HOUSING STANDARDS

AND CODES

SUBMITTED BY:

WHAT IS NBC?

National Building Code is a document

containing standardized requirement for
the design & construction of most types of
buildings in the country.

GUIDING COMMITTEE

The Guiding Committee and its panels

were constituted with architects, town
planners, material experts, structural,
construction, electrical illumination, air
conditioning, acoustics and public health
engineers.

The first version of the Code was published

in 1970.

NEED OF CODES

To provide the basic legal tools for

ensuring that homes are healthy and safe.

To regulate building construction & building

use in order to protect the health, safety &
welfare of the occupant.

HOUSING NORMS

In the context of providing adequate as well as

affordable housing solutions, some consensus has
to be reached on housing norms or the minimum
plot size or covered living space.
Apart from this, a minimum housing norms must
include the basic services of potable water and
sanitation.
The housing norms may be used as a base to work
out the action plan, including the assessment of
the resources, requirements , materials , finance
and human and the type of interventions and
inputs to be provided by the key factors. The time
schedule of action plan can then be prepared.

HOUSING NORMS ARE BASED ON:

INCOME

PLOT AREA

RESIDENTIAL ZONE

The residential areas are developed either

as (a) plotted development
(b) group housing/flatted development.

The density pattern i.e. (high density, high

medium density, low medium density or
low density) are followed for working out
the pattern of development with respect to
the size of the plot to number of dwelling
units on each plot, setbacks, FAR and the
number of storeys/height of the building.

PLOTTED DEVELOPMENT

The layout plans for residential scheme are

formulated keeping in view
(1) that there would be sufficient light and air
in the buildings when constructed
(2) that there would be protection against
noise, dust and local hazards
(3) that there would be sufficient open space
for various family needs
(4) that the circulation and access is easy
and is safe from accident point of view

(5) that, as far as possible, the plots are of

regular shape and size and
(6) these are logically arranged in a
systematic manner so as to give a regular
pattern of development in the form of row
houses, detached and semi-detached
houses and if necessary the regular
bungalow type sites.

PLOTTED HOUSING
For low-income

Minimum plot size should not be less than 30 sq.m.

However, the plot size may vary depending upon
the type of the housing needed for a particular City
based on general affordability of the people.
The size of the plot would also depend on the
number of dwelling units to be permitted on each
plot.
Normally, a plot should be built for two dwelling
units on each plot.
However, on bigger size plots, more than one
dwelling unit per plot can be built. The following
Table is suggested for different size of the plots
applicable, ground coverage, FAR, height and

The following Table is suggested for different size of

the plots applicable, ground coverage, FAR, height
and number of dwelling units for a residential area
SI. Plot
Area
(sq.m.)

MAX.
GROUND
COVERAGE
(%)

F.A.R

NO. OF
D.US

MAX. HT.
(M)

LOW INCOME GROUP HOUSING (FOR LARGE CITIES AND

30 TOWNS)
75
150
1
8
ABOVE 30
UPTO 50

75

150

LOW INCOME GROUP HOUSING (MAINLY FOR LARGE ,MEDIUM AND

SMALL TOWNS)
ABOVE 50
UPTO 100

65

180

12

ABOVE 100
UPTO 250

65

180

12

SI. Plot
Area
(sq.m.)

MAX.
F.A.R
GROUND
COVERAGE
(%)

NO. OF
DUS

MAX. HT.
(M)

LOW INCOME GROUP HOUSING (MAINLY FOR LARGE ,MEDIUM AND

SMALL TOWNS)

ABOVE 250
UPTO 500

55

165

15

ABOVE 500
UPTO 1000

45

120

15

ABOVE
1000 UPTO
1500

40

100

15

NOTE

In the already approved/developed plots the

pattern of development should conform to the
existing regulations.
Basement , if constructed, may be used for
incidental use such as parking, servicing and
household storage. It is not to be used as dwelling
unit.
The area of the basement should not be more
than the ground coverage.
Parking as per the prescribed norms should be
provided with the plot or provision should be
made in the layout plan without affecting the
circulation pattern.
50% of the open area of the plot should be used

GROUP HOUSING

The number of dwelling units are calculated on the

basis of the density pattern given development
plan, taking into consideration a population of 4.5
persons per dwelling unit.

Minimum size of the plot

2250 sq.m
In hill towns
5000 sq.m.
Maximum ground coverage
35 %
Maximum FAR
125
Maximum Height
15 m(for plot sizes
upto
400 sq.m.)
and 26 m plots
above 400 sq.m

In

hill areas

Number

of dwelling units

15 m for all size of

plots
To be calculated on the
basis of the net plot
area of a particular
neighborhood. This may
varies between 50 DUs to
125 DUs per hectare

SPECIAL REQUIREMENTS OF CLUSTER

PLANNING FOR HOUSING

Plot Size

Minimum size of the plot 15 m2

Maximum ground coverage
100 %
Maximum FAR
200

Plot/Plinth Area for Slum Resettlement on Same

Site
In case of slum resettlement on the same site,
minimum area may be reduced to 12.5 m with
potential for adding another 12.5 m on first floor
with an internal staircase.

SPECIAL REQUIREMENTS FOR LOW

INCOME HOUSING IN URBAN AREAS
LAYOUT PATTERN

In the land to be developed,

at least 75 percent of the plots may be of the size
less than or up to 60 sq.m per dwelling unit in
metropolitan towns and
100sq.m in other towns and hill areas.
Remaining 25 percent of the plots may be more
than 60 sq.m, however, no plot shall be more
than 200 sq.m.
In case of group housing or flatted development
at least 75 percent units should have a plinth
area (excluding external circulation such as
stairs, lifts, lobbies,etc)

PLOT SIZE

The minimum plot size with ground coverage

not
exceeding 75 percent, shall not be less than
40 m in small and medium town and not less
than 30 m in metropolitan cities.
Plot sizes below 30 m , but not less than 15
m may be permitted in case of cluster
planning,
however, in such cases the ground coverage
and FS1 shall he 100 percent and 2 percent ,
respectively

SPECIAL REQUIREMENTS FOR LOW

INCOME HOUSING IN RURAL AREAS

PLOT SIZE

80 M2 , MIN.

DENSITY (GROSS)

60 PLOTS PER HECTARE. MAX

FAR

2, Max

MINIMUM FRONTAGE

6M

GROUND COVERAGE

33 %
(SUBJECT TO A MAX. OF 50 %)

OPEN SPACES

1.21 hectare open space for a village with 200

houses.

Facilities like branch of co-operative bank, a

fertilizer depot, a veterinary hospital, market
place and a branch of the co-operative consumer
store besides facilities for educational and health
care should be available within a maximum
distance of 5 Km from any settlement.

Proposed Road Hierarchy

PARAMETERS FOR CLASSIFICATION OF

AFFORDABLE HOUSING

EWS/LIG

MIG

SIZE

300-600SQ.FT CARPET AREA

NOT ECEEDING 1200

SQ.FT CARPET AREA

COST

NOT EXCEEDING 4 TIMES

HOUSEHOLD GROSS ANNUAL
INCOME

NOT EXCEEDING 5 TIMES

HOUSEHOLD GROSS
ANNUAL INCOME

EMI/RENT

NOT EXCEEDING 30% OF

GROSS MONTHLY INCOME

NOT EXCEEDING 40% OF

GROSS MONTHLY
INCOME

RESIDENTIAL DENSITIES

SINGLE STORYED HOUSES

50-65 HOUSES PER GROSS HECTARE

TWO STOREYED HOUSES

75-100 HOUSES PER GROSS

HECTARE

THREE STOREYED HOUSES

100-125 HOUSES PER GROSS

HECTARE

FOUR STOREYED HOUSES

125-150 HOUSES PER GROSS

HECTARE

FIVE STOREYED HOUSES

150 HOUSES PER GROSS HECTARE

PARKING STANDARD
SR.
NO.

USE/USE PREMISES

1.

RESIDENTIAL
GROUP HOUSING,PLOTTED HOUSING
(PLOTS ABOVE 250 SQ.M) AND MIXED
USE

2.

EQUIVALENT CAR
SPACES PER 100
SQ.M OF FLOOR
AREA
0.5 1.50

PUBLIC / SEMI-PUBLIC FACILITES

SCHOOLS,COLLEGE AND UNIVERSITY
GOVERNMENT HOSPITALS

0.25 O.75

PARKING STANDARD
Detached, semi-detached and row houses
PLOT AREA UPTO 100 SQ.M

NO PRIVATE OR COMMUNITY
PARKING SPACE

PLOT AREA UPTO 101 - 200 SQ.M

ONLY COMMUNITY PARKING

SPACE

PLOT AREA UPTO 201 - 300 SQ.M

ONLY COMMUNITY PARKING

SPACE

PLOT AREA UPTO 301 - 500 SQ.M

MIN. 1/3 OF OPEN AREA FOR

PARKING

PLOT AREA UPTO 501 - 1000

SQ.M

MIN. 1/4 OF OPEN AREA FOR

PARKING

PLOT AREA 1000 + SQ.M

MIN. 1/6 OF SPACE AREA FOR

PARKING

INCOME NORMS AND CEILING COSTS

FOR VARIOUS HOUSING SCHEMES
Scheme Seventh Five Year Plan Norms and ceilings
SR.NO ELIGIBILTY
.

INCOME

CEILING COST
OF
CONSTRUCTION

CEILING OF GOVT.
LOAN/ASSISTANCE

1.

EWS

Upto 700

5000 (SITES &

SERVICES)
1000
(RURAL)
15000
(URBAN)

5000

2.

LIG

701-1500 30000

23500

3.

MIG

15012500

40000

75000

INCOME NORMS AND CEILING COSTS

FOR VARIOUS HOUSING SCHEMES
Eighth Five Year Plan (1992-97) Norms and Ceilings
SR.NO CATEGORY
.

MONTHLY COST HOUSEHOLD OF LAND INCOME

CEILING

1.

EWS

Upto 1250

a)12,700 Sites & Services in Rural

Areas Rural/Urban Areas
b) 22,000 Dwelling Units in
Rural/Urban Areas
c) 2,000 Village Abadi/repairs in
Rural Areas
d) 11,000 Repairs in Urban Areas

2.

LIG

1251-2650

50,000
25,000
(Repairs/Additions)

3.

MIG

2651-4450

1,75,000

SIZE OF HABITABLE ROOM

Every dwelling unit to be provided should have at

least two habitable rooms.
In case single room where future additions art not
possible, the carpet area of multipurpose single
room should he at least 12.5 sq.m.
In a house of two rooms, first room shall not he less
than 9.0 sq.m with minimum width of 2.5 m and
second room shall not he less than 6.5 sq.m with a
minimum width of 2.1 m provided the total area of
both the rooms is not less than 15.5 sq.m.

WATER CLOSET/BATHROOM

The size of independent water-closet shall be

0.90 m with minimum width of 0.9 m.
The size of independent bathroom shall be
1.20 m with a minimum width of 1.0 m.
The size of combined bathroom and watercloset shall be 1.80 m with minimum width of
1.0 m.

KITCHEN

The size of a cooking alcove serving as

cooking space shall not be less than 2.4 m
with a minimum width of 1.2 m.
The size of individual kitchen provided in a
two-roomed house shall not be less than 3.3
m with a minimum width of' 1.5 m.

BALCONY

The minimum width of' individual balcony

where provided, shall be 0.9 m and shall not
be more than 1.2 m and it shall not project
beyond the plot line and on roads or pathway.

BASEMENT

No basement floor shall be allowed.

MINIMUM HEIGHT
The minimum height of rooms/spaces shall
be as follows:
a) Habitable room
2.6 m
b) Kitchen
2.6 m
c) Bath/water-closet 2.1 m
d) Corridor
2.1 m
In the case of sloping roofs, the average
height of roof for habitable rooms shall be 2.6
m.

STAIRS
The minimum height of
a) Minimum Width
2 storeyed - straight
2 storeyed - winding
3 or more storeyed
3 or more storeyed

b) Riser

rooms/spaces shall be as follows:

0.60 m
0.75m
0.75 straight
0.90111 winding

200 inin, Mat

c) Tread
2 storeyed
225 mm
3 storeyed or more 250 mm
d) Head Room

The min. clear head room shall be 2.1m

SPECIAL REQUIREMENTS OF CLUSTER PLANNING FOR HOUSING

Plot Size

The minimum plot size permissible shall be 15

m2 with 100 % ground coverage and an FSI of 2.
Hundred percent ground coverage and FSI of 2
will be applicable up to plot size of 25 m.

Plot/Plinth Area for Slum Resettlement on

Same Site

In case of slum resettlement on the same site,

minimum area may be reduced to 12.5 m2 with
potential for adding another 12.5 m2 on first floor
with an internal staircase.

SIZE OF CLUSTER

In ground and one storeyed structures not more

than 20 houses should be grouped in a cluster.

SIZE OF CLUSTER OPEN SPACE

Minimum dimensions of open spaces shall be not

less than 6 m or 3/4th of the height of buildings
along the cluster open space, whichever is higher.
The area of such cluster court shall not be less
than 36 m.
Group housing around a cluster open space
should not be normally more than 15 in in height.
Maximum cluster courtyard width and breadth
shall be 13 m.

SETBACKS
No setbacks are needed from the edges of cluster as
pedestrian/vehicular access roads surrounding the cluster.
RIGHT TO BUILD IN SKY
While bridging the pedestrian path way minimum
clearance should be one storey height, length of such
bridging should be not more than two dwelling units.
While bridging the vehicular access roads minimum
clearance should be 6 m.
VEHICULAR ACCESS
A right of way of at least 6 m width should be provided up
to the entrance to the cluster to facilitate emergency
vehicle movement up to cluster.

PEDESTRIAN PATHS
Minimum width of pedestrian paths shall be 3 m.
WIDTH OF ACCESS BETWEEN TWO CLUSTERS
Built area of dwelling unit within cluster shall have
no setbacks from the path or road, space. Hence,
the height of the building along the pathway or
roads shall be not less than 60 % of the height of
the adjacent building subject to minimum of 3 m in
case of pathway and 6 m in case of vehicular
access.

DENSITY:
With per dwelling unit covered area of 15 m
densities of 500 dwelling units per hectare (net)
shall be permissible. Densities higher than this
should not allowed.