Annex D(Clause 15)

D-1 General

These guidelines cover planning and building requirements of housing developed as clusters. These requirements are applicable to all housing projects taken up by public, private or cooperative agencies.

D-2 Planning

D-2.1 Plot Size

The minimum plot size permissible shall be $15 \, m^{2}$ with 100 percent ground coverage and an FAR of 2. 100 percent ground coverage and FAR of 2 will be applicable up to plot size of $25 \, m^{2}$ . For plot sizes beyond $25 \, m^{2}$ , provision in accordance with good practice [3(3)] shall be applicable.

D-2.2 Plot/Plinth Area for Slum Resettlement on Same Site

In case of slum resettlement on the same site, minimum area may be reduced to $12.5\mathrm{m}^2$ with potential for adding another $12.5\mathrm{m}^2$ on first floor with an internal staircase.

D-2.3 Group Housing

Group housing may be permitted within cluster housing concept. However, dwelling units with plinth areas up to $20 \, m^{2}$ should have scope for adding a habitable room. Group housing in a cluster should not be more than 15 m in height.

D-2.4 Size of Cluster

In ground and one storeyed structures not more than 20 houses should be grouped in a cluster. Clusters with more dwelling units may create problems relating to identity, encroachment and maintenance.

D-2.5 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 m². Group housing around a cluster open space should not be normally more than 15 m in height. Maximum cluster courtyard width and breadth shall be 13 m.

D-2.6 Setbacks

No setbacks are needed from the edges of cluster as pedestrian/vehicular access roads surrounding the cluster.

D-2.7 Right to Build in Sky

NATIONAL BUILDING CODE OF INDIA 2016

Pedestrian paths and vehicular access roads to clusters separating two adjacent clusters may be bridged to provide additional dwelling units. 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.

D-2.8 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.

D-2.9 Pedestrian Paths

Minimum width of pedestrian paths shall be $3\mathrm{m}$.

D-2.10 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 percent 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.

D-2.11 Density

Cluster planning methodologies result in higher densities with low rise structures. With per dwelling unit covered area of $15 \, m^{2}$ densities of 500 dwelling units per hectare (net) shall be permissible. Densities higher than this should not be allowed.

D-2.12 Group Toilet

Cluster housing for economically weaker section families may have group toilets at the rate of one water-closet, one bath and a washing place for three families. These shall not be community toilets, as keys to these toilets shall be only with these three families, making them solely responsible for the maintenance and upkeep of these toilets.

D-3 Other Requirements

D-3.1 Requirements of Building Design

With the exception of clauses mentioned above, requirements of building will be governed by the provision of this Code and good practice [3(3)].

D-3.2 Requirements of fire safety, structural design, building services and plumbing services shall be as specified in this Code.