormitories without any
attached eating facility such
as restaurant. Canteen,
Cafeteria, mess or dining
(i) Rooms with attached bath and w.c.
(a) 8 rooms (with each room upto 12 sq, metres carpet area)
(b) 5 rooms (with each room above 12 sq. metres and upto
20 sq. metres carpet area)
(c) 3 rooms (with each room above 20 sq, metres carpet
area)
(ii) Rooms without attached bath and w.c.
(a) 18 rooms (with each room upto 5 sq, metres carpet area)
(b) 12 rooms (with each room above 5 sq. metres and
upto12 sq. metres carpet area)
(c) 6 rooms (with each room above 12 sq, metres carpet
area)
Note:- At the rate of one parking space for every 30 sq. metres
carpet area of dining space/20 seats of dining accommodation
shall be provided in addition to the above, in case of Special
Residential. Buildings attached with eating facility.
(3) Group B-Educational
(i) High Schools, Higher
Secondary Schools, Junior
Technical Schools, Industrial
Training Institute etc.
(ii) Higher educational
institutes.
(i) 300 sq metres of carpet area.
(ii) 200 sq metres of carpet area.
Provided that in Second Grade Municipalities and Third Grade Municipalities it shall
suffice if 75 per cent and 50 per cent respectively of the above parking is provided in
village panchayats where the provisions of the Kerala Municipality Building Rules, 1999
stand extended, off street parking shall be provided as in third grade municipalities.-
(3) Wherever any parking space is required under these rules, 25% of that area shall be
provided additionally for parking scooters or cycles.
(4) Every off-street parking space shall be provided with adequate vehicular access to a
street; area of drives, aisles and such other provisions required and adequate area for
manoeuring of vehicles shall be provided in addition to the parking space.
(5) In addition to the parking space as in Table 5, in the case of Group F Mercantile or
Commercial, Group G-Industrial and Group H storage occupancies, loading and
unloading spaces each 30 sq. mts. shall be provided within the plot, at the rate of one
such space for each 1000 sq. mts. of floor area or fraction thereof, exceeding the first 700
sq. mts. of floor area.
(6) Not exceeding fifty per cent of the area of mandatory open yard (space) shall be taken
into account for calculating the required off street parking space if such open space has
adequate vehicular access and area for maneuvering.
(7) The Government may, if adequate off street parking facility is available to their
satisfaction near the site proposed for building, in any parking building or parking area
provided by the Municipality or quasi-Government agency or private agency, permit the
secretary by general or special order and subject to conditions specified there in to allow
(4) Group C- Medical/Hospital 100 sq metres of carpet area.
(5) Group D- Assembly 25 seats of accommodation
Note:-
(i) In case of wedding halls and community halls, for calculating
the carpet area or seating accommodation, for the purpose of off
street parking, the carpet area of either the auditorium or the
dining hall, which ever is higher, alone need be taken.
(ii) for the purpose of this rule 1.50 sq metres carpet area shall be
considered as one seating accommodation.
(6) Group E- Business/Office
Building
100 sq metres of carpet area.
(7) Group F- Mercantile/
Commercial building
exceeding 75 sq. metre
carpet area
100 sq metres of carpet area.
(8) Group G1- Industrial Building
exceeding 100 sq. metres of
carpet area.
200 sq metres of carpet area.
(9) Group G2- Small Industrial
exceeding 100 sq. metres of
carpet area.
200 sq metres of carpet area.
(10) Group H-Storage 200 sq metres of carpet area.
reduction in off street parking space in any or all buildings in that area to the extent not
exceeding 50 per cent of the required number of off street parking space.
CHAPTER VI
PARTS OF BUILDING
35. Mezzanine floor.-
(1) The floor area of mezzanine floor shall not exceed one third area of the main floor or
room accommodating the mezzanine floor.
(2) The headroom measured from the surface of the floor to any point on the underside of
the mezzanine floor shall not be less than 2.2 mts.
36. Height of room.-
The height of room in a building other than residential occupancy shall be not less than
3.00 metres: Provided that in the case of air conditioned rooms it shall be not less than
2.4 metres.
37. Water closet.-
Every building shall be provided with at least one water closet.
38. Size of bathroom and latrine.-
(1) The area of bath-room shall not be less than 1.50 sq.m. with either side not less than
1.1m, carpet area of a latrine shall not be less than 1. 1 0 square metres with one side not
less than 1.0 metre:
Provided that the area of combined bathroom and latrine shall be not less than 2.2 square
metres with one side not less than 1. 1 metres:
(2) The height of bathroom or latrine shall be not less than 2.20 metres.
39. Staircases.-
(1) Any building having more than four floors including basement or sunken floors, shall
have at least two staircases, one of which may be an external stairway:
Provided that when the second staircase provided as external stair way conforms to the
provisions of fire escape staircase, a separate fire escape stair need not be provided.
Note:- An external stair is one which is connected to public areas and/or common areas
on all floors and leads directly to ground, has at least two sides abutting external wall,
these two sides being provided as open or with break open glass and has landing areas
accessible from the external side or a external stair which is wholly open and removed
from the main building, such an external stair shall be removed and away from the main
stairway.
(2) The minimum width of stair shall be not less than 1.20 metres
(3) The minimum width of tread shall be 30 cms
(4) The height of riser shall not exceed 15 cms.
(5) The height of handrail shall be not less than 90 cms.
(6) The width of passages giving access to the staircase in any building shall not at any
point, be less than the width of the stair.
40. Ramps.-
Ramps if provided as a substitute for stairways shall be laid with a slope not exceeding 1
in 10 and such ramp shall comply with all requirements of a stairway and shall be
surfaced with approved non-slippery materials.
41. Corridor, verandahs and passageways.-
The clear width of any corridor, verandah or passageway in any building shall be not less
than 1.0 metre at any point.
42. Fire escape staircase.-
(1) Fire escape stair case shall be provided for every buildings of,-
(a) residential occupancies exceeding three storeys above ground level;
(b) occupancies other than residential exceeding two storeys above ground level.
(2) The width of fire escape staircase shall be not less than 75 cm, the width of fire
escape stair tread shall be not less than 15 cm, the height of the fire escape stair riser shall
not exceed 19 cms, and the number of riser shall not exceed 16 per flight of stairs.
(3) The height of handrail of a fire escape staircase shall not be less than 100cms.
(4) Fire escape stair shall be constructed only in the exterior of the building and shall be
connected directly to the ground.
(5) Fire escape stairs shall have a straight flight.
(6) Entrance to fire escape stair case shall be separated and removed from internal
staircase.
43. Travel distance to emergency staircase.-
(1) Every building meant for human occupancy shall be provided with emergency exit
sufficient to permit safe escape of occupants in case of fire or whenever other emergency
occurs.
(2) Emergency exits shall be located in such a way that the travel distance on each floor
shall not exceed 30 metres for every occupant.
44. Fire Protection requirements.-
All requirements in respect of fire protection shall be as in Part IV, Fire Protection in
National Building Code of India, 1983 and amendment No. 3 under Fire Protection
Annexure II.
45. Exit Width.-
(1) The unit of exit width used to measure the capacity of any exit shall be 50 cms., a
clear width of 25 cms. shall be counted as an additional half unit and clear width less than
25 cms. shall not be counted for exit width.
(2) Occupants per unit exit width shall be as in Table 6.
3) For determining the exit required, the number of persons in any floor area or the
occupant load shall be based on the actual number of occupants but in case less than that
specified in Table 7.
TABLE 6
Occupants per unit exit width
Sl. No. Group of occupancy
No. of Occupants per
unit exit width of
Stairway
Doors
(1) (2) (3) (4)
1. Group A1 Residential 25 75
2. Group A2 Special Residential 50 75
3. Group B Educational 25 75
4. Group C Medical/Hospital 25 75
5. Group D Assembly 60 90
6. Group E 50 75
7. Group F Mercantile (Commercial) 50 75
8. Group G1 Industrial 50 75
9. Group G2 Small Industrial 50 75
10. Group H Storage (including
Warehousing) 50 75
11. Group I Hazardous 25 40
TABLE 7
Occupant Load
Sl. No. Group of occupancy Occupant Load (gross area in square meters
per person)
(1) (2) (3)
1. Group A1 Residential 12.5
2. Group A2 Special Residential 4.0
3. Group B Educational 4.0
4. Group C Medical/Hospital 15.0
5. Group D Assembly 1.5
6. Group E Office 1.5
7. Group F Mercantile (Commercial) 3 to 6
8. Group G1 Industrial 10.0
9. Group G2 Small Industrial 10.0
10. Group H Storage (including
Warehousing) 30.0
11. Group I Hazardous 10.0
(4) Exits shall be either horizontal or vertical type.
(5) An exit may be a doorway corridor or passageway to an internal staircase or external
staircase, ramps to the street or to the roof of a building; it may be a horizontal exit
leading to an adjoining building at the same level:
Provided that lifts and escalators shall not be considered as exits.
46. Doorways.-
(1) Every exit doorway shall open into an enclosed stairway or a horizontal exit or a
corridor or passageway providing continuous and protected means of egress.
(2) No exit doorway shall be less than 75 cms in the case of residential and 1.2 metres in
the case of all other occupancies.
47. Spiral stair fire escape.-
(1) The use of spiral staircase shall be limited to low occupant load and buildings upto 9
metres in height unless they are connected to platforms such as balconies and terraces to
allow easy exit.
(2) A spiral staircase shall be not less than 150 cm. in diameter and shall be designed to
give adequate head room.
48. Lift.-
(1) Every building exceeding 3 storeys (excluding sunken floors) in the case of
hospitals/medical occupancy and 4 storeys (excluding sunken floors) in the case of other
occupancies having plinth area more than 2500 sq. metres shall be provided with one lift
for every 2500 sq. metres or part thereof exceeding first 2500 sq. metres, in addition to
the required number of staircases as per rule 39.
(2) The planning, design and installation of lifts shall be in accordance with Part VIII,
Building services, Section 5, Lift, Elevators and Escalators in National Building Code of
India, 1983.
(3) Whenever more than one lift is required as per sub rule(1) or byelaws made under the
Act, at least one lift shall be a higher capacity lift that can carry a stretcher
49. Lighting and Ventilation.-
(1) Every habitable room shall be furnished with sufficient number of openings such as
windows and ventilators affording effectual means of admission of light and air by direct
communication with the external air as provided in the National Building Code, 1983 or
shall be sufficiently lighted and ventilated by artificial means.
(2) No portion of a room shall be assumed to be lighted if it is more than 7.5 metres away
from the opening assumed for lighting that portion unless it is artificially lighted.
(3) Windows and ventilators which open into a verandah shall be deemed to
communicate with the external air, if such verandah is not more than 3 metres wide and
open throughout its entire length into an open space open to the sky the width of such
open space being not less than 3.0 metres. Trellising, mesh, grill or net may, however, be
provided on the open side of the verandah;
(4) Every kitchen shall be ventilated according to the standards stipulated for habitable
rooms and shall have suitable flue for the escape of smoke and heated air unless it is
provided with an approved form of smokeless installation.
(5) Every bathroom or latrine shall be provided with sufficient light and ventilation.-
(6) Every bathroom or latrine shall have at least one of its walls abutting on an open
space or open verandah or an air shaft if not centrally air conditioned; the size of air shaft
shaft not be less than that specified in Table 8.
50. Recreation space
(1) Any residential apartment having more than 12 dwelling units in a single plot or
single building, shall be provided with a recreation space of suitable size.
(2) The recreation space as per sub rule(1) shall have not less than 7.5 per cent of the total
carpet area of all the units taken together and may be provided either inside a building or
outside a building or both and if it is provided outside a building it shall be exclusive of
parking areas, drive ways and other utility areas.
Note:-
1) Spaces like swimming pool, recreation hall or health club shall also be considered as
recreation space for this purpose.
(2) The recreation space may be provided as a single unit or as different units.
51. Certain Buildings exempted.-
Family residential buildings with not more than three floors shall be exempted from the
provisions in this chapter.
CHAPTER VII
SPECIAL PROVISIONS FOR CERTAIN OCCUPANCY BUILDING,
52. Additional provisions to certain occupancy groups :-
The provisions in rules rules 23 to 51 shall apply to certain occupancy groups, subject to
the additional provisions or modifications contained in rules 53 to 59.
TABLE 8
Size of Air Shaft
Sl. No. No. of Storeys Area of the airshaft in Square meter Minimum width of
Airshaft in meter
(1) (2) (3) (4)
1. Upto 3 1.08 0.9
2. Upto 6 2.4 1.2
3. Upto 10 3.0 1.5
4. Above 10 5.0 2.0
53. Residential occupancy
(1) Every floor of a flat, apartment house lodging or rooming house, dormitory, hostel or
hotel with residential accommodation exceeding 150 sq. metres of floor area with a
capacity for accommodating more than 20 persons shall have at least 2 door ways as
remote as practicable from each other; such doorways shall provide access to separate
exits or may open upon a common corridor, leading to separate exit in opposite direction.
(2) No hazardous use shall be permitted in residential buildings or part thereof.
Provided that, in residential areas, the Secretary shall permit flour mills of area upto 30
Sq. metres with power upto 10.H.P. and may permit flour mills exceeding 30 Sq. metres
area or power exceeding 10.H.P. or exceeding both with the prior sanction of the council:
Provided further that Secretary shall permit hazardous use incidental to residential
occupancy such as poultry, dairy or kennel in residential areas.
(3) In the case of buildings exceeding three storeys above ground level, a certificate of
approval from the Director of Fire Force or an officer authorised by him shall be obtained
before issue of the building permit.
(4) All other requirements in respect of fire protection shall conform to part IV, Fire
Protection, National Building Code of India, 1983 and amendment No. 3, part IV.
54. Educational, Medical or Hospital and office or business occupancies.-
(1) Approval of the District Town Planner shall be obtained for the usage of plot upto 0.5
hectares and the layout of buildings upto 500 sq. metre area under educational, medical /
hospital and official business occupancies and approval of the Chief Town Planner shall
be obtained for the usage of plot exceeding 0.5 hectare area and layout of buildings with
more than 500 sq. metres of area;
(2) The usage of plots proposed for development or redevelopment of land or
construction of any building shall be governed by the provisions contained in the detailed
town planning scheme or development plan for the area:
Provided that where no such plan exists the usage of plot and or building shall be decided
by the District Town Planner or Chief Town Planner, as the case may be.
(3) All buildings upto 10 metres height under educational, medical/ hospital or office/
business or storage occupancy with more than 300 sq. metres built up area and shall have
the minimum open (yards) spaces as shown below:-
(i) front yard-average 6 metres with minimum 4.5 metres
(ii) side yards-average 2 metres with minimum 1.5 meters (each side).
(iii) rear yard-average 3 metres with minimum 1.5 metres:
Provided that where more than one building is proposed to be constructed in the same
plot it shall suffice if the open spaces under this sub rule are provided from the plot
boundaries with open yards (space) between two buildings not less than 1.5 metres for
buildings upto 10 metres height and three metres exceeding that height:
Provided further that where the height of the building exceeds 10 rnetres, the open yard
(space) from the boundaries shall be increased proportionately at the rate of 50 cms for
every 3 metres increase in height.
(4) Every hospital shall be provided with incinerator for the disposal of hazardous and
pathogenic wastes.
(4a) In the case of buildings exceeding three floors from ground level under educational,
medical/ hospital or office/business occupancy, a certificate of approval from the Director
of Fire Force or an officer authorised by him in the behalf shall be obtained and produced
by the applicant before issuing permit.
(5) All other requirements in respect of fire protection shall conform to Part IV, Fire
Protection, National Building Code of India, 1983, Amendment No. 3 and shall also be
subject to any further condition laid down by the Secretary. –
(6) Sanitation facilities to be provided shall be computed at the rate of not less than 1
person per 4.75 Sq. m of carpet area of the building and shall be provided in numbers not
less than those stipulated in Table 9 and Table 9A, as the case may be .
Table 9
(1) (2) (3) (4a) (4b) (4c)
Assembly occupancies Assembly Assembly Assembly
Sl.
No. Fitments
Theatres, Auditorium, art
Galleries, Libraries,
Restaurants, wedding halls,
Community halls
Bus Terminal Railway Station Air ports
1
Water Closet 1 per 200 males or part
thereof and 1 per 100
females or part thereof
4 for first 1000
persons and 1 for
every
subsequent 1000
persons or part
thereof
5 for first 1000
persons and 1
for every
subsequent
1000 persons or
part thereof
5 for first 1000
person and 1 for
every
subsequent
1000 persons or
part thereof
2
Urinals 1 per 50 person or part
thereof
6 for first 1000
persons and 1 for
every
subsequent 1000
persons or part
thereof
6 for first 1000
person and 1 for
every
subsequent
1000 persons or
part thereof
6 for first 1000
person and 1 for
every
subsequent
1000 persons or
part thereof
3
Wash Basin 1 for every 200 males and 1
for every 200 females
4 wash basin
each in male and
female toilet
stalls
4 wash basin
each in male
and female toilet
stalls
4 wash basin
each in male
and female toilet
stalls
4 Bath
As required for
particular trades
or occupancies
1 per 10 boys and
1 per 100 persons 1 per every 8 girls
Bath
Preferably one on
each floor
1 per every 40
boys and 1 per
every 40 girls
1 per 10 boys and
1 per every 10
girls
1 per water closet
for males and 1
per water closet
for females
Wash
Basin
1 for every 25
person or part
thereof
1 for every 25 person
or part thereof
1 per every 50
boys
1 per every 25
boys
1 per 100 males or
part thereof
1 per water closet
fro males
Urinal
s
1 per every 25
males and 1 per
every 15 females
1 for every 25 males
or part thereof and 1
for every15 females
or part thereof
1 per 40 boys
and 1 per every
25 girls
1 per 10 boys and
1 per every 8 girls
1 per 50 males and
1 per 25 females
1 per 100 males
and 1 per 100
females
Wate
r
Close
t
(5) (6) (7) (8) (9) (10)
Other
Educational
Institutions
Boarding
Institutions
Industrial
Occupancies
Office/Mercantile
Occupancies
Educational Educational
Sl. Hotels Storage occupancy
No.
Table 9 (Cont.)
Nil up to 6 persons1for 7-20 persons 2 for 21-
45 persons 3 for 46-70 persons 4 for 71-100
persons From 101 to 200 persons add at the
rate of 3%. For over 200 persons add at the
rate of 2.5%.
One for every 50 persons or
8 Urinals part thereof
One for each ward
Kitchen sink & dish
washers (where
kitchen is provided)
7
One for each ward One per floor minimum One per floor minimum
6 Cleaners sink minimum
5 Bed pan washing sink One for each ward
One on each floor
One bath with shower for
every 8 beds or part
thereof
4 Baths with shower
One for every 25 persons of part thereof 30
beds or part thereof
One for every 100 persons or
part thereof
Two upto 30 beds; add one
for every additional 30
beds or part thereof
3 Wash basins
One in each water closet. One water tap with
draining arrangements shall be provided for
every 50 persons or part thereof in the vicinity
of water closet and urinals
One in each water closet.
One water tap with draining
arrangements shall be
provided for every 50
persons or part thereof in the
vicinity of water closet and
urinals
One in each water closet
plus one water tap with
draining arrangement in
the vicinity of water closets
and urinals for every 50
beds or part thereof
2 Ablution taps
One for every 15 persons or
part thereof
One for
every 25
persons or
part thereof
Two for
every 100
persons or
part thereof
One for
every 100
persons or
part thereof
One for every 8 beds or
1 Water closet part thereof
(1) (2) (3) (4) (5) (6) (7)
For male For female personnel
For males and females For males For females personnel
Hospitals with outdoor Administration Building
patients
Hospitals with indoor
patients ward
Sl. Fitments
No.
Sanitation requirements for Medical/Hospital Occupancy
TABLE-9A
55.Assembly occupancy.-
(1) Approval of the District Town Planner shall be obtained for the usage of plot upto 0.5
hectares and layout of buildings upto 500.Sq. metres area under assembly occupancy and
approval of the Chief Town Planner shall be obtained for the usage of plot exceeding 0.5
hectares and layout of buildings with more than 500 sq. metres area.
(1a) In the case of buildings used exclusively for worship the maximum permissible
coverage shall be 50 per cent of the plot area.
(2) Every building upto 10 metres height under assembly occupancy shall have the
minimum open yard (spaces) as shown below:
Provided that in the case of building used exclusively for worship it shall suffice if a
minimum of 3 metres width open yard is maintained in the front and a minimum of 1.50
metres width of open yard is provided in other sides including rear of the building upto
10 metres height:
Provided further that where more than one building is proposed to be constructed in a
plot, it shall suffice if the open space under this sub rule are provided from the plot
boundaries with open yards (spaces) in between the building not less than 1.5 metres upto
10 metres height building and 3 metres exceeding that height:
Sl.
No. Total floor area Minimum open space
1
Exceeding 300 sq. metres
but not exceeding 500 sq.
metres
(i) Front yard – Average 6 metres with minimum 4.5 metres
(ii) Side yards, (each side)- Average 2 metres with minimum
1.5 metres.
(iii) Rear yard-Average 2 metres with minimum 1.5 metres
2
Exceeding 500 sq. metres
but not exceeding 800 sq.
metres
(i) Front yard-Average 7.50 metres with minimum 5.00
metres
(ii) Side yard (each side)-Average 4 metres with minimum
1.5 metres
(iii) Rear yard – Average 3 metres with minimum 1.50
metres.]
3 Exceeding 800 sq. metres
(i) Front yard -Average 10.5 metres with minimum 6 metres
(ii) Side Yard (each side)-Average 5 metres with minimum
1.5 metres
(iii) Rear yard-Average 3 metres with minimum 1.5 metres
Provided also that where the height of the building exceed 10 metres, the open yard from
the boundaries shall be increased proportionately at the rate of 50 cms. for every 3 metres
increase in height;
(3) The height of room in Assembly occupancy buildings shall be minimum 4 metres;
Provided that in the case of air conditioned auditoriums/halls it shall be minimum 3
metres;
(4)The clear head room beneath or above the mezzanine or balcony shall be not less than
3 metres.
(5)The headroom shall not be less than 2.4 metres in air conditioned rooms.
(6)The height of store room, toilets, lumber and cellar rooms shall not be less than 2.4
metres
(7) Balconies or galleries Or mezzanines shall be restricted to 25 per cent Of the total
carpet area of assembly hall area and the maximum slope of the balcony or gallery or
mezzanine shall not exceed 35 degrees.
(8) The Standard of ventilation in assembly occupancy buildings shall be 28 cu.m. fresh
air per scat per hour and shall be in accordance with part VIII Building Services, section
1, Lighting and Ventilation of National Building Code of India, 1983.
(8a) In the case of assembly Occupancy buildings, irrespective of their number of floors,
a certificate of approval from the Director of Fire Force or an officer authorised by him in
this behalf shall be obtained and produced for issuing building permit;
(9)[All Other requirements] in respect Of fire Protection in assembly buildings shall
conform to Part IV, Fire Protection of National Building Code of India, 1983 and
Amendment No.3.
(10) In the case of Cinema theatres, the location, size and building construction shall
conform to the Provisions in the Kerala Cinema Regulations, 1988 as amended from time
to time and the IS : 4878-1968, Byelaws for construction of Cinema Buildings.
(11) In wedding halls where cooking and dining facilities are provided, proper and
adequate arrangements for collection and hygienic disposal of solid and liquid waste shall
be ensured to the satisfaction of the Secretary.
(12) Sanitation facilities to be provided in assembly buildings shall be computed at the
rate of not less than one person per square metre of carpet area of the building and shall
be provided in numbers not less than those stipulated in Table 9 in sub rule (6) of rule 54.
56. Mercantile or commercial occupancy.-
(1) Side yards may not be provided for buildings in an area zoned exclusively for 4
[Group F]-mercantile or commercial purposes in the development plan or detailed town
planning scheme:
Provided that if any window or ventilator or such other opening is envisaged on any side
of the building that side shall have a clear open space of 1.5 metre.
(2) The rear yard shall be not less than 1.5 metre depth in [Group F]- mercantile or
commercial building:
(3) Secretary shall permit parking buildings/plazas/towers in any zone, if it does not
adversely affect the existing trend of development of that area;
(3a) Parking building/parking plazas/parking towers shall have minimum 5 metres open
space all around the building:
Provided that provisions regarding additional open space corresponding to increase in
height shall not apply to parking building;
(3b) Not more than fifteen per cent of the total floor area of the parking building shall be
permitted for shop or restaurant or hotel or office purpose;
(3c) Sanitation facilities shall be provided as that in mercantile occupancy buildings set
out in table 9.
(3d) In the case of appurtenant buildings used exclusively for the parking purpose of the
main building and constructed in the same plot, the open yard abutting the street shall
have minimum 3 metres or that required for the main building whichever is less and other
sides shall have minimum 1:00 metre upto 10 metres height buildings and additional
open space corresponding to height of the building shall be provided at the rate of 50 cms
for 3 metres height till the open space around the building attains 5 metres and thereafter
no further open space need be provided corresponding to height.
(3e) The building under sub rule (3d) may abut the main building but the light and
ventilation of the main building shall not be reduced below the required minimum by
such abutting.
(3f) An area equivalent to twenty per cent of the open space actually provided in the plot
other than the mandatory open space shall also be permitted to be covered by buildings
for parking constructed for the use of main building.
(3g) In the case of independent parking buildings, the maximum coverage permissible
shall be limited by the open space requirements and there shall be no limit to floor area
with respect to plot area.
(3h) In the case of parking buildings there shall be no limit to height in relation to the
width of road and the open yard abutting that road but the height restriction in the vicinity
of airport shall be complied with.
(3i) Every building for parking shall be provided with ramp having suitable slope,
sufficient width and strength and or lift of sufficient size and strength.
(3j) In the case of mercantile commercial occupancy buildings other than parking
buildings exceeding two floors from ground level a certificate of approval from the
Director of Fire Force or an officer authorised by him in this behalf shall be produced for
obtaining building permit;
(4) Fish or meat stalls in a public market shall invariably be provided with a fly-proof
enclosure.
(5) The access passage to fish or meat shall have minimum width of 2 metres.
(6) All other requirements in respect of fire protection in mercantile or commercial
building shall conform to Part IV, Fire Protection of National Building Code of India,
1983 and Amendment No.3.
(7) Sanitation facilities to be provided shall be as in Table 9 referred in sub-rule (6) of
rule 54.
57. Industrial and small industrial occupancy.-
(1) Location of any industry shall conform to the provisions contained in the Kerala
Factories Rules, 1957 or any other Central or State Act or rules or regulations in respect
of industrial location and licensing in force.
(2) Approval of district town planner shall be obtained for the usage of plot up to 0.5
hectares area and for layout of buildings upto 500 sq. metres area under industrial
occupancy and approval of Chief Town Planner shall be obtained for the use of plot
exceeding 0.5 hectares area and layout of buildings with more than 500 sq. metres area.-.
(3) The usage of plots proposed for development or redevelopment of land or
construction of any building shall be governed by the provisions contained in the detailed
town planning scheme or development plan for the area:
Provided that where no such plan exists the usage of the plot and or building shall be
decided by the Chief Town Planner or by an officer authorised by him in this behalf.
(4) All industrial buildings upto 10 metres in height from ground level with built up area
exceeding 200 sq. metres or where the power used exceeds 30 H.P. or where the number
of workers employed exceeds 20, shall have open spaces not less than that specified
below:-
Provided that in Industrial growth centers or industrial development areas or any declared
industrial areas it shall suffice, if the building has an open space of not less than 3.0m in
all sides.
Provided further that where more than one building is proposed to be constructed in the
same plot, it shall suffice if the open spaces under this sub rule are provided from the plot
boundaries with open yards (spaces) in between the buildings not less than 3 metres for
buildings upto 10 metres in height;
Provided further that in the case of small industrial buildings with height upto 10 metres,
the width of open yard from all the boundaries except front and that in between buildings
shall be minimum 1.50 metres :
Provided further that where the height of the building exceeds 10 metres, the open yard
from the boundaries and in between the buildings shall be increased proportionately at
the rate of 50 cms for every 3 metres increase in height;
Provided further that structures for accessory uses may be permitted within the rear open
space.
(5) The width of every access street in any development or redevelopment of land under
industrial occupancy shall be not less than 7 metres and shall be motorable :
Provided that in all existing developed areas other than industrial areas where small
industrial use is permissible, the minimum width of approach to the plot shall be not less
than 3 metres.
(6) All work rooms in buildings under industrial occupancy shall be provided with a
carpet area computed at a rate, not less than 3.4 Sq. mts. per person employed in such
Open Space Group G1 Group G2
Front Yard 7.5 mts. 3.0 mts.
Yard on either side 3.0mts. 3.0 mts.
Rear yard 7.5 mts. 3.0 mts
rooms, exclusive of carpet area occupied by the machinery and breathing space of 15
cubic metres per worker:
Provided that the area of any work room shall be not less than 9.5 Sq. mts.
(7) The minimum height of work room shall depend upon the type of industry, the
noxious gases which might be produced or the heat generated due to the process, the
specification of room construction, the number of workers employed in any work area
and the comfort conditions available through installation of mechanical ventilation or air
conditioning system :
Provided that the height of any work room shall not be less than 3.6 metres measured
from the floor level to the lowest point in the ceiling.
(8) Height of office, laboratory, entrance hall, canteen, clockroom etc. shall not be less
than 3 metres.
9) In the case of store rooms and toilets, the height shall not be less than 2.4 metres
(10) Where the internal drainage system of a factory is proposed to be connected to the
public sewerage system, prior approval of the arrangements shall be obtained from the
Pollution Control Board and Water Authority and in such cases the internal drainage
system of a factory shall be connected by means of a suitable trap so as to exclude
volatile or other objectionable matters.
(11) The Industrial sewage effluents, if proposed to be discharged into nearby water
bodies such as rivers, lakes, canals or sea, the dilution of such waste shall be such that the
water, bodies are not polluted. Such effluents shall be got tested as to its harmlessness to
the satisfaction of the Pollution Control Board and as per the standards Prescribed by the
Bureau of Indian Standards for treatment of industrial waste and effluents. The approval
of the Pollution Control Board shall be obtained in all cases.
(11 a) In the case of industrial occupancy buildings, irrespective of their number of
floors, a certificate of approval from the Director of Fire Force or an officer authorised by
him in his behalf shall be obtained and produced for issuing building permit-
(12) All other requirements in respect of fire protection in industrial buildings shall
conform to Part IV, Fire Protection,, National Building Code of India, 1983. amendment
No. 3.
(13) The minimum sanitation facilities to be provided for industrial occupancy building
shall be as described in Table 9 given in sub rule (6) of rule 54.
58. Storage and warehousing occupancy.-
(1) The Provisions in this rule shall apply to storage or warehousing occupancy buildings
with area exceeding 300 sq. metres.
(2) Approval of District Town Planner shall be obtained for the usage of plot upto 0.5
hectares and layout of buildings upto 500 square metres area under storage and
warehousing occupancy and approval of Chief Town Planner shall be obtained for the
usage of plot exceeding 0.5 hectare area and layout of buildings exceeding 500 square
metres area.
(3) The usage of plots proposed for development or redevelopment or for construction of
any building shall be governed by the provisions contained in the detailed town planning
scheme or development plan for the locality :
Provided that where no such plan exists the usage of the plot and or building shall be
decided by the Chief Town Planner or by an officer authorised by him.
(3a) All the buildings under storage and warehousing occupancy with more than 300
square metres floor area shall have the minimum open yards (spaces) as shown below:-
(i) Front yard Average 6 metres with minimum 4.5 metres
(ii) Side yard (each side) Average 2 metres with minimum 1.5 metres
(iii) Rear yard Average 3 metres with minimum 1.5 metres
Provided that where more than one building is proposed to be constructed in the same
plot, it shall suffice if the open space under this sub rule are provided from the plot
boundaries with open yard (spaces) between two buildings not less than 1.5 metres for
buildings upto 10 metres height:
Provided further that where the height of the building exceeds 10 metres, the open yard
(space) from the boundaries and in between the buildings shall be increased
proportionately at the rate of 50 cms for every 3 metres increase in height;
(4) Every building or part thereof, designed or intended for the handling of storage of
food stuffs shall conform to the requirements specified below:
(a) every building unless supported on pillars shall have continuous foundation walls
extending from at least 60 cms. below ground level to at least 15 cms. above ground level
or shall have a continuous floor of masonry or reinforced concrete or other quality ratproof-
material.
(b) all openings in foundations or floors, windows and drains and all junctions between
foundations and walls of the building shall be effectively rat-proofed; windows and doors
shall be securely covered with rat-proof screening or grillage or shall be tightly closed
with metal sheeting, concrete or other equally rat-proof-material.
(4a) In the case of storage or warehousing occupancy buildings, irrespective of their
number of floors a certificate of approval from the Director of Fire Force or an officer
authorised by him in this behalf shall be obtained and produced for issuing building
permit;
(5)All other requirements in respect of fire protection in storage including warehousing
building shall conform to part IV, Fire Protection, National Building Code of India, 1983,
Amendment No. 3.
(6) The minimum sanitation facilities shall be as in Table 9 given in sub rule (6) of rule
54.
59. Hazardous occupancy.-
(1) Approval of District Town Planner shall be obtained for the usage of plot upto 0.5
hectares area and layout of building upto 500 sq. metres area under hazardous occupancy
and approval of Chief Town Planner shall be obtained for the usage of plot exceeding 0.5
hectares area and lay out of buildings exceeding 500 sq. metres areas.
2) The usage of plots proposed for development or redevelopment or construction of any
building shall be governed by the provisions contained in the detailed town planning
scheme or development plan for the locality :
Provided that where no such plan exists the usage of the plot and or building shall be
decided by the Chief Town Planner or an Officer authorised by him in this behalf.
(3) The minimum width of open yard all round the building shall be 3 metres in the case
of buildings under Group I(1) hazardous occupancy and 7.5 metres in the case of Group I
(2) hazardous occupancy.
(4) Omitted
(5) where the internal drainage system from a building under hazardous occupancy is
proposed to be connected to the public drainage system, prior approval of the
arrangement shall be obtained from the Pollution Control Board and Water Authority and
in such cases the internal drainage system shall be connected by means of a suitable tap
so as to exclude volatile or other objectionable matters.
(5a) In the case of buildings under hazardous occupancy other than Group I (1), a
certificate of approval from the Director of Fire Force or an officer authorised by him in
this behalf shall be obtained and produced before issuing building permit.
(6) All requirements in respect of fire protection in hazardous including warehousing
buildings shall conform to Part IV, Fire Protection, National Building Code of India,
1983 and amendment No. 3.
(7) The Minimum sanitation facilities to be provided in hazardous buildings shall be as
given below:
(a) at the rate of one water closet for the first 50 males or part thereof and two water
closet for the first 50 females or part thereof and thereafter one water closet for every
additional 70 persons or part thereof, male or female;
(b) at the rate of one urinal for every 100 males or part thereof ;
(c) at the rate of one drinking water fountain for every 100 person or part thereof;
(d) at the rate of one washing facility for 50 persons or part thereof ; and
(e) the number of sanitation facilities like water closet, urinal, etc. to be provided shall in
no case be less than as computed at the rate of one person per every 30 Sq. mts. of the
gross floor area of the building.
(8) The Secretary shall, after considering the width of roads, traffic generated, location
with respect to points of intersections and nearness to occupancies of educational,
assembly, mercantile, storage and hazardous uses, in consultation with the District
Collector and Chief Town Planner decide the location of petrol filling stations and its
layout.
(9) The location and or construction of petrol tank and vent-pipe shall be governed by the
provisions of the Petroleum Rules, 1976.
(10) The retail dispensing unit of a petrol filling station shall be installed at a distance of
7.5 metres. from any point of the marked boundary of its premises.
(11) The kiosk or sales office shall have a minimum open space of 1.00 metre from the
plot boundaries other than that abutting the street.
(12) The location and area limits of crematoria or burning and burial grounds including
cemetery shall be as approved by the District Collector.
(13) There shall be minimum 7.5 metres open space all round the crematorium.
(14) The Secretary shall, after considering the access roads, traffic congestion in the
locality and in consultation with the Chief Town Planner decide the location of the traffic
stations like municipal bus stands or inter State bus terminals and the construction of
buildings shall conform to the provisions in these rules.
CHAPTER VIII
BUILDINGS IN SMALL PLOTS
60. Special provisions for construction in small plots.-
The provisions in the Kerala Municipality Building Rules shall apply to construction of
building under residential and or commercial occupancy, in plots not exceeding 125 sq.
metres of area subject to the modifications in this chapter: Provided that permit shall not
be granted under this chapter to one and the same person or with his consent to another
person, for constructing different buildings, whether separately or abutting each other, in
plots formed by division of one or more plots, he remaining as owner of more than one
such divided plots or if that person has another plot abutting the proposed plot.
61. Number of floors to be limited.- ]
The number of floors allowed shall be three.
62. Conditions regarding set back.-
(1) The minimum distance between the plot boundary abutting any street other than
National Highways, State Highways, district roads and other roads notified by the
municipality and the building other than a compound wall or fence or outdoor display
structure, shall be 2 metres:Provided that any restriction under street alignment or
building line or both, if any fixed for the area and any development plan or any detailed
town planning scheme or approved road widening proposal or any other rules or byelaws
shall also apply simultaneously to all buildings in addition to the provisions contained in
sub rule (1);(1 a) The front yard shall be minimum 1.80 metres depth:Provided that if
1.80 metres depth cannot be maintained laterally through out due to the peculiar shape of
the plot, it shall suffice if the mean depth is not less than 1.80 metres with minimum
depth at all points not less than 1.20 metres
.(2) Any one side shall have a minimum of 90 cms. and other side shall have a minimum
of 60 cms.:Provided that no opening other than ventilator at a height of 2.20 metres from
the floor level shall be provided on the side having only 60 cms open space:Provided
further that the open space, on one side other than that having 90 cms width may be
reduced or even abut the plot boundary without any manner of opening on that side, if the
owner of the plot on that side voluntarily agree for the same in writing.](3) The rear side
shall have an average of 1 metre with minimum 0.50 metre. (3a) The width of cornice
roof, sunshade or weather shade shall be 30 cms in 60 cms wide open space and in other
cases it shall be as in sub rule (11) of rule 24.
63. Certain provisions not to apply.-
Provisions regarding FAR, coverage, distance from central line of road, access width,
height restriction with regard to width of road and the yard abutting the road, car parking
dimension with regard to building parts, light and ventilation shall not apply to buildings
under this Chapter.
64. Application and its disposal.-
(1) The provisions for submission and disposal of application for permit and filing of
completion certificate and extension and renewal of permits and similar matters shall be
as described in Chapter II.(2) The application fee and permit fee shall be as in Schedule I
and Schedule II respectively.
CHAPTER IX
ROW BUILDINGS
65. Row buildings to be allowed on declared streets.-
The Secretary shall permit the construction or reconstruction of row buildings only on the
sides or part of a side or sides of any street, where the Municipality, has by declaration
published, decided to allow row buildings.
66. Number of units that can be permitted.-
The Number of dwelling units in a row of buildings shall not exceed ten.
Note :- A row building with separate entry and exit and separated by common wall from
other row buildings abutting it shall be deemed to be one unit for this purpose.67. Plot
Area.- The area of plot for one unit shall not exceed 85 Sq. metres.68. Distance from
street, etc.- The minimum distance between the plot boundary abutting any street other
than National Highways, State Highways, district roads and other roads notified by the
Municipality and the building other than a compound wall or fence or outdoor display
structure shall be 1.5 metres.
69. Maximum floors.-
The Maximum number of floors permitted shall be two and a staircase room.
70. Certain provisions not to apply.-
Provisions regarding F.A.R., Coverage, distance from the central line of road, access
width, height restriction with regard to width of road and the yard abutting the road,
dimension of building parts, light and ventilation and parking contained in these rules
shall not be applicable to row buildings.
71. Submission of applications etc.-
(1) Application for permit and other matters required as per these rules may be submitted
either jointly or individually.(2) The provisions for submission and disposal of
application, filing of completion certificate, extension and renewal of permit and similar
matters shall be as in Chapter II.(3) The application fee and permit fee shall be as in
Schedule 1 and Schedule 11 respectively.
72. Reconstruction, etc. of existing row buildings.-
Notwithstanding anything contained in these rules, in the case of existing row buildings,
reconstruction, repair, alternation or addition, both horizontal and vertical shall be
permitted irrespective of whether it is on the side of a street where row buildings are
permitted or not, and irrespective of the plot area, use and set backs provided.
CHAPTER X
BUILDING CONSTRUCTION UNDER APPROVED SCHEMES
73. Provision for construction under approved Schemes.-
Provisions in this chapter shall apply to construction or reconstruction or addition or
alteration of any building financed or built by Government, Municipality, Housing Board,
Scheduled Castes and Scheduled Tribes Development Corporation, Fisherman Welfare
Corporation, Matsyafed, Harijan Welfare Department, Social Welfare Department or any
Government Department, Quasi Government Agency, or Housing Co-operative Societies
under any Government approved Scheme for economically weaker sections. The
provisions is this Chapter shall also apply to buildings financed or built by any
Municipality or Panchayat at any level to its beneficiaries.
74. Area and floor restrictions.-
(1) Total plinth area of the building shall not exceed 50 Sq. mts.
(2) Number of floors shall be limited, to two and a staircase room.
75. Setback provisions.-
(1) The minimum distance between the plot boundary abutting any street other than
National Highways, State Highways, District Roads and other roads notified by the
municipality and the building, other than a compound wall or fence or outdoor display
structure, shall be minimum 1.50 metres.
(2) Front yard shall have minimum 1.00 metre width.
(3) In the case of individual developed plots requiring no lay out approval from the
District Town Planner, there shall be average 60 cms open space on the sides and the
rear:
Provided that door shall not be allowed if that portion does not have minimum 1.00 metre
open yard.
(4) In the case of buildings requiring layout approval of District Town Planner, the side
yards and rear yard shall be provided as shown in the building layout:
Provided that no portion of the building shall encroach, project or overhang beyond the
plot boundaries.
76. Certain provisions not to apply.-
Provisions regarding FAR, coverage, distance from central line of road, access width,
height restriction with regard to width of road and the yard abutting the road dimensions
with regard to building parts, light and ventilation shall not apply to building under this
chapter.
77. Layout approval to be obtained.-
Layout approval shall be obtained by the Department, Corporation, Board, Agency, Local
Body or Society concerned from the District Town Planner and the Secretary in all cases
where building permit is not required.
78. Application for permit and its disposal.-
(1) Where the construction or reconstruction or addition or alteration is proposed to be
done by individuals separately, an application in white paper, typed, or written in ink and
affixed with necessary court fee stamp shall be submitted by the individual concerned to
the Secretary, along with a site plan and document to prove his ownership. The number
of floors and the area in each floor shall be specified in the application.
(2) Secretary shall, if convinced of the boundaries and bonafides of the ownership and
that the building is in accordance with the rules in this Chapter, issue permit.
(3) Where the construction or reconstruction or addition or alteration is proposed to be
done by the Department, Corporation, Board, Agency, Local body or Society themselves,
layout for sub-division shall be obtained from the Secretary and no building permit is
necessary.
(4) There shall be no application fee in the case of individual application and the permit
fee in the case of individual application shall be as shown in Schedule-II.
CHAPTER XI
CONSTRUCTION IN PLOTS PART OF WHICH HAVE BEEN
SURRENDERED FOR ROAD DEVELOPMENT
79. Provisions to apply as modified for constructions in certain plots.-
(1)In the case of buildings proposed or alteration or addition proposed on existing
buildings in plots left after part of the same plot has been surrendered free of cost to a
Municipality, Development Authority, Government Department or Quasi-Government
organisation for new road formation or road widening or junction improvement or
formation or development of any facility relating to road structure other provisions in the
Kerala Municipality Building Rules, 1999 shall apply subject to the modifications in this
chapter
Provided that the applicants seeking benefit under this chapter shall apply in writing to
the secretary in the prescribed form.
Provided further that the provisions under this chapter shall not apply to the road
envisaged in any layout as per these rules.
Provided further that the benefit under the provisions in this chapter shall not be allowed
to the constructions in such plots, if the land is not surrendered for the implementation of
the scheme in total.
Provided further that such road formation or road widening or junction improvement or
formation or development of facility relating to road structure shall form part of the
annual plan or five year plan of the implementing agency concerned or shall have a
budgetary allocation and shall form part of and conform to any published or sanctioned
town planning scheme, if any such scheme exists.
Provided further that any deviation from the proposals of a town planning scheme
in the new road formation or road widening or junction improvement or formation or
development of any facility relating to road structure shall be carried out only affecting
variation or revision, as the case may be, of the town planning scheme as per the town
planning legislation in force.
Provided also that the surrendered land shall not used for purposes other than that
envisaged in the scheme.
(a) In the case of rods which have no widening proposals as per any town planning
scheme or which falls in areas which are not covered by any town planning
scheme, it shall be a project proposed or taken up, with the prior approval of the
Local Self Government Department in consultation with the Chief Town Planner
of the state.
(i) By the local self government institutions or development authority by
resolution or
(ii) Sanctioned or under taken by a government department, quasi government
organisation or institution or
(iii) By registered residents association or a social welfare organisation.
(2) The surrendering of the land shall be made as per the relinquishing procedure of the
government and the land shall be demarcated and taken in to possession by the authority
concerned. The existing compound wall or fencing or any structure within the land so
surrendered shall be demolished by the owner at his risk and cost and the new boudary
shall be demarcated suitably by permanent demarcating structures. The building permit
shall be issued only after completing the above procedure.
80. Usage of Plot.- The usage of plot proposed for the development or redevelopment of
land construction of any building shall be governed by the provisions contained in the
santioned or published town planning scheme for the area.
81. Coverage and floor area ratio.-
(1) Maximum coverage permissible by the committee constituted under rule 85 shall not
exceed 80 per cent for residential, special residential, mercantile or commercial, small
industrial and storage occupancy; 60 per cent for assembly, office and industrial
occupancy, 50 per cent for educational, medical or hospital and hazardous occupancy
under Group I(1) and 40 percent for hazardous Group I (2) occupancy.
(2) The maximum floor area permissible based on the FAR values for various
occupancies shall be calculated as follows.
(a) Floor area based on FAR permissible as per column 4 of table 2 in rule 31 for the
extent of the plot prior to surrendering of the land plus an incentive floor area of
twice the FAR permissible as per column 4 of the table 2 in rule 31 for the extent
of land surrendered free of cost.
Provided that the maximum FAR permissible calculated in the above manner
shall not exceed the FAR as per column 5 of table 2 for the entire land.
Provided further that FAR of column 5 of table 2 in rule 31 for the entire land
shall be permitted on payment of additional fee at the rate specified in subrule (3) od rule
31 for the difference area if any.
82. Set back, height, etc.-
(1) For buildings under various occupancies the mandatory open space/setback from
the proposed road boundary to the building shall be reduced by the breadth of the
land so surrendered from that side subject to the minimum of 3.0m from the
boundary of the proposed road.
Provided that in the case of plots upto 125sqm of area left after surrendering the
land for road schemes other than National Highways and State Highways the committee
constituted under rule 85 may considering the width of the land surrendered and left
behind shall permit reductions in the said distance to such extent that after such reduction
there shall be a minimum of 1.50m distance from the abutting new road boundary.
Provided further that the set backs on all other sides shall be reduced in proportion to the
percentage of the land surrendered subject to a maximum reduction of 50% of the
mandatory open space required for the respective occupancies.
Provided also that in the case of buildings having more than four floors of 15m
height safety provisions for high rise buildings as provided in Chapter XVII of these rules
shall apply.
2) In addition to the minimum front, rear and side open spaces required as per
(1) above for height upto 10m proportionate increase in such minimum open space
at the rate of 0.50m for every 3.0m height exceeding 10m shall be provided.
(3) Not withstanding anything contained in these rules in the case of buildings part
of which has been demolished for the purposed specified in rule 79, construction or
reconstruction of wall with or without doors, shutters shall be permitted on the
side abutting the road, without structural alteration.
Provided that the door shutter shall not open outward.
(4) Building lines specified in town planning schemes, other than special
building lines prescribed considering the urban design and heritage aspects
and general provisions regarding the distance from centre line of road, restriction on
height with respect to width of street and front set back shall not apply to the
constructions under this chapter.
83. Omitted
84. Parking.-
Parking requirements shall be reduced in proportion to the percentage of land surrendered
to the extent that after such deduction a minimum of 75% of the parking required as per
these rules shall be provided.
85. Constitution of Special Committees.-
(1) The Government may, on receipt of a request to that effect from any municipality or
suo motu, if found necessary, by order, constitute a Special Committee for the purposes
of any or all municipalities to consider and decide on the application for building permits
that may be submitted under the provisions of this Chapter.
2) The Special Committee shall consist of the following members, namely:-
(i) Mayor of municipal corporation / Chairperson of the Municipality, who shall be the
Chairperson of the Committee.
(ii) Chairperson of the Development Authority, if any constituted for the area
(iii) Senior Town Planner / Town Planner of the District office of the Town and Country
Planning Department or an officer not below the rank of a deputy town planner
authorized.
(iv) Executive Engineer, Roads, Public Works Department having jurisdiction in the area
or an officer not below the rank of assistant executive engineer authorized.
(v) Executive Engineer, Buildings, Public Works Department having jurisdiction in the
area or an officer not below the rank of assistant executive engineer authorized.
(vi) Town Planner of the development authority if any constituted for the area or an
officer not below the rank of a deputy town planner authorized.
(vii) Secretary of the Municipality concerned, shall be the convenor of the Committee.
(v) one or two representative of the Department, Authority, Institution, Association or
organisation in charge of or responsible for carrying out or proposing or sponsoring the
formation or widening of the road or improvement of the junction or other works
envisaged under this chapter co-opted, if so desired by the committee.
(3) The quorum for the meeting shall be Four including the Convenor and the
Chairperson
(4) The Convenor shall, considering the number of applications and urgency of the work
to be executed, convene the meetings of the Committee at such place and time, as may be
fixed in consultation with the Chairperson, by giving at least seven clear days notice to all
the members; copies of plans pertaining to the application required under these rules
along with the agenda notes containing technical report on all the applications shall be
forwarded to the members along with the notice.
(5)The Convenor shall place before the Committee only such applications included in the
agenda notes circulated, which otherwise comply with all the provisions of these rules,
town planning schemes if any for that area and other relevant status and shall issue permit
as decided by the committee. The Convenor shall also maintain detailed registers for the
minutes and for the land so surrendered.
(6) The Committee shall initiate and take actions to promote and monitor implementation
of the road scheme in total. The committee may also promote land pooling scheme what
ever feasible to enable the implementation of the scheme in total
CHAPTER XII
ACCESSORY BUILDINGS AND SHED
86. Certain buildings and sheds exempted.-
Any building constructed or used or intended to be constructed or used exclusively for
the purposes of a plant house or metre house, not being a dwelling house and sheds for
keeping fuel or firewood for the domestic use of its owner or for keeping agricultural
implements, tools, rubbish or other materials or for watching crops or kennel for keeping
not more than six dogs or cattle shed for keeping not more than six cattle and their calves
or cage/aviary for keeping not more than twenty hens or ducks shall be exempted from
the provisions of these rules: Provided that such building or shed shall have minimum
one metre set back from the nearest boundaries and may abut the main building
87. Temporary hut or shed.-
(1) The Secretary may grant permission to a person to erect for a specified period
huts or sheds of a purely temporary nature for stabling or similar purposes, on
general conditions as may be fixed by the Council.
(2) The Secretary may, on the failure of the person to demolish or dismantle the shed
or hut at the expiry of the period specified, cause it to be demolished or dismantled and
the cost thereof shall be recovered from such person as if it were an arrear of property tax
due under the Act
3) Application for permission to erect temporary hut or shed shall be submitted in
white paper typed or written in ink, affixed with necessary court fee stamp and
accompanied by document to prove ownership or consent of the
owner, if the land is not owned by the applicant.
(4) The Secretary shall, if convinced of the ownership, issue permit with or without
condition and specifying the period beyond which the hut or shed shall not be retained.
88. Accessory building.
1) Construction of accessory buildings such as bathrooms, toilets, storehouses, cattle
sheds, kennels and cages or cabin for watch and ward shall be permitted in the open
space of the main building, if the open space available is sufficient for such construction:
Provided that area of such structures shall be limited to fifteen per cent of the open space.
(3) The height of the structure or cabin shall be limited to 2.5 Mts.
(4) The distance from the boundary abutting the road to the accessory building shall be
equal to that necessary for a single storeyed residential building.
(5) The accessory building shall have minimum 1.00-meter distance from the boundaries:
Provided that it may abut the main building
89. Certain provisions not to apply.-
Provisions regarding floor area ratio shall not apply to the constructions under this
chapter.
CHAPTER XIV
WALL AND FENCE
96. Prohibition Of commencement of work.- The Construction or reconstruction of any
wall or fence or whatever height bounding or abutting on any public street or public
property or public water course shall not be ,begun unless and until the Secretary has
granted permission for the execution of the work:
Provided that any gate or grill or door or other structure shall not open or project into the
adjace property or street.
97. Submission and disposal of application.-(1) An application to construct or
reconstruct a wall or fence shall be submitted in white paper, typed or written in ink and
affixed with necessary court fee stamp
(2) Application shall contain documents to prove ownership, site plan
(3) The site plan shall clearly show all the streets, paths, lanes abutting or leading to the
plot and also description of the materials used for the work.
(4) Application fee shall be paid as in Schedule -I
(5) The Secretary shall, if convinced of the plan and genuineness of the ownership, issue
permit not later than 30 days from the date of receipt of the application.
(5a) A wall or fence abutting a street junction shall be sufficiently splayed.
(6) The permit fee shall be as in Schedule – II.
98. Period of permit and its renewal.-
(1) The permit shall be valid for one year from the date of issue and may be renewed for
further one year by filing an application in white paper, typed or written in ink and
affixed with necessary court fee stamp.
(2) The application for renewal shall be submitted within the valid period of the permit
and the renewal fee shall be fifty per cent of the permit fee.
99. Completion report.-
The owner shall on completion of the work submit a completion report to the Secretary,
in white paper typed or written in ink, specifying the date of completion.
CHAPTER XV
SPECIAL PROVISIONS FOR CERTAIN CONSTRUCTIONS
100. Special Provisions for addition etc. over existing buildings.-
(1) Notwithstanding anything contained in these rules, alteration or addition (extension)
of the first floor or the second floor or both and or conversion or erection of roof, shutter
or door shall be permitted to buildings existing on the 30th March, 2000 subject to sub
rules (2) to (10) of this rule, even though the existing building and proposed floor(s) or
work does not satisfy the provisions under rules 24, 25, 26, 32, 33 and the provisions
under Chapter VI and Chapter VII:
Provided that alteration of existing building shall be permitted for the limited purpose of
constructing staircase or ramp or flight of steps for use as access to the proposed floors, if
such alteration satisfies the provisions under rule 25:
Provided further that the owner shall have no right to claim cost or compensation for both
the existing building and the proposed floor(s) or any portion thereof if the same is
required to be demolished in future for any road widening or development under any
scheme approved by Government or an authority under them:
Provided further that the owner shall be responsible for the structural stability and other
safety of the building, both the existing and the proposed:
Provided also that the alteration or addition (extension) or other works mentioned in this
rule above shall be permitted even if the existing building have one basement floor.
(2) The proposed alteration or addition (extension) shall satisfy the provisions regarding
clearance from overhead electric lines specified under table 1 of rule 23 and if such
clearance is not available, no objection certificate issued by the Chief Electrical Inspector
or an Officer authorised by him shall be produced for issuing permit.
(3) The distance from the boundary abutting road to the proposed second floor over the
existing building having ground floor and first shall be that of the first floor, if the said
distance is less than that required under rule 25.
(4) The distance from the boundary abutting a road to the proposed first floor or first and
second floors over the existing building having ground floor, shall be that of the ground
floor, if the said distance is less than that required under rule 25.
(5) In the case of residential or special residential or mercantile/ commercial buildings
alteration or addition (extension) of floor(s) or conversion of roof shall be permitted only
if the existing building and the proposed floor(s) have average 60 cms open space from
the boundaries of all the plots on its sides including rear:
Provided that if any portion or side of the building abuts the plot boundary or have an
open space less than that specified above, a consent document issued by the owner of the
plot on the abutting portion/side shall be produced along with the application for permit:
Provided further that not more than two sides shall be permitted to abut the boundary
even with such consent document.
(6) In the case of occupancies other than that mentioned under sub rule (5), alteration or
addition (extension) of floor (s) or conversion of roof shall be permitted only if the
existing building and the proposed floor (s) have average 1.00 meter open space from all
the plots on its sides including rear:
Provided that no industrial occupancy building under Group G1 and hazardous
occupancy building under Group I (1) and Group I (2) shall be permitted under this rule.
(7) The maximum coverage permissible shall, if the proposed is for first and second
floors, be that of the ground floor over which such floors are proposed and if the proposal
is for second floor, be that of the first floor over which such floor is proposed:
Provided that the proposed floor (s) shall not extend beyond the limits of the existing
building.
(8) The maximum floor area ratio permissible under this rule shall be as in Table 2 under
rule 31 and for calculating the maximum floor area ratio permissible the floor area of the
proposed floor (s) and floor area of the existing building shall be taken into account.
(9) Off street parking shall be provided as in Table 5 under rule 34 for the proposed floor
(s) irrespective of whether off street parking is available for the existing building or not:
Provided that where the carpet area of the building including the proposed floor (s) does
not exceed 300 sq. metres provision regarding car parking shall not be insisted for
permitting alteration or addition (extension) of floor (s).
(10) In the proposed alteration or addition (extension) of first and second floor (s) door
shall be permitted only on the side or portion having 1.00 metre open space, window
shall be permitted only on the side or portion having 60 cms. open space and no opening
shall be permitted on the side or portion having less than 60 cms open space.
101. Special provision for addition, etc. over buildings permitted under Kerala
Building Rules, 1984.-
(1) Alteration or addition/extension of first floor or second floor or both and or
conversion or erection of roof, shutter or door shall be allowed to buildings permitted
under orders granting exemption from provisions of Kerala Building Rules, 1984, issued
by Government or District Collectors subject to sub rules (2) and (3) of this rule, whether
the work has commenced or not or whether being carried on or completed:
Provided that the permitted building and that proposed alteration or addition/extension or
other work mentioned in this rule shall have minimum 3 meters distance from the
boundary abutting any National Highway, State Highway, District road or other road
notified by the Municipality and minimum 1.5 meters from the boundary of other road.
(2) The provisions under rules 24, 25, 32 and 33 and the rules under Chapter VI and VII
shall not apply to the proposed floor (s) or work whether the permitted building satisfies
the said provisions or not.
(3) The provisions under sub rules (2) to (10) of rule 100 shall mutatis mutandis apply to
both the permitted building and the proposed building.
102. Extension in the ground floor, etc.-
(1) Extension in the ground floor with or without floors above it shall be permitted to any
building, if the proposed extension satisfies the provisions in these rules, irrespective of
whether the building proposed to be extended conforms to the provisions in these rules
or not:
Provided that for the purpose of calculating maximum coverage and floor area ratio
permissible and for calculating the total off street parking requirements both the proposed
extensions and the building proposed to be extended shall be taken into account.
(2) Addition/extension of upper floors to any building shall be permitted, if the proposed
addition/extension satisfies the provisions in these rules, irrespective of whether the
building proposed to be extended conforms to the provisions in these rules or not:
Provided that in the case of existing ground floor on the side of cul-de-sac not exceeding
250 meters length or pedestrian lanes or streets up to 3 meter width, first floor shall be
permitted above it if the existing ground floor and proposed first floor have minimum
1.50 metes distance from the boundary abutting such cul-de-sac, lane or street
irrespective of whether it satisfies the provisions in rule 25 and rule 32:
Provided further that for the purpose of calculating maximum coverage and floor area
ratio permissible and for calculating the total off street parking requirements both the
proposed extension and the building proposed to be extended shall be taken into account.
(3) Separate and independent building shall be permitted in a plot already having one or
more buildings, if the proposed building satisfies the provisions of these rules,
irrespective of whether the existing buildings in that plot satisfies the provisions of these
rules or not:
Provided that for the purpose of calculating maximum coverage and floor area ratio
permissible and for calculating the total off street parking requirements both the proposed
and the existing building in the plot shall be taken into account:
Provided further that the proposed building shall have minimum 1.5 meters distance from
the other existing buildings, if the proposed building has not more than 3 floors and shall
have minimum 3 meters distance, if the proposed building has more than three floors.
(4) Conversion of roof with the same or a different material shall be permitted to any
building, if not otherwise prohibited by these rules or main rules or the Act, irrespective
of whether such building conforms to the provision in these rules or not:
Provided that the clear distance of the roof edges from the plot boundaries shall not be
reduced from the existing distance, but however where sufficient distance is available it
can be reduced to such extent that the provisions regarding projections permissible into
open space as provided in rule 24 shall be observed.
Provided further that no portion of the roof shall encroach or project into the street or the
neighboring plots and water from the roof shall not be allowed to fall into the street or the
neighboring plots or the plot boundaries:
Provided also that no permission shall be necessary for conversion of roof with grass, leaf
or thatch:
(5) Conversion of shutters or doors with the same or a different material or erection of
shutters or doors shall be permitted in any building irrespective of ‘whether such building
conforms to the provisions in these rules or not:
Provided that the area or height of the building shall not be increased.
CHAPTER XVI
WELLS
103. Essentially of permit.-
(1)No new well shall be dug without the permission of the Secretary.
(2) Where any person intends to dig a well, he shall submit an application in the form in
Appendix A to the Secretary, together with a site plan and document to prove the
ownership.
(3) The site plan shall show the position and dimension of the well and all existing and
proposed buildings and structures in the site and within 7.5 metres radius from that well.
104. Set back.-
(1) The set back from any street shall be as that required for a building.
(2) There shall be 1.50 metres set back from other boundaries.
(3) The well may be located within or abutting or away from the building on the plot.
(4) No leech pit, sock pit, refuse pit, earth closet or septic tank shall be allowed or made
within a distance of 7.5 metres radius from any existing well used for supply of water for
human consumption or domestic purpose or within 1.20 metres distance from the plot
boundaries.
105. Wall and surrounding.-
The well shall be protected With brick wall with -minimum 1 mt. height
106. Fees.-
The application fee and permit fee shall be as in Schedule 1 and Schedule 2 respectively.
107. Approval of plan and issue of permit.-
The Secretary shall, if convinced of the boundaries and plan and bonafides of the
ownership approve the plan with or without modification and issue permit.
108. Validity and renewal.-
(1) The permit once issued shall be valid for two years and may be renewed for a further
period of one year by submitting – an application in white paper, typed or written in ink,
affixed with necessary court fee stamp.
(2) The application for renewal shall be submitted during the valid period of the permit
and the renewal fee shall be fifty per cent of the permit fee.
109. Completion report.-
The applicant shall submit a completion report to the Secretary, in white paper typed or
written in ink, specifying the date of completion.
CHAPTER XVI A
RAINWATER HARVESTING
109A. Roof top Rain Water harvesting Arrangements :- (1) Unless otherwise
stipulated specifically in a Town Planning Scheme, workable rainwater harvesting
arrangements shall be provided as an integral part of all new building constructions for
the following occupancies namely:-
(i) Group AI residential (with floor area of100 sq.m or more
and plot area of 200or more)
(ii) Group A2 Special Residential
(iii)Group B Educational
(iv)Group C Medical/Hospital
(v)Group D Assembly
(vi) Group E Office/Business
(vii) G1 and G2 Industrial (only for workshops, assembly plants
laboratories, dr6y cleaning plants power plants
Gas plants Refineries diaries food processing
units and any other occupancies notified by the
Government from time to time
(vii)Group GI hazardous (automobile wash stall, Automobile
service Stations, Service Garages,with repairing
facilities and any other occupancies notified by
the Government from time to time.
Provide that the floor area to be considered shall be the total floor area in all
floors..
Provided further that the rainwater harvesting arrangements is not mandatory for
thatched roofed building.
(2) The components of workable rooftop rainwater harvesting arrangements as stipulated
in Sub-rule (1) above shall include.
(i) Roof catchment area
(ii) Roof gutters
(iii) Down pipe and first flush pipe arrangement
(iv) Filter unit and
(v) Storage tank with provision for drawing water and spillover
(3) The minimam capacity of the storage tank as stipulated in Sub-rule (2) (v) of the
rooftop rainwater harvesting arrangements shall be at the rates given below
Group A1 25 liters/sqm of total floor area.
Group A2 25 liters/sqm of total floor area
Group B 50 liters/sqm of total floor area
Group C 50 liters/sqm of total floor area
Group D 50 liters/sqm of total floor area
Group E 50 liters/sqm of total floor area
Group G1 & G2 50 liters/sqm of total floor area
Group I(1) 25 liters/sqm of total floor area
(4) The municipality shall enforce workable artificial groundwater recharging
arrangements as an integral part of all new building construction through collection of
rooftop rain water
(5) The component of workable artificial groundwater recharging arrangements as
stipulated in sub-rule (iv) above shall include
(i) Roof catchment area
(ii) Roof gutters
(iii) Down pipe
(iv) Filter units
(v) Recharge well/percolation pit
(6) Where ever rooftop rain water harvesting arrangements as stipulated in sub rules (I) to
(iii) above are provided, additional arrangements for carrying the spill over water from
storage tanks to recharge well or percolation pit need only be provided.
(7) The owner(s)/occupier(s) shall maintain the roof top rain water harvesting
arrangements and artificial ground water recharge arrangements in healthy working
conditions.
(8) The municipality may, in exceptional cases such as water logging or impermeable
subsoil conditions to considerable depths exempt constructions from the mandatory
ground water recharging arrangements
CHAPTER XVII
SAFETY PROVISIONS FOR HIGH RISE BUILDINGS
110. High rise building.-
For the purposes of this Chapter high rise building means a building having more than
four floors and or 15 metres of height from ground level.
111. Provisions to apply as modified for high rise buildings’-
In the case of high rise buildings, the provisions in these rules elsewhere shall apply
subject to modification in this chapter.
112. Staircase.-
(1) Every high rise building shall have at least two staircases.
(2) The height of the handrail in the staircase shall not be less than 90 cms. and if
balusters are provided no gap in the balusters shall be more than 10 cms wide.
113. Guard rails or parapets.-
Every slab or balcony overlooking any exterior or interior open space which are 2 metres
or more below shall be provided with parapet walls or guard rails of height not less than
1.20 metres and such guard rails shall be firmly fixed to the walls and slabs and may also
be of blank walls, metal grills or a combination of both.
Provided that if metal grills are used they shall not be made of continuous horizontal
members to prevent climbing on them:
Provided further that guard rails shall not be made of glass or any similar material which
are not reinforced to prevent breaking.
114. Fire escape stairway.-
(1) Every high rise building shall be provided with a fire escape stairway.
(2) Fire escape stairway shall be directly connected with public or common areas on all
floors and shall lead directly to the ground.
(3) At least one side of the stairway shall be an external wall either with large openings or
with break open glass to facilitate rescue operations during an emergency.
(4) External fire escape staircase shall have straight flight not less than 75 cm wide, with
20 cm treads and risers not more than 19 cm. the number of risers shall he limited to 16
per flight.
(5) The height of handrails shall be not less than 100 cm and not more than 120 cm.
(6) The use of spiral staircase as external fire escape stairway shall be limited to buildings
with height not exceeding 10 metres.
(7) A spiral fire escape stairway shall be not less than 150 cm in diameter and shall be so
designed as to give adequate headroom.
115. Ducts.-
Every opening provided to ducts from the interior of a building shall be closed with
strong materials.
116. Omitted
117. Open space for fire fighting.-
Every high rise building, if it does not abut on two or more motorable roads, shall be
provided with a minimum of 5 metres wide open space on any one of its sides contiguous
to the road abutting it to facilitate fire fighting:”
Provided that if a road is available on the side which can be made motorable by providing
sufficient open space to make its width to not less than 5 metres wide and space on that
side is kept open by not constructing any compound wall, fence or structure then no
separate open space as specified above need be provided.
118.Lift for residential apartments.-
Every high rise apartment building having more than 16 dwelling units shall be provided
with at least one lift capable of carrying a stretcher:
Provided that if only one lift is required for the building as per the rule 48, that lift shall
be one capable of carrying a stretcher.
119. Parapets to terrace floor.-
Where access is provided over the terrace floor or to the terrace floor, the edges of the
terrace floor shall be provided with parapet walls made of stable materials to a height of
not less than 120 cms.
120. Structural design.-
Application for construction or reconstruction or addition or alteration of any high rise
building shall be accompanied by one set of structural design, including that regarding
seismic forces as per the provisions contained in the National Building Code of India as
amended from time to time and drawings and a structural stability certificate prepared
and issued by a registered engineer.
CHAPTER XVIII
HUTS
121. Prohibition for commencing work without permission.-
No person shall commence the construction of reconstruction or a hut without first
obtaining a permit for such work.
122. Provisions regarding distance from road, etc –
(1) The minimum distance between the plot boundary abutting any street other than
National Highway, State Highways, or District roads or other roads notified by the
Municipality and a hut shall be 1.00 metre.
(2) All sides including the front and rear shall have minimum 60 cms distance from all
the boundaries other than that abutting a road.
123. Certain provisions not to apply.-
Provisions regarding FAR, coverage, distance from central line of road and dimension of
building parts, light and ventilation shall not apply to huts.
124. Application for permit.- (1) Any person intending to construct or reconstruct a hut
shall submit an application in white paper, typed or written in ink and affixed with
necessary court fee stamp to the Secretary along with a site plan showing the built up area
and the boundaries of the plot and nearby street, if any, and also document to prove
ownership.
(2) The application fee shall be as in Schedule I.
125. Disposal of Application.-
The Secretary shall verify the application, document and site p1an and after being
convinced of the boundaries and bonafides of ownership issue permit within 14 days
from the date of receipt of the application and necessary permit fee as shown in schedule
II.
126. Council bound to decide on application.-
(1) The Council shall be bound to take a decision as to whether permit shall be given or
rejected, if the applicant makes a request in writing after the expiry of fourteen days from
the date of submission of application that the secretary has failed to dispose the
application.
(2) The applicant may commence with the construction or reconstruction in conformity
with the provisions contained in the Act and these Rules, as if the permit has been
granted, if the Council fails to dispose of the application within 30 days from the date of
submission of the request in writing.
127. Reasons for rejection to be specified.-
(1) Application for permit to construct or reconstruct a hut may be rejected on the
following reasons:
(i) The construction or use of plot violates any provision of law or any rule or order or
byelaw or proclamation;
(ii) the application for permit is not furnished with details or has not been prepared as
required under these rules;
(iii) any detail or plan so required by Secretary under these rules has not been made
available properly;
(v) the proposed hut is an encroachment to land owned by Government or Municipality.
(2) The Secretary shall not reject an application for construction or reconstruction of hut
without specifying the reasons for such rejection.
128. Period of permit and its renewal.-
The permit shall be valid for 2 years from the date of issue and may be renewed for
further one year on submission of application in white paper, typed or written in ink,
affixed with necessary court fee stamp, within its valid period, and payment of fifty per
cent of the permit fee.
129. Completion report and occupancy certificate.-
(1) The applicant shall, on completion of the construction or reconstruction of the hut for
which the permit was issued, report the matter in white paper typed or written in ink to
the Secretary, specifying the date of completion.
(2) The Secretary shall, if satisfied that the construction or reconstruction is as per the
permit granted, issue occupancy certificate not later than 10 days from the date of receipt
of the report
CHAPTER XIX
TELECOMMUNICATION TOWERS
130.Essentiality of permit.-
NO person shall erect or re-erect any non Governmental telecommunication tower or
telecommunication pole structures or accessory rooms or make alteration or cause the
same to be done without first obtaining a separate permit far each such tower or
telecommunication pole structures from the Secretary.
131. Distance form road and boundaries.-
(1) The base of the tower or poles shall have minimum 3 metres distance from the plot
boundary abutting the road, whether it is proposed on land or over a building, even if the
building is having less than 3 metres distance:
Provided that the distance from road boundary of the accessory rooms such as equipment
rooms, shelters, or generator rooms proposed over a building shall be that of the building.
(2) In addition to the distance specified under sub rule (1), set back required for road
widening proposed in any Town Planning Scheme shall also be provided.
(3) Distance from other boundaries of the plot to the base of the telecommunication tower
Or Pole structure or accessory rooms shall be minimum 1.20 rnetres:
provided that if the telecommunication tower or pole structures or accessory rooms are
proposed over a building, the distance from the boundaries other than that abutting a
road; shall be that of the existing building;
Provided further that if the building abuts any plot boundary and the telecommunication
tower or pole structures or accessory rooms are also proposed to abut that boundary then
consent of the owner of the plot on the abutting side shall be obtained and produced along
with the application for permit:
Provided also that no portion of the telecommunication tower pole structure or accessory
room shall project or over hang into the neighboring plots
132. Provisions regarding FAR and height.-
The provisions regarding FAR, coverage, height restriction with regard to width of road
and distance from the boundary abutting road, distance from central line of road and
dimension of parts of building shall not apply to telecommunication towers or pole
structures or accessory rooms such as equipment rooms, shelters or generator rooms.
Provided that the height of the telecommunication towers or pole structure or accessory
rooms, including the height of the building if they are proposed over a building, shall be
restricted as shown in Table 3 of sub rule (2) of rule 32 and for exceeding the height
restriction specified under Table 3 of the said rule, clearance from the concerned airport
authority shall be obtained and produced before issuing permit.
Provided further that additional distance from boundary abutting the road and other
boundaries of the plot proportionate to increase in height shall not be necessary for the
telecommunication tower or pole structures or accessory rooms or for the building over
which they are proposed
133. Accessory rooms.- (1) Accessory rooms such as equipment rooms, shelters or
Generator rooms essential for the service shall be permitted along with a
telecommunication tower or telecommunication pole structures or separately, if a request
is made in the application and plans/drawings of the rooms are attached either along with
the application for permit or separately.
(2) The cabin may be made with any material but the area of such cabin shall not exceed
15 Sq.mts.
(3) Installation of electricity generator may be allowed if the generator is covered with
insulated sound-proof cabin.
(4) Every construction or installation ancillary or necessary for the telecommunication
system shall conform to the relevant rules applicable to such construction or installation
and licence or permit required under such rules shall also be obtained.
(5) The telecommunication tower or ancillary structures shall not prevent or block the
access, exit or entry or reduce the width of such access, exit or entry of building or in no
way badly affect the safety measures or amenities provided in the building in which it is
erected.
134. Electrical line clearance.-
Every tower or ancillary construction shall satisfy the minimum vertical and horizontal
clearance from electrical lines as stipulated in the Indian Electricity Act, 1910 and Indian
Electricity Rules, 1956 as amended from time to time and also any regulation issued by
the State Electricity Board.
135. Protective Wall.-
(1) Every tower erected on the ground and through which electric power is transmitted or
passed shall be provided with protective wall or grill at a distance of one metre from any
point of the base.
(2) The wall or grill shall have a minimum of 1.20 metres height and shall be kept under
lock and key, if provided with door.
136. Protection from lightening.-
Every telecommunication tower shall be provided with sufficient protection against
lightning, conforming to I.S. 2303-1969-Code of Practice, as amended from time to time.
137. Warning lights and colour specifications.-
(1) Every telecommunication tower shall be provided with two Aviation Warning Lights
(ANL) each at 40 metres and 70 metres height from the ground level and one at the top,
the two lights at 40 metres height shall be fixed in one set of opposite and that at 70
metres height shall be fixed at the other set of opposite corners.
(2) Every telecommunication tower shall be painted with international orange and
international white colors alternatively each with 5 meter band, starting straight with
international orange at the top.
138. Damage and liability.-
The applicant/owner shall be responsible for the structural stability of the
telecommunication tower and the building in which it is erected and for any damage
caused due to inadequate safety measures.
139. Building to be authorised.-
Erection of any telecommunication tower or pole structures or accessory rooms shall be
permitted only over authorised buildings.
140. Clearance from Defence Establishment etc.-
In case the erection of telecommunication tower is proposed within 200 metres from any
property maintained by Defence Establishment or 100 metres from any rail way,
clearance from the concerned officer in charge or authority, as the case may be, shall also
be obtained before issuing permit
140A. Site approval etc.-
(1) No site approval shall be necessary for the construction of telecommunication towers,
telecommunication pole structures or accessory rooms essential for such service.
(2) Telecommunication towers or pole structures or accessory rooms shall be permitted in
any zone or over any building irrespective of its occupancy.
141. Submission of application and its disposal.-
(1) Application for permit shall be submitted to the Secretary in the form in Appendix A
along with two copies of site plan, location, elevation, sections, [ x x x x ], structural
stability certificate, copy of agreement executed with department of Telecommunications
or license or permit issued by an authority approved by Government of India from time to
time and document to prove ownership.
Note. – (1) Ownership document may be a sale deed or mortgage deed or deed of
agreement or license or consent document, etc.
(2) No structural stability certificate shall be necessary in the case of telecommunication
pole structures and accessory rooms
(3) In case the telecommunication tower is proposed above any building, structural
stability certificate shall he submitted in respect of that building also.
(4) The site plan shall show plot dimensions, access street width, details of existing
structures within the plot with their uses, height, number of floors, set back from the plot
boundaries and between them; proposed tower and ancillary structures.
(5) The structural stability certificate shall be one issued by an Engineer having post
graduate degree in Civil Engineering or Structural Engineering, registered or employed in
Central or State Government Service or Quasi- Government Organisation.
(6) Application fee shall be Rs. one thousand and permit fee shall be,-
(a) for towers of any height, rupees ten thousand;
5(b) for pole structures (one unit with any number of poles) rupees two thousand and five
hundred.
6(c) no separate application fee shall be necessary for the accessory rooms essential for
the use of telecommunication tower or pole structures but permit fee shill be remitted
corresponding to their area as in the case of a pucca building.
(7) For the purpose of levying fee, the height of the tower shall be taken from the base of
the tower and not from the base of the building.
(8) The secretary shall, if convinced of the boundaries and ownership of the plot, plan
and drawings and genuineness of the certificates, issue permit, not later than 30 days
from the date of receipt of application.
(9) The permit issued under sub rule (8) shall be a work permit and the construction or
erection of telecommunication tower or telecommunication pole structures or accessory
rooms essential for the use of such tower or pole structures shall be completed within one
year from the date of issue of permit.
(10) The period of the permit shall be extended for a further period of one year if an
application for the same is submitted to the secretary, within the valid period of the
permit.
(11) The application for extension of the period of permit shall be submitted in white
paper, typed or written in ink, affixed with necessary court fee stamp; original permit
shall also be attached.
(12) No application fee shall be necessary for extension of period of permit but fee for
extension shall be equal to fifty per cent of the fee for original permit in force at the time
of extension.
142. Completion Certificate.-
(1) After completion of the work of the telecommunication tower or pole structure and
accessory rooms as per permit, the applicant and the engineer shall submit to the
Secretary completion certificate as in Form E and Form F respectively, along with a
certificate of structural safety/stability of the tower and the building, if the tower or pole
is constructed over a building.
(2) The secretary shall, if satisfied that the work has been completed as per permit, issue
use certificate as in Appendix H allotting a number, included in a different series from
that allotted to buildings, on the basis of which the authorities concerned may allow
power connection, etc. for use of the service.
CHAPTER XX
REGULARISATION OF UNPERMITTED
CONSTRUCTIONS AND DEVIATIONS
143. Power of the Secretary to regularise certain constructions.-
The Secretary shall have the power to regularise construction or reconstruction or
addition or alteration of any building or digging of any well or telecommunication tower
or any structure or land development or any work for which permission of the Secretary
is necessary under this rule commenced, being carried on or completed without obtaining
approved plan or in deviation of the approved plan:
Provided that such construction or reconstruction or addition or alteration of any building
or digging of any well shall not be in violation of any of the provisions of the Act or these
rules.
Provided further that such power shall not relieve the Secretary of his responsibility in
detecting and preventing such work and in taking other actions as per these rules:
Provided also that where the construction or work was commenced, being carried on or
completed after the statutory period specified in rules 15, 97, 126 or 141 and as per rules,
such construction or work shall be considered as duly permitted and not one requiring
regularization.
144. Submission of application and procedure for its disposal.-
(1) Application for regularization shall be submitted in the form in Appendix A.
(2) The application for regularization shall be accompanied by documentary evidence of
ownership of plot, site plan, elevation, building plan, service plan, parking plan wherever
the building requires parking, and other details and specifications as are necessary in the
case of an application for new building permit; in the case of deviation from approved
plan, the approved plan and permit already obtained shall also be submitted.
(3) The procedure for disposal of an application for regularization shall be that followed
in the case of an application for new permit.
145. Application fee.-
The application fee shall be as specified in schedule I.
146. Decision to be intimated.-
(1) The Secretary shall by written order either grant or refuse to grant regularization.
(2) The Secretary shall, if the decision is to grant regularization intimate the fact to the
applicant in writing specifying the amount to be remitted as compounding fee and the
period within which the amount has to be remitted.
(3) The Secretary shall, on receipt of the compounding fee, and compliance of the
condition, if any specified, issue order as in Appendix-I absolving the person from all
liabilities and regularizing the construction, and record the details thereof in a register to
be kept as a permanent documents in the form in Appendix-J.
(4) The compounding fee shall be double the amount of the permit fee in force
Provided that in the case of deviated or additional construction only the area so deviated
or added shall be considered for the calculation of compounding fee].
(5) The Secretary shall, if the decision is to refuse regularisation, intimate the fact to the
applicant specifying the reasons for such refusal and the period within which such
building or part of building has to be demolished or the well filled up:
Provided that an application for regularisation shall be refused only on such grounds on
which approval of site or permission may be refused.
147. Demolition of buildings not regularized.-
(1) Where the owner fails to demolish the building or structure or part thereof or fill up
the well as directed in the order refusing regularisation or fails to remit the compounding
fee within the time specified, or fails to comply with any condition stipulated in the order
granting regularisation within the time specified, the Secretary shall himself cause the
building or structure or part thereof demolished or the well filled up as the case may be,
and the expenses therefore shall be recovered from the owner as if it were an arrear of
property tax due under the Act:
Provided that in the case of an order refusing regularisation, the building or part thereof
shall not be demolished or well filled up or prosecution initiated as in sub-rule (2) until
and unless the time prescribed for filing appeal from such an order has not been expired.
(2) Notwithstanding anything contained sub-rule (1), Secretary may also take prosecution
proceedings against the owner.
CHAPTER XXI
REGISTRATION OF ARCHITECTS, ENGINEERS
TOWN PLANNERS, ETC.
148. Plans and drawings to be prepared and signed by Architect, etc.-
In these rules, wherever it is required that a plan or drawing or specification shall be one
prepared and signed by or a certificate shall be one so certified and signed by an
Architect, Building Designer,Engineer, Town Planner or Supervisor such Architect,
Building Designer ,Engineer, Town Planner or Supervisor shall be a person registered or
deemed to have been registered under the provisions in this chapter.
149. Registering Authority.-
The Director Of Municipal Administration shall be the Registering Authority for the
State.
150. Application and procedure for registration.-
(1) Any person having the requisite qualification may submit an application for
registration in the form in Appendix-K.
(2) A person employed in the service of Government or Quasi-Government or
Government owned Corporation or Board, Authority or Government Companies or
Banks are not eligible for registration:
Provided that paid Apprentices under the Apprentices Act are Considered as not
employed for this purpose.
(3) The application shall be affixed with necessary court fee stamp and shall be attached
with true copy of certificate showing educational qualification and experience.
(4) The Registration Authority shall, if convinced of the genuineness of the documents,
issue registration certificate in the form in Appendix-M after collecting the registration
fee.
(5) The registration once made shall be valid for three years from the date of certificate
and shall be renewable on payment of renewal fee with a request in white paper affixed
with necessary court fee stamp made within the valid period of registration:
Provided that a licence issued under the Kerala Building Rules, 1984 shall be deemed to
have been issued under these rules and shall continue to be valid for the period for which
that licence was issued and the holder of the said licence shall be eligible for registration
under these rules.
(6) The fee for registration and renewal shall be the same and shall be at the rates shown
below:
Architect .. Rs.1000
Building Designer .. Rs.750
Engineer A .. Rs.1000
Engineer B .. Rs.750
Town Planner A .. Rs.1000
Town Planner B .. Rs.750
Supervisor A .. Rs.500
Supervisor B .. Rs.300
151. Qualification for registration.-
No person shall be eligible for registration in the category in column (1) unless he
possesses the qualification as in column (2) of Appendix-L.
152. Registration in more than one category.-
A person shall be eligible for registration in more than one category if he possesses the
requisite qualification and submits separate application, and fee for registration in each
such category.
153. Responsibilities and functions of registered Architects, etc.-
(1) Plans and drawings shall be prepared strictly in conformity with the provisions
contained in the Act and the Rules and any direction issued by Government or
Municipality and a certificate to that effect shall be recorded and signed in the plans and
drawings.
(2) A certificate of verification of site shall be recorded and signed in the site plan.
(3) Plans and drawings shall only be prepared after inspecting the site and convinced of
the boundaries.
(4) The person issuing the certificate or affixing signature on the plan, drawing or
specification shall be responsible for the correctness or truthfulness of the recording in
the certificate or plan, drawings or specifications.
(5) Function shall be restricted to the category on which registration is obtained.
(6) Any person violating the rules under this chapter shall be liable to action under subrules
(7) and (8)
(7) The Registering Authority may, on complaint by any person or on report from any
Municipality or suo motu take action against any person registered, for violating any of
the provisions under these rules.
(8) The Registering Authority may, if convinced on enquiry that the person against whom
action has been taken under sub rule (7) has violated any rule, provision or issued false
certificate or recorded false information, suspend the registration for a period not
exceeding one year or cancel the registration or disqualify him for future registration:
Provided that before finalizing the decision, the person concerned shall be given
sufficient opportunity to explain and the explanation, if any, submitted shall be duly
considered by the Registering Authority.
(9) Any person aggrieved by the decision of the Registering Authority under sub rule (8)
may appeal to Government within 30 days from the date of receipt of the decision.
(10) The appeal shall be submitted in white paper stating the reasons therefor, typed or
written in ink, affixed with necessary court fee stamp, along with copy of the order of
registering authority.
(11) Government shall dispose of the appeal within 60 days, after hearing the appellant in
person or by authorized representative.
CHAPTER XXII
ART AND HERITAGE COMMISSION
154. Constitution of the Commission.-
(1) Government may constitute an Art and Heritage Commission for the State.
(2) The Commission shall consist of :-
(i) Secretary, Local Self Governments Department who shall be the Chairman;
(ii) Director of Panchayats;
(iii) Director of Municipal Administration:
(iv) Chief Town Planner
(v) Director, Archaeology Department:
(vi) Chief Engineer (Building), PWD; and
(vii) Two persons having knowledge and experience in Art, Architecture or History,
nominated by Government.
155. Functions of the Commission.-
(1) Functions of the Commission shall be-
(i) to identify areas of heritage and monuments to be preserved
(ii) to identify ,areas of architectural importance and building to be preserved;
(iii) to identify places or streets where a particular form of or group of architectural forms
of buildings alone may be permitted and to prepare model plans, elevations, etc; for that
place or street.
(iv) to examine architectural features in respect of any building or parts thereof or their
aesthetic vis-a-vis the existing structures in a particular area or street;
(v) to advise Government or Municipality on any subject mentioned above and referred
to it; and
(vi) to submit periodical reports.
(2) The Municipality may insist any particular architectural or aesthetic form of
construction on any street or area if so advised by the Commission
CHAPTER XXIII
VIGILANCE, DANGEROUS AND
DEFECTIVE WORKS, APPEAL, ETC.
156. Secretary to submit report.-
(1) Secretary shall submit to Government every three months report with respect to the
following:-
(i) total number of applications for building permit received during the period;
(ii) total number of applications in which building permit was issued and or refused;
(iii) details of applications in which decision was not taken within 30 days or 14 days as
the case may be, from the date of receipt and the reasons therefore;
(iv) details of applications referred to the Council, by the applicant
(v) total number of applications received for regularization, of unauthorized or deviated
constructions;
(vi) total number of applications for regularization disposed of specifying the number of
applications sanctioned and or refused, if refused, details of further action taken;
(vii) number of applications for regularization pending, disposal;
(viii) total number of illegal constructions detected and action taken thereon; and
(ix) details of Government directions received and action taken thereon.
(2) Government shall, after considering the report, take action as they deem proper.
157. Vigilance Squad.-
(1) There shall be a vigilance squad in every District to detect, prevent and report on the
illegal construction.
(2) Regional Joint Director of Municipalities having jurisdiction in the District, Town
Planner in the Town and Country Planning Department having jurisdiction in the District
and the officer or officers who may be nominated by Government from time to time shall
form the squad.
3) The District Police Officer shall render all assistance to the squad, if so requested, for
discharging their duties.
(4) The vigilance squad shall send detailed report to Government regarding all the illegal
constructions detected together with a description of the action taken thereon within a
week.
158. Stoppage of dangerous or defective works.-
(1) Notwithstanding anything contained in these rules, the Secretary may, at any time
stop the construction or reconstruction or alteration of any building, if in his opinion, the
work in progress is a danger to human life.
(2) The Secretary shall have the power to condemn any work or material which in his
opinion is unsatisfactory or is likely to constitute a danger to health and any work or
material so condemned shall be remedied, amended or made good or shall be removed in
full or in part and replaced by new work or material, to the Satisfaction of the Secretary
159. Penalty for unlawful building.-
(1) The owner of a building or well or a person to whom notice is issued under these
rules shall, where the construction or reconstruction of such building or tower or any
structure or digging of such well-
(a) is commenced without the permission of the Secretary; or
(b) is carried on or completed otherwise than in accordance with the particulars on which
such permission was based; or
(c) is carried on or completed in contravention of any lawful order or in breach of any
provision contained in the Act or these rules, or bye law made there under or any
direction or requisition lawfully given or made; or
(d) about which any alteration or addition required by any notice issued by the Secretary
under these rules, is not duly made: or
(e) about which a direction, if any, given by the Secretary under these rules is not
complied with,
be liable, on conviction by competent court, to a fine which may extend, in the case of
building to ten thousand rupees and in the case of a well or hut to one thousand rupees
and to a further fine which may extend in the case of a building to one thousand rupees
and in the case of a well or hut to two hundred and fifty rupees for each day during which
the offence is continued:
Provided that if any construction or reconstruction of a building or digging of a well
unlawfully carried out by a person has been regularized by the Secretary, he shall not be
punished.
(2) Where any building, erected in violation of any standard or condition or direction
lawfully issued under the provisions of the Act or these rules, becomes a threat to public
safety or to human life, the owner or builder of such building shall on conviction by a
competent court, be punishable with imprisonment which may extent to one year.
(3) The Secretary may take prosecution proceedings under sub rule (1) or sub-rule
160. Appeal.-
(1) Any person aggrieved by an order passed by the Secretary may submit an appeal to
the Tribunal for Local Self Government institutions constituted under section 271 S of
the Kerala Panchayat Raj Act, 1994.
(2) Without prejudice to the provisions contained in the Act, an appeal may be filed
against any order,-
(i) approving or disapproving building site;
(ii) granting or refusing permit to execute work;
(iii) confirming, modifying or canceling the notice requiring alteration of work;
(iv) confirming the provisional order requiring demolition of building or part thereof or
filling up of well;
(v) regularizing construction or reconstruction or alteration of building or digging of well
erection of telecommunication tower or pole structure, conversion or erection of shutter
or door, conversion of roof, etc. or rejecting such regularization; and
(vi) stopping erection of building or execution of work.
(vii) passed or action taken by the Secretary under these rules;
(viii) issued on the basis of the decision of the Special Committee;
(ix) passed by the Chief Town Planner or the District Town Planner.
161. Removal of doubts, etc.
The Government shall have power, if any doubt arises with regard to the interpretation or
otherwise of any provision or if any difficulty arises in the implementation of any
provision, to clarify the doubt or to issue necessary direction for removing the difficulty
APPENDIX A
[See Rule 5 (1) and Rule 144 (1)]
Corporation/Municipal Council/Town Panchayat.
APPLICATION FOR PERMIT/REGULARISATION
1. Name in capital letters
2. Address:
(i) Permanent
(ii) To which communications
are to be sent
3. Nature of development/construction:
(i) Division of plot
(ii) New construction
(iii) Reconstruction
(iv) Alteration
(v) Addition or extension
(vi) Digging of well
(vii) Change in occupancy
(viia) Erection of telecommunication
tower or other structure
(viii) Demolition
4. Details of plot
(i) Survey No.
(ii) Extent
(iii) Nature of ownership
(iv) Number and date of deed/ Document
(v) Registrar’s Office
(vi) Sub Division
(vii) Ward No.
(viii) Number of the nearest building
(ix) Revenue village
(x) Taluk
(xi) District
5. Occupancy.
(i) Family residential
(State whether it is for one or
two or for more family use)
(ii) Non-family residential building
(iii) Others (Specify the occupancy)
6. Whether Government or Quasi Government.
7. (i) Plinth area of the proposed building
(ii) Details
Floor Area in Sq.metres
Plinth Area Carpet area
Basement or cellar floor
Ground floor
First floor
Total Area
8. Height of building in metres:
(i) From ground level with and without
stair room, machine room etc.
(ii) From street level with and without
stair room, machine room, etc.
9. If the application is for regularisation:
(i) Whether completed or not
(ii) If not completed the state of
Construction.
10. Details of permit/approved plan already
obtained.
11. Details of fee paid:
(i) Amount
(ii) No. and date of receipt
12. Details of documents, plans, certificate,
etc. enclosed.
13. DECLARATION
I,………………………………………………hereby declare that the measurements,
specifications and other details and specifications mentioned above are correct, complete
and true to the best of my knowledge and belief and that I shall abide by the approved
plan and the provisions in the Act and Rules in undertaking the construction.
Place: Signature of the applicant with name
Date:
14. CERTIFICATE
Certified that the site plan is prepared after verification of ownership document and site
and the measurements shown are found to be correct.
Signature:
Name:
Reg.No.:
Place: Address:
Date: (Registered Architect, Engineer,
Town Planner, Supervisor)
15. CERTIFICATE
Certified that the building plan is prepared in accordance with the provisions in the
Kerala Municipality Building Rules, 1999, Kerala Municipality Act, 1994 and the
provisions contained in sanctioned Town Planning Schemes.
Signature:
Name:
Reg.No.:
Place: Address:
Date: (Registered Architect, Engineer,
Town Planner, Supervisor)
16. UNDERTAKING
I,………………………………………………..hereby undertake that the building
construction/ land development will be carried on/ being carried on/ was carried on as per
the approved plan and permit in accordance with the rules in force.
Signature:
Name:
Reg.No.:
Place: Address:
Date: (Registered Architect,
Engineer, Town Planner, Supervisor)
APPENDIX AA
[See Rule 5 (1)]
APPLICATION FORM FOR PERMITFOR DEVELOPMENT/
REDEVELOPMENT OF LAND
To
The Secretary,
……………………..Corporation/Municipality
Sir,
I, Intend to develop/ redevelop the land in Survey Number………………………
of …………………………………..Village in ……………………………Taluk……….
…………………owned by me. I forward herewith the site plan, service plan and
specification in duplicate duly signed by me and by………………………….(Name in
Block letters of the registered Architect/ Building Designer/ Engineer/ Town Planner/
Supervisor) having Register No…………………………together with the required
documents.
I hereby undertake to abide by the provisions of the Kerala Municipality Building
Rules, 1999 in all respect.
I request that the development/ redevelopment may be approved and development
permit granted to me.
Signature……………………………
Name of owner………………………
Place: (in Block letters)
Date: Address……………………………..
………………………………………
APPENDIX B
[See Rule 6 (7)]
DEVELOPMENT PERMIT
…………………………………….Corporation/Municipal Council/Town .Panchayat
No……………….. Date………………
Ref:- Application dated…………………..from Sri/ Smt……………………….
Permission is hereby granted for the development or redevelopment of land to the
extent of…………………………area/ hectares comprised in Survey No…………………
Village……………………………Taluk……………………..District……………………
Subject to the following conditions:-
(1) Existing trees should be retained as far as possible and more number of trees
planted in the available space after development.
(2) The permit is subject to the satisfaction of the provisions in the Land Utilisation
Order and the permit issued thereunder.
(3) ………………………………………………………………………
(4) ..……………………………………………………………………
(5) …………………………………………………………………….
Place: Signature and name of Secretary
Dated:
(Seal)
APPENDIX C
[See Rule 11 (3)]
BUILDING PERMIT
………………………Corporation/Municipal Council /Town Panchayat
No…………………………………………. Dated….………………
Ref:- Application dated……………………….from Sri./Smt …………………….
Permission is granted for the erection/re-erection/ addition/ addition/ alteration/
demolition of building/ hut/ digging of well/ ……………………(specify the
construction) in building No………………………or near the building No………………
in Survey No ……………………………Village …………………………………Taluk
…………………………… District ……………………………………………………for
………………………………………(specify the occupancy) purpose to the conditions
stated below:
(1) ……………………………………………………………………..
(2) ……………………………………………………………………….
(3) ………………………………………………………………………..
(4) ………………………………………………………………………..
Plinth area of the building is as follows:-
Basement
Ground Floor
First Floor
………………
………………
Signature and name of Secretary
Place:
Date:
(Seal)
APPENDIX D
(See Rule 20 (2) (d)
NOTICE REGARDING THE INTENTION TO START WORK
I hereby give notice that I intend to start the development or redevelopment of
land/construction or reconstruction or addition or alteration of building as per permit
No……………………………………………..dated……………………………………on
………………………
Signature
Place: Name and address of owner or
Date: Architect/
Engineer/Town Planner/
Supervisor.
APPENDIX E
[See Rule 20(2)(f)]
COMPLETITION CERTIFICATE BY THE OWNER
CERTIFICATE
Certified that the development or redevelopment of land/construction or
reconstruction or addition or alteration has been completed on………………………
……as per the approved plan and permit No…………………………………………….
dated…………………………….
Place: Signature
Date: Name and address of owner.
APPENDIX F
[See Rule 22(1)]
COMPLETITION CERTIFICATE BY ARCHITECT, ENGINEER, ETC.
Certified that the development or redevelopment of land/construction or
reconstruction or addition or alteration of building/ erection of telecommunication tower
or pole structure or work has been supervised by me and has been completed as per the
approved plan and permit No………………………………….dated……………………
Signature
Place: Name and Address of Architect/
Dated: Building Designer/ Engineer/
Town Planner/ Supervisor
Reg.No.
APPENDIX G
[See Rule 22 (2)]
DEVELOPMENT CERTIFICATE
Certified that the development or redevelopment of land under the Permit No…
……………. dated…………………issued to Sri …………………………………… and
supervised by ………………………………… has been inspected by me and that the
work executed is in accordance with the permit and that the land is now fit for building
construction.
Place: Signature and name of Secretary
Date:
(Seal)
APPENDIX H
[See Rule 22 (3) and 142 (2)]
OCCUPANCY CERTIFICATE
OR
USE CERTIFICATE
Certified that the construction or reconstruction or addition or alteration of
building or erection of telecommunication tower or pole structure or work under the
permit No……… …… ……… …… …… ………dated…… …… ……… ………issued
to…… …… … ………………………………………………and supervised by………
……………………………………………………..has been inspected by me and that the
work executed is in accordance with the permit and the building/ tower or pole structure
is now fit for occupation/ use.
Place: Signature
Date: Name of Secretary
(Seal)
APPENDIX I
[See Rule 146 (3)]
………………………Corporation/Municipality/Town .Panchayat
Abstract
BUILDING CONSTRUCTION WITHOUT PERMISSION OR DEVIATION FROM
APPROVED PLAN-REGULARISATION GRANTED-ORDERS ISSUED
Ref:- Application dated…………………from Sri./Smt…………………………
No……………………………………………………Dated………………
ORDER
Whereas the application submitted by Sri/Smt ……………………………………
for regularisation of a construction or reconstruction or alteration or addition of building,
hut, shed or wall or erection of telecommunication tower or pole structure or digging of
well, conversion or erection of shutter or door commenced, being carried/ on completed
in the land comprised in Sy.No……………………………………..in the building
bearing No…………………………………………or near the building bearing
No………………has been duly considered by me and the decision to regularise the same
has been communicated in letter No …………………………….
dated………………………………..
And whereas the said Sri/Smt………………………………………………has
remitted Rs…………………as compounding fee ……………………………Vide
No………………………dated………………………………………….and has complied
with the directions/conditions stipulated in the letter dated………………………………..
Now, therefore, in exercise of the powers conferred by Section 406 of the Kerala
Municipality Act 1994, I ………………………………………………….. (name)
……………………….Secretary of
the……………………………Corporation/Municipality/Town Panchayat thereby order
that the said person has been absolved from the liabilities in respect of the construction or
reconstruction or alteration or addition of building, hut, shed or wall or erection of
telecommunication tower or pole structure or digging of well, conversion or erection of
shutter or door and that the construction or reconstruction or alteration or addition of
building, hut, shed or wall or erection of telecommunication tower or pole structure or
digging of well, conversion or erection of shutter or door has been regularized.
Signature and name of Secretary
(Seal)
APPENDIX J
REGISTER FOR REGULARISED CONSTRUCTIONS
[See Rule 146 (3)]
Sl. Name and Date of Details of Details of Area of land Date and No. Amount Details Remarks
No. address application amount etc. area of survey No. of intimati- date etc .of of regulaof
applicant/ with date of applica- building Village, ion permtti- regula- risation
owner of receipt tion fee existing/ Taluk, etc. ng regulari- risation order
paid regularised sation with fee paid issued
date of
despatch
(1) (2) (3) (4) (5) (6) (7) (8) (9) (10)
APPENDIX K
[See Rule 150(1) ]
GOVERNMENT OF KERALA
Application for Registration as Architect/Engineer/Town Planner/Supervisor etc.
under the Kerala Municipality Building Rules, 1999
(One extra copy of the photo
should be separately enclosed
for issuing identity card)
1. Name of Applicant in capital letters :
2. Permanent Address :
3. Address to which communications :
are to be sent
4. Educational Qualifications
(Attested copies should be enclosed) :
5. Age and Date of Birth
(with proof) :
6. Sex :
7. Experience (Attested copies should
be enclosed) :
8. References of previous licences, :
if any
9. Details of show cause notices
received/cancellation of licences, :
if any
10. Whether employed or not (If employed
give particulars) :
11. Whether retired from service or not
(If retired, give details) :
Affix
Passport
Size photo
(Proof to be attached)
12. Specimen Signature :
(i)
(ii)
(iii)
Declaration
I,……………………………………………………………………………………………
…..hereby declare that the details furnished above are correct, complete and true to the
best of my knowledge and belief.
Place: Signature:
Date: Name:
APPENDIX L
(See Rule 122)
QUALIFICATION AND FUNCTION OF ARCHITECT, ENGINEER, ETC.
Category Qualifications Function
(1) (2) (3)
Architect
Registration with the Council of
Architecture, India as prescribed
under Architect’s Act 1972 (Central
Act of 1972)
(i) To sign plans, drawings
and specifications in
connection with development
permit for areas upto the
extent of one hectare.
(ii) To issue certificates of
supervision in connection
with development permit for
areas up to the extend of one
hectare pertaining to road
work, water supply drainage,
sewerage and light
installations.
(iii) To prepare and sign all
plans and information
connected with the building
permit.
(iv) To prepare and sign
structural design and
calculations, for building
on plots upto 500 sq.m. and
up to 3 storeyes, or 11
metres height.
(v) To issue certificate of
supervision and
competition for all
buildings.
Building
(i) Associate membership of
(i) To sign plans, drawings and
Designer-A the Indian Institute of
Architects; or
(ii) Any degree or diploma
required for membership
of the Indian Institute of
Architects; or
(iii) Any of the qualifications
included in the schedule
to Architect’s Act, 1972;
or
(iv) Degree in Architectural
Engineering
specifications in connection
with development permit
for areas upto the extent of
one hectare.
(ii) To issue certificates of
supervision in connection
with development permit for
areas up to the extend of one
hectare pertaining to road
work, water supply
drainage, sewerage and
light installations.
(ii) To prepare and sign all
plans and information
connected with the building
permit.
(iv) To prepare and sign
structural design and
calculations, for building
on plots upto 500 sq.m. and
up to 3 storeyes, or 11
metres height.
(v) To issue certificate of
supervision and
competition for all
buildings.
Building
Designer-B
Any person retired from
Government or Quasi Government
service from a post not below the
rank of Assistant Architect and not
possessing the qualifications for
registration as Architect shall be
eligible for registration as Building
Designer B.
(i) To sign plans, drawings and
specifications in connection
with development permit for
area upto the extent of 0.5
hectares.
(ii) To issue certificates of
supervision in connection
with development permit for
areas up to the extent of 0.5
hectares pertaining to road
work, water supply, drainage,
sewerage and light
installation.
(iii) To prepare and sign all plans
and information connected
with buildings up to 1000
sq.metres in area or upto 4
floors and stair cabin or 14.5
mts. height excluding the
height of the stair cabin.
(iv) To issue certificate of
supervision and completion
for all buildings coming under
item (iii) above.
Engineer A
(i) Corporate membership
(Civil) of the Institution of
Engineers; or
(ii) Any degree or equivalent
qualification in Civil
Engineering which is
required for the corporate
membership of the
Institution of Engineers; or
(iii) Any person having valid
registration as Engineer
under the Kerala Building
Rules, 1984 shall be eligible
for registration as Engineers-
A.
(i) To sign plans, drawings and
specifications in connection
with development permit
for area upto the extent of
one hectare.
(ii) To issue certificates of
supervision in
connection with
development permit for
areas upto the extent of one
hectare pertaining to road
work, water supply, drainage,
sewerage and light
installations.
(iii) To prepare and sign all
plan information
connected with building
permit.
(iv) To prepare and sign structural
designs and calculations
connected with all types
buildings.
(v) To issue certificates of
supervision and completion
for all types of buildings.
Engineer B
Any person retired from
Government or Quasi government
service from a post not below the
(i) To sign plans, drawings and
specifications in connection
with development permit for
rank of Assistant Engineer and not
possessing the qualifications for
registration as Engineer-A shall be
eligible for registration as Engineer-
B.
areas upto the extent of 0.5
hectare.
(ii) To issue certificates of
supervision in connection
with Development permit for
an area upto the extent of 0.5
hectare pertaining to road
work, water supply, drainage,
sewerage and light
installations.
(iii) To prepare and sign all plans,
information connected with
building permit for buildings
upto 1000 sq.metres in area
and upto 4 floor and stair
cabin and 14.5 metres height,
excluding height of stair
cabin.
(iv) To issue certificates of
supervision and competition
for buildings coming under
item (iii) above.
Town Planner A
(i) Associate membership of the
Institute of Town Planner;
or
(ii) Any degree or diploma in
Town and Country
Planning which is
required for associate
membership of the
Institute of Town
Planner.
(i) To sign plans, drawings
and specifications in
connection with
development permit of all
area.
(ii) To issue certificate of
supervision for
development permit of all
areas.
Town Planner B
Any person retired from
Government or Quasi Government
service from a post not below the
rank of Assistant Town Planner
and not possessing the
qualifications for registration as
Town Planner-A shall be
eligible for registration as Town
(i) To sign plans, drawings and
specification in connection
with development permit
for an area up to one
hectare
(ii) To issue certificate of
supervision for
Planner-B. development permit for
an area up to one
hectare.
Supervisor A
(i) Diploma in Civil
Engineering and having
completed 4 years
experience as
supervisor-B.
Note:-For counting 4 years of
experience, continuous practice as
supervisor under Kerala Building
Rules, 1984 shall also be taken
into account; or
(ii) Any person having eight
years experience as
supervisor B.
Note:- For coming eight years
of experience continuous practice as
supervisor under Kerala Building
Rules, 1984 shall also be taken into
account, or
(iii) Any person having valid
registration as Supervisor
(Special) under Kerala
Building Rules, 1984 shall
be eligible for registrati0n as
Supervisor A.
(i) To prepare and sign
building plans and other
specifications connected
with buildings upto a
total builtup area of 750
sq.metres and upto 3 floors
and staircabin and 11 metres
height, excluding the height of
stair cabin.
(ii) To issue certificate of
supervision and
completion for all types of
buildings coming under (i)
above.
(iii) To prepare and sign layout
plans up to one hectare.
Supervisor B
(i) Three years Architectural
Assistantship with two years
experience under an
Architect or Engineer; or
(ii) Diploma in Civil
Engineering with two years
experience under an
Architect or Engineer; or
(iii) Draftsman in Civil
Engineering from Industrial
Training Institute with five
years experience under an
Architect or Engineer; or
(i) To prepare and sign plans and
other specifications connected
with buildings upto an area
300 sq.m. and upto two floors
and stair cabin and 7.5m
height, excluding the height of
stair cabin.
(ii) To issue certificates of
supervision and completion
for all types of buildings
coming under (i) above
(iv) K.G.C.E. in Civil
Engineering Draftsmanship
survey with 10 years
experience under an
Architect or Engineer; or
(v) Certificate in Building
Technology approved by
Government; or with 10
years experience under an
Architect or Engineer.
(va) Any qualification equivalent
to that in item (iii) with five
years experience or that in
item (v) with ten years
experience, under an
Architect or Engineer.
(vi) Any person having valid
licence as Supervisor under
Kerala Building Rules, 1984
is eligible for registration as
Supervisor-B.
Note:- A Person registered as Architect with the Council of Architecture under The
Architects Act 1972, shall be deemed to be registered under these rules.
APPENDIX M
[See Rule 121 (4)]
CERTIFICATE OF REGISTRATION
This is to certify that ……………………………… Sri/Smt ……………………
(State the name and full address) has been registered as …………………………………
……………………………….(state the category) under the provisions of the Kerala
Panchayat Building Rules, 2007.
Place: Signature of
Date: Registering Authority with name
(Seal)
SCHEDULE I
[See Rules 5(1) and 7(1)]
APPLICATION FEE
Land Development
(Rupees)
Building (Rupees)
Hut (Rupees)
Well (Rupees)
Compound wall
(Rupees)
Conversion/ Erection of
shutter or door (Rupees)
Conversion of roof
(Rupees) 20.00 20.00 5.00 5.00 5.00 10.00 10.00
Note : (1) No separate application or fee for land development is required
along with application for building permit.
(2) Separate application and fee is required only for the conversion or
erection of shutters or doors or roof in an existing building under
rule 28.
SCHEDULE II
[See Rules 11(3)]
PERMIT FEE
Pucca Building (Rupees
per square metre)
Land Development (Rupees per
hectare)
Residential
Non
Residential
Thatched or Tiled building (Rupees per
square metre)
Huts or sheds (Rupees per unit
including accessory unit if any)
Wells (Rupees per unit)
Compound wall (Rupees per metre
length)
Shutter or door conversion or erection
under rule 28 (Rupees per unit)
Roof (Conversion under rule 28
(Rupees per square metre)
500.00 3.00 4.00 1.00 25.00 15.00 1.00 50.00 1.00
Provided that in the case of residential building up to 150sq.m of area, the permit
fee shall be only 50 percent of the amount mentioned above.
Note : (1) Area of accessory building such as car shed, toilet, cabin for watch and
ward etc., shall be added to main building for calculating total permit fee.
In the case of addition or alteration only the area of the portion added or
altered shall be taken in to account.
(2) No fee for land development permit is required for obtaining building
permit.