PART4

DEVELOPMENTCONTROLRULESANDGENERALBUILDINGREQUIREMENTS

TABLEOFCONTENTS
4.1

SCOPE

4.2

TERMINOLOGY

4.3

LANDUSECLASSIFICATIONANDUSESPERMITTED

11

4.4

MEANSOFACCESS

12

4.5

COMMUNITYOPENSPACESANDAMENITIES

16

4.6

REQUIREMENTSOFPLOTS

18

4.7

CLASSIFICATIONOFBUILDINGS

20

4.8

OPENSPACES(WITHINAPLOT)

4.9

AREAANDHEIGHTLIMITATIONS

30

4.10 OFFSTREETPARKINGSPACES

4.11 GREENBELTSANDLANDSCAPING

36

4.12 REQUIREMENTSOFPARTSOFBUILDINGS

37

4.13 RATPROOFINGANDTERMITEPROOFINGOFBUILDINGS

49

4.14 LIGHTINGANDVENTILATION

21

36

49

4.15 AIRCONDITIONINGANDHEATING

50

4.16 SOUNDINSULATION

50

4.17 HEATINSULATION

50

4.18 PROVISIONOFLIFTS

51
2

4.19 LIGHTINGPROTECTIONOFBUILDINGS

51

APPENDICES

APPENDIXA

CIVILAVIATIONREQUIREMENTSFOR

CONSTRUCTIONINTHEVICINITYOF

ANAERODROME

52

APPENDIXB

OFFSTREETPARKINGSPACES

56

APPENDIXC

GUIDEFORPLANTATIONOFSHRUBS,

TREESANDGREENERY

59

61

67

APPENDIXD

SPECIALREQUIREMENTSFORLOW

INCOMEHOUSING

APPENDIXE

SPECIALREQUIREMENTSFORPLANNING

OFPUBLICBUILDINGSMEANTFORUSE

OFPHYSICALLYHANDICAPPED

4.1

SCOPE

4.1.1

Thispartdealswiththedevelopmentcontrolrulesandgeneralbuildingrequirementstoensure
healthandsafetyofthepublicandtoprotectourheritage,intheformofmonumentsandlisted
buildings.

4.2

DEFINITIONS

4.2.1

Forthepurposeofthispart,thefollowingdefinitionsshallapply.
Accessory Use Any use of the premises subordinate to the principal use and customarily
incidentaltotheprincipaluse.
Alteration A change from one occupancy to another, or a structural change, such as an
addition to the area or height, or the removal of part of a building, or any change to the
structure, such as the construction of cutting into or removal of any wall, partition, column,
beam,joist,floororothersupport,orachangetoorclosingofanyrequiredmeansofingressor
egressorachangetothefixturesorequipment.

ApprovedApprovedbytheAuthorityhavingjurisdiction.
AuthorityhavingJurisdictionTheAuthoritywhichhasbeencreatedbyastatueandwhichfor
thepurposeofadministeringtheCode/Partmayauthorizeacommitteeoranofficialtoacton
itsbehalf;hereinaftercalledtheAuthority.
Balcony A horizontal projection or recession, including a handrail or balustrade, to serve as
passageorsittingoutplace.
BasementorCellarThelowerstoreyofabuildingbeloworpartlybelowgroundlevel.
BuildingAnystructureforwhatsoeverpurposeandofwhatsoevermaterialsconstructedand
every part thereof whether used as human habitation or not and includes foundation, plinth,
walls, floors, roofs, chimneys, plumbing and building services, fixed platforms, verandah,
balcony, cornice or projection, 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.
4

Tents, tarpaulin shelters, etc. erected for temporary and ceremonial occasions with the
permissionoftheAuthorityshallnotbeconsideredasbuilding.
Building,HeightofTheverticaldistancemeasuredinthecaseofflatroofs,fromtheaverage
levelofthegroundaroundandcontiguoustothebuildingorasdecidedbytheAuthoritytothe
highestpointofthebuildingadjacenttothestreetwall;andinthecaseofpitchedroofs,upto
the point where the external surface of the outer wall intersects the finished surface of the
slopingroof;andinthecaseofgablesfacingtheroad,themidpointbetweentheeaveslevel
andtheridge.Architecturalfeaturesservingnootherfunctionexceptthatofdecorationshall
beexcludedforthepurposeofmeasuringheights.
Building line The line beyond which extent the plinth of a building adjoining a street or an
extensionofastreetoronafuturestreetmaylawfullyextend.Itincludesthelinesprescribed,
if any, in any scheme. The building line may change from time to time as decided by the
Authority.
Buildingspaceindexdefinedas=Plintharea/Totalpropertyarea
CabinAnonresidentialenclosureconstructedofnonloadbearingpartition.
CarpetAreaThecoveredareaoftheusableroomsatanyfloorlevel(excludingtheareaofthe
wall).
CourtyardAspacepermanentlyopentothesky,enclosedfullyorpartiallybybuildingandmay
beatgroundleveloranyotherlevelwithinoradjacenttoabuilding.
CookingAlcoveAcookingspacehavingdirectaccessfromthemainroomwithoutanyinter
communicatingdoor.
CoveredAreaGroundareacoveredbythebuildingimmediatelyabovetheplinthlevel.The
areacoveredbythefollowingintheopenspacesisexcludedfromcoveredarea(SeeTable3).
a) garden, rockery, well and well structures, plant nursery, waterpool, swimming pool (if
uncovered),platformroundatree,tank,fountain,bench,andthelike;
b) drainageculvert,conduit,catchpit,gullypit,chamber,gutterandthelike;
5

c) compound wall, gate, unstoreyed porch and portico, slide, swing, uncovered staircase,
coveredrampsareasandthelike;and
d) watchmens booth, pumphouse, garbage shaft, electric cabin or substations, and such
otherutilitystructuresmeantfortheservicesofthebuildingunderconsideration.
Density/Building density The residential density is expressed in terms of the number of
dwellingunitsperhectare.
DetachedbuildingAbuildingdetachedonallsides.
Development/Physical Development Development with grammatical variations means the
carryingoutofbuilding,engineering,miningorotheroperations,in,orover,orunderlandor
water, on the making of any material change, in any building or land, or in the use of any
building, land, and includes redevelopment and layout and subdivision of any land; and to
developshallbeconstruedaccordingly.
Drain(closed)Aconduitforthecarriageofstormwater,sewageorotherusedwater.
Drain(open)Achannelforthecarriageofstormwater,sewageorotherusedwater.
Dwelling unit/Tenement An independent housing unit with separate facilities for living,
cookingandsanitaryrequirements.Dwellingunitprecludestheuseofinappropriatematerials,
suchasshippingcontainers.Suchcontainersmayonlybefortemporaryuse.
Exit/EntranceApassage,channelormeansofegressfromanybuilding,storeyorfloorareato
astreetorotheropenspaceofsafety.
FireSeparationThedistanceinmetresmeasuredfromanyotherbuildingonthesite,orfrom
other site, or from the opposite side of a street or other public space to the building for the
purposeofpreventingthespreadoffire.
Floor The lower surface in a storey on which one normally walks in a building. The general
termfloorunlessspecificallymentionedotherwiseshallnotrefertoamezzaninefloor.
Floor Area Ratio (FAR)/ Floor space index(FSI) The quotient obtained by dividing the total
coveredarea(plintharea)onallfloorsbytheareaoftheplot:
6

FAR

Total covered area of all floors

Plot area

Gallery An intermediate floor or platform projecting from a wall of an auditorium or a hall

providing extra floor area, additional seating accommodation, etc. It shall also include the
structuresprovidedforseatinginstadia.
Garage , Private A building or a portion thereof designed and used for parking of private
ownedmotordrivenorothervehicles.
Garage,PublicAbuildingorportionthereof,otherthanaprivategarage,designedorusedfor
repairing,servicing,hiring,sellingorstoringorparkingmotordrivenorothervehicles.
GroupHousingGroupormultistoredhousingformorethanonedwellingunit,wherelandis
owned jointly (as in the case of cooperative societies or the public agencies, such as local
authorities or housing boards, etc.) and the construction is undertaken by one
Agency/authority.
Habitable Room A room occupied or designed for occupancy by one or more persons for
study,living,sleeping,eating,kitchen,ifitisusedasalivingroom,butnotincludingbathrooms,
waterclosetcompartments,laundries,servingandstoragepantries,corridors,cellars,atticsand
spacesthatarenotusedfrequentlyorduringextendedperiods.
Ledge A shelflike projection, supported in any manner whatsoever, except by means of
verticalsupportswithinaroomitselfbutnothavingprojectionwiderthanonemetre.
LiftAnappliance,inashaft,designedtotransportpersonsormaterialsbetweentwoormore
levelsinaverticalorsubstantiallyverticaldirectionbymeansofaguidedcarplatform.
Loft/Attic space An intermediary floor between two floors on a residual space in a pitched
roof, above normal floor level with a maximum height of 1.5m and which is constructed or
adoptedforstoragepurposes.
Mezzanine Floor An intermediate floor, between two floors, above ground level, accessible
onlyfromthelowerfloor.

OccupancyorUseGroupTheprincipaloccupancyforwhichabuildingorapartofabuildingis
used or intended to be used; for the purposes of classification of a building according to
occupancy; an occupancy shall be deemed to include subsidiary occupancies which are
contingentuponit.

OpenSpaceAnarea,forminganintegralpartoftheplot,leftopentothesky.

Note:Theopenspaceshallbetheminimumdistancemeasuredbetweenthefront,rearandsideofthebuildingand
therespectiveplotboundaries.Thefront,rearandsideofthebuildingshallbethepointofthebuildingnearesttothe
boundary.Wherepermitted,theaverageopenspaceshallbetheaverageoftheminimumandmaximumofsuchan
openspace.

OpenSpace,FrontAnopenspaceacrosstherearofaplotbetweenthebuildinglineandthe
frontboundaryoftheplot.
OpenSpace,RearAnopenspaceacrosstherearofaplotbetweentherearofthebuildingand
therearboundaryoftheplot.
OpenSpace,SideAnopenspaceacrossthesideoftheplotbetweenthesideofthebuilding
andthesideboundaryoftheplot.
Owner The person who receives such rent for the use of the land or building or would be
entitledtodosoifitwereletout.Italsoincludes:
a) anagentortrusteewhoreceivessuchrentonbehalfoftheowner;
b) a receiver, executor or administrator or a manager appointed by any court of competent
jurisdictiontohavethechargeof,ortoexercisetherightsoftheowner;
c) anagentortrusteewhoreceivestherentoforisentrustedwithorisconcernedwithany
buildingdevotedtoreligiousorcharitablepurposes,and
d) amortgageeinpossession.
ParapetAlowwallorrailingbuiltalongtheedgeofarooforfloor.

Parking Space An area enclosed or unenclosed, covered or open, sufficient in size to park
vehicles, together with a driveway connecting the parking space with a street or alley and
permittingingressoregressofthevehicles.
PartitionAninteriornonloadhearingbarrier,onestoreyorpartstoreyinheight.
PlinthTheportionofastructurebetweenthesurfaceofthesurroundinggroundandsurface
ofthefloor,immediatelyabovetheground.
PlinthAreaThebuiltupcoveredareameasuredatthefloorlevelofthebasementorofany
storey.
Porch A covered surface supported on pillars or otherwise for the purpose of pedestrian or
vehicularapproachtoabuilding.
RoadSeeStreet.
RoadLineSeeStreetLine.
Room Height The vertical distance measured from the finished floor surface to the finished
ceilingsurface.Whereafinishedceilingisnotprovided,theundersideofthejoistsorbeamsor
tiebeamsshalldeterminetheupperpointofmeasurement.
RowHousing/RowTypeBuildingArowofbuildings,withonlyfront,rearandinterioropen
spaceswhereapplicable.
SemiDetachedBuildingAbuildingdetachedonthreesides.
ServiceRoadAroad/laneprovidedadjacenttoaplotforservicepurposes.
SetBackLineAlineusuallyparalleltotheplotboundariesandlaiddownineachcasebythe
Authority,beyondwhichnothingcanbeconstructedtowardstheplotboundaries.
Site(Plot)Aparcel(piece)oflandenclosedbydefiniteboundaries.
Site,CornerAsiteatthejunctionsofandfrontingontwoormoreintersectingstreets.
Site,DepthofThemeanhorizontaldistancebetweenthefrontandrearsiteboundaries.
9

Site,DoubleFrontageAsite,havingafrontageontwostreets,otherthanacornerplot.
Site, Interior or Tandem A site access to which is by a passage from a street whether such
passageformspartofthesiteornot.
StaircoverAstructurewithacoveringroofoverastaircaseanditslandingbuilttoencloseonly
the stairs for the purpose of providing protection from weather and not used for human
habitation.
StoreyTheportionofabuildingincludedbetweenthesurfaceofanyfloorandthesurfaceof
thefloornextaboveit,oriftherebenoflooraboveit,thenthespacebetweenanyfloorandthe
ceilingnextaboveit.
Storey,TopmostTheuppermoststoreyinabuildingwhetherconstructedwhollyorpartlyon
theroof.
Street Any means of access, namely, highway, street, lane, pathway, alley, stairway,
passageway,carriageway,footway,square,placeorbridge,whetherathoroughfareornot,over
which the public have a right of passage or access or have passed and had access
uninterruptedly for a specified period, whether existing or proposed in any scheme, and
includes all bunds, channels, ditches, stormwater drains, culverts, sidewalks, traffic islands,
roadsidetreesandhedges,retainingwalls,fences,barriersandrailingswithinthestreetlines.
Street Level or Grade The officially established elevation or grade of the central line of the
streetuponwhichaplotfrontsandifthereisnoofficiallyestablishedgrade,theexistinggrade
ofthestreetatitsmidpoint.
StreetLineThelinedefiningthesidelimitsofastreet.
ToAbutToabutonastreetsuchthatanyportionofthebuildingisontheroadboundary.
TowerlikeStructuresStructuresshallbedeemedtobetowerlikestructureswhentheheight
ofthetowerlikeportionisatleasttwicetheheightofthebroaderbaseatgroundlevel.
VerandahAcoveredareawithatleastonesideopentooutsidewiththeexceptionof1mhigh
parapetontheupperfloorstobeprovidedontheopenside.
10

VolumeToPlotAreaRatio(VPR)Theratioofvolumeofbuildingmeasuredincubicmetresto
theareaoftheplotmeasuredinsquaremetresandexpressedinmetres.
WaterCloset (WC) A water flushed plumbing fixture designed to receive human excrement
directly from the user of the fixture. The term is used sometimes to designate the room or
compartmentinwhichthefixtureisplaced.
Window An opening to the outside other than a door which provides all or part of the
requirednaturallightorventilationorbothtoaninteriorspace.

4.3

LANDUSECLASSIFICATIONANDUSESPERMITTED

4.3.1

LandUseClassificationThevariouslanduseclassificationsmaybeasindicatedbelow:

a)Residentialzone

Purelyresidential(R1).

Residentialwithshoplinesatgroundfloor(R2)

b)Commercialzone

Localcommercialarea(C1)

Districtcommercialarea(C2)

c)Industrialzone

Serviceindustries(I1)

Generalindustries(I2)

Specialindustries(I3)

d)Greenzone

e)Specialreservations

4.3.2

Thevariousbuildingusesandoccupancies(see4.7)permittedonthevariouszonesshallbeas
givenintheMasterPlan.

4.3.3

Uses to be in Conformity with the Zone Where the use of buildings or premises is not
specificallydesignatedonthedevelopmentplan,itshallbeinconformitywiththezoneinwhich
theyfall.

4.3.4

Usesas SpecificallyDesignatedonDevelopmentPlanWhere theuseofa siteisspecifically

designatedontheDevelopmentPlan,itshallbeusedonlyforthepurposesodesignated.
11

4.3.5

NonconformingUsesNoplotshallbeputtoanyuse,occupancyorpremisesotherthanthe
usesidentifiedin4.3.1,exceptwiththepriorapprovaloftheAuthority.

4.4.

MEANSOFACCESS

4.4.1

Every building/plot shall abut on a public/private means of access like streets/roads duly
formed.

4.4.2

Everypersonwhoerectsabuildingshallnotatanytimeerectorcauseorpermittoerectany
buildingwhichinanywayencroachesuponordiminishestheareasetapartasmeansofaccess
(includingbicyclelanes)requiredinthisCode.Nobuildingshallbeerectedsoastodepriveany
otherbuildingofthemeansofaccess.

4.4.3

Width of Means of Access The residential plots shall abut on a public means of access like
street/road.Plotswhichdonotabutonastreet/roadshallabut/frontonameansofaccess,the
widthandotherrequirementsofwhichshallbeasgiveninTable4.1.

Innocase,shalldevelopmentonplotsbepermittedunlessitisaccessiblebyapublicstreetof
widthnotlessthan6m.

Table4.1WidthandLengthofMeansofAccess

(Clause4.4.3)

WidthofMeansofAccess
RowNo.

LengthofMeansofAccess

(i)

6.0

75

(ii)

7.5

150

(iii)

9.0

250

(iv)

12.0

400

(v)

18.0

1000

(vi)

24.0

Above1000

Note:Ifthedevelopmentisonlyononesideofthemeansofaccess,theprescribedwidthsmaybereducedby1mineachcase

12


4.4.3.1 OtherBuildingsForalltheindustrialbuildings,theatres,cinemahouses,assemblyhalls,stadia,
educationalbuildings,markets,otherbuildingswhichattractlargecrowd,themeansofaccessshallnot
belessthanthefollowing:

WidthofMeansofAccess
m

LengthofMeansofAccess
m

12.0

200

15.0

400

18.0

600

24.0

Above600

Further,innocaseshallthemeansofaccessbelesserinwidththantheinternalaccesswaysinlayouts
andsubdivisions.
4.4.3.2PathwaysTheapproachtothebuildingsfromroad/street/internalmeansofaccessshallbe
through paved pathway of width not less than 1.5m, provided its length is not more
than3.0m.
4.4.3.2.1

Inthecaseofspecialhousingschemesforlowincomegroupandeconomicallyweaker
section of society developed up to two storeyed row/cluster housing scheme, the
pedestrian pathway width shall be 3m subject to provisions of 4.9.4.1(a). The
pedestrianpathwayshallnotservemorethan8plotsoneachsideofthepathway;the
lengthofthepathwayshallbenotmorethan50m.

4.3.3.3

Thelengthofthemain meansofaccessshallbedeterminedby thedistance fromthe

farthestplot(building)tothepublicstreet.Thelengthofthesubsidiaryaccesswayshall
bemeasuredfromthepointofitsorigintothenextwiderroadonwhichitmeets.

4.4.3.4

Intheinterestofgeneraldevelopmentofanarea,theAuthoritymayrequirethemeans
ofaccesstobeoflargerwidththanthatrequiredunder4.4.3and4.4.3.1.
13

4.4.3.5

In existing builtup areas in the case of plots facing street/means of access less than
4.5minwidth,theplotboundaryshallbeshiftedtobeawayby2.25mfromthecentral
lineofthestreet/meansofaccesswayof4.5mwidth.

4.4.4

The means of access shall be leveled, metalled, flagged, paved, sewered, drained,
channeled,lighted,laidwithwatersupplylineandprovidedwithtreesforshadetothe
satisfactionoftheAuthorityfreeofencroachmentbyanystructureorfixturessoasnot
toreduceitswidthbelowtheminimumrequiredunder4.4.3andshallbemaintainedin
aconditiontothesatisfactionoftheAuthority.

4.4.4.1

Ifanyprivatestreetoranyothermeansofaccesstoabuildingisnotleveled,metalled,
flaggedorpaved,sewered,drained,channeled,lightedorlaidwithwatersupplylineor
provided with trees for shade to the satisfaction of the Authority, who may, with the
sanctionoftheAuthority,bywrittennoticerequiretheownerorownersoftheseveral
premises fronting or adjoining the said street or other means of access or abutting
thereonortowhichaccessisobtainedthroughsuchstreetorothermeansofaccessor
which shall benefit by works executed, to carry out any or more of the aforesaid
requirementsinsuchmannerasheshalldirect.

4.4.4.2

Ifanystructureorfixtureissetuponameansofaccesssoastoreduceitswidthbelow
the minimum required, the Authority may remove the same further and recover the
expensessoincurredfromtheowner.

4.4.5

AccessfromHighways/ImportantRoadsNopremisesotherthanhighwayamenities
likepetrolpumps,motels,etc.shallhaveanaccessdirectfromhighwaysandsuchother
roadsnotlessthan52minwidth,whichtheAuthoritywiththeapprovaloftheHighway
Authorityshallspecifyfromtimetotime.TheAuthorityshallmaintainaregisterofsuch
roads which shall be open to public inspection at all times during office hours. The
portionofsuchroadsonwhichdirectaccessmaybepermittedshallbeasidentifiedin
the Development Plan. However, in the case of existing development on
highways/otherroadsreferredtoabove,theoperationofthisclauseshallbeexempted.
Theseprovisionsshall,however,besubjecttothe provisionsoftherelevantNational
HighwayAct.
14

4.4.6

For high rise buildings and buildings other than residential, the following additional
provisionsofmeansofaccessshallbeensured:
a)

The width of the main street on which the building abuts shall not be
less than 12m and one end of this street shall join another street not
lessthan12minwidth.

b)

Theapproachtothebuildingandopenspacesonallitssidesupto6m
widthandthelayoutforthesameshallbedoneinconsultationwiththe
ChiefFireOfficerofthecityandthesameshallbehardsurfacecapable
oftakingtheweightoffireengine,weighingupto18tonnes.Thesaid
openspaceshallbekeptfreeofobstructionsandshallbemotorable.

c)

Themainentrancetotheplotshallbeofadequatewidthtoalloweasy
accesstothefireengineandinnocaseshallitmeasurelessthan4.5m.
The entrance gate shall fold back against the compound wall of the
premises, thus leaving exterior accessway within the plot free for
movementoffireservicevehicle.Ifthemainentranceattheboundary
wallisbuiltover,theminimumclearanceshallbe4.5m.

4.4.7

Culdesacs giving access to plots and extending from 150 to 275m in length with an
additionalturningspaceat150mwillbeallowedonlyinresidentialareas,providedcul
desacswouldbepermissibleonlyonstraightroadsandfurtherprovidedtheendofcul
desacsshallbehigherinlevelthanthelevelofthestartingpointofsuchdeadendroad.
Theturningspaceinthiscaseshallbenotlessthan81minarea,withnodimensionless
than9m.

4.4.8

Intersection of Roads For intersection junctions of roads meeting at right angles as

well as other roads meeting at right angles as well as other than rights angles, the
roundingofforcutofforsplayorsimilartreatmentshallbedone,totheapprovalofthe
Authority,dependinguponthewidthofroads,thetrafficgenerated,thesightingangle,
etc.toprovideclearsightdistance.

15

4.4.9

Thebuildinglineshallbesetbackatleast3mfrominternalmeansofaccessinalayout
ofbuildingsinaplotsubjecttoprovisionsof4.8.2.1.

4.5

4.5.1

COMMUNITYOPEN/SOCIALSPACESANDAMENITIES
ResidentialandCommercialZonesInanylayoutorsubdivisionoflandmeasuring0.3
hectareofmoreinresidentialandcommercialzones,thecommunityopenspacesshall
bereservedforrecreationalpurposeswhichshallasfaraspossiblebeprovidedinone
placeorplannedoutfortheuseofthecommunityinclustersorpockets.

4.5.1.1

Thecommunityopenspacesshallbeprovidedcateringtotheneedsofareaoflayout,
population for which the layout is planned and the category of dwelling units. The
followingminimumprovisionshallbemade:

a)

15percentoftheareaofthelayout,or

b)

0.3to0.4ha/1000persons;forlowincomehousingtheopenspaces
shallbe0.3ha/1000persons.

4.5.2

Norecreationalspaceshallgenerallybelessthan450m2.

4.5.2.1

Theminimumaveragedimensionofsuchrecreationalspaceshallbenotlessthan7.5m;
iftheaveragewidthofsuchrecreationalspaceislessthan24m,thelengththereofshall
notexceed2.5timestheaveragewidth.However,dependingontheconfigurationof
thesite,commonlyopenspacesofdifferentshapesmaybepermittedbytheAuthority,
as long as the open spaces provided serve the needs of the immediate community
contiguoustotheopenspaces.

4.5.2.2

In such recreational spaces, a single storeyed structure as pavilion or gymnasia up to

25m2inareamaybepermitted;suchareamaybeexcludedfromFARcalculations;no
toiletblockshallbepermitted.

4.5.3

Each recreational area and the structure on it shall have an independent means of
access.Independentmeansofaccessmaynotbeinsisteduponifrecreationalspaceis
16

approachabledirectlyfromeverybuildinginthelayout.Further,thebuildinglineshall
beatleast3mawayfromtheboundaryofrecreationalopenspace.

4.5.4

Industrial Zones In the case of subdivision of land in industrial zones of area 0.8
hectare or more, 5 percent of the total area shall be reserved as amenity open space
which shall also serve as a general parking space; when such amenity open space
exceeds1500m2,theexcessareacouldbeutilizedfortheconstructionofbuildingsfor
banks, canteens, welfare centres and such other common purposes considered
necessaryfortheindustrialuser,asapprovedbytheAuthority.

4.5.4.1

In all industrial plots measuring 100 m2 or more in area, 10 percent of the total area
shallbeprovidedasanamenityopenspacetoamaximumof2500m2.Suchanamenity
open space shall have a means of access and shall be so located that it could be
convenientlyutilizedassuchbythepersonsworkingintheindustry.

4.5.5

Other Amenities In addition to community open/social spaces, the layouts shall

provideforthefollowing,dependingonthemagnitudeofthesettlementandasdecided
bytheAuthority.

a) EducationalFacilities Nursery school, primary school, middle school, high

schoolorcollegeasapplicable.

b) HealthfacilityClinic,healthcentre,dispensaryorhospital,asapplicable.

c) Commercial facility(including shopping facility) Booth(kiosk/container),

shops, convenience shopping centre, local shopping centre, or zonal shopping
centre,asapplicable.
d)CommunicationfacilitiesandessentialservicesPostoffice,postand

telegraph,policepost,policestation,firestation.

e) Social, community and cultural facilities Religious building, community hall ,

welfarecentre,cinema.
17

Note:Therequirementsofessentialamenitiesforlowincomehousingshallbegivenin

AppendixD.

4.5.6

Everylayoutorsubdivisionshalltakeintoaccounttheprovisionsofdevelopmentplan
and if the land is affected by any reservation for public purposes, the Authority may
agreetoadjustthelocationofsuchreservationstosuitthedevelopment.

4.6

REQUIREMENTSOFPLOTS

4.6.1

No building shall be constructed on any site, on any part of which there is deposited
refuse, excreta or other offensive matter objectionable to the Authority, until such
refusehasbeenremovedtherefromandthesitehasbeenpreparedorleftinamanner
suitableforbuildingpurposestothesatisfactionoftheAuthority.

4.6.2

Damp Sites Wherever the dampness of a site or the nature of the soil renders such
precautionsnecessary,thegroundsurfaceofthesitebetweenthewallsofanybuilding
erectedthereonshallberendereddampprooftothesatisfactionoftheAuthority.

4.6.3

SurfaceWaterDrainsAnylandpassageorotherareawithinthecurtilageofabuilding
shall,iftheAuthoritysorequires,beeffectivelydrainedbysurfacewaterdrainsorother
means.

4.6.3.1

The written approval of the Authority shall be obtained for connecting any subsoil or
surfacewaterdraintoasewer.

4.6.4UndergroundcisternsforwaterstorageTheprovisionofundergroundcisternsforwater
storageinpublicandprivatebuildingsshallbeencouraged.

4.6.5

DistancefromElectricLinesNoverandah,balcony,orthelikeshallbeallowedtobe
erected or reerected or any additions or alterations made to a building within the
distances quoted below in accordance with the current Ghana Electricity Rules and its
amendmentsfromtimetotimebetweenthebuildingandanyoverheadelectricsupply
line.

18

Vertically

Horizontally

a) Lowandmedium
Voltagelinesandservicelines

2.5

1.2

b) Highvoltagelinesuptoand
Including11000V

3.7

1.2

3.7

2.0

c) Highvoltagelinesabove
11000Vanduptoandincluding
33000V

d) Extrahighvoltagelinesbeyond
33000V

3.7
2.0

(plus0.3mforevery(plus0.3mforevery

additional33000Vandadditional33000V
Partthereof)
andpartthereof)

Distance of site from the normal edge of water course/area may be specified by the

4.6.6

Authority,keepinginviewthenormalmaximumflood/tidelevel.

4.6.7

4.6.7.1

SizeofPlots
ResidentialEachplotshallhaveaminimumsize/frontagecorrespondingtothetypeof
developmentasgivenbelow:
PlotSize
m2

Frontage
M

Detachedbuilding

Above250

Above12

Semidetachedbuilding

125250

8to12

Rowtypebuilding

50125

4.5to8

TypeofDevelopment

NoteForlowincomehousingseeAppendixD.

4.6.7.1.1

The minimum size of the site for group housing development shall be as given in the
MasterPlanandlocaldevelopmentcontrolrules.

4.6.7.2

IndustrialThesizeoftheplotshallnotbelessthan300m2anditswidthshallnotbe
lessthan15m.
19

4.6.7.3

OtherLandusesTheminimumsizeofplotsforbuildingsforotheruseslikebusiness,
educational,mercantile,assembly(cinematheatre),petrolfillingstation,etc.shallbeas
decidedbytheAuthoritysubjectto4.6.7.3.1to4.6.7.3.3.

4.6.7.3.1

Assembly Halls/Cinema Theatres The minimum size of plot for assembly

buildings/cinema theatres used for public entertainment and religious/social centres,
withfixedseatsshallbeonthebasisofseatingcapacityofthebuildingattherateof1
m2perseat.

4.6.7.3.2

Fuel/GasfillingStationThesizeoftheplotshallnotbelessthan:

a) 31x17minthecaseofpetrolfillingstationwithkioskwithoutservicebay,and
b) 37x31minthecaseofpetrolfillingstationwithservicebay.

4.7

CLASSIFICATIONOFBUILDINGS

4.7.1

Buildingsareclassifiedbasedonoccupancyandtypesofconstruction.

4.7.2

For the purpose of the Code, the following shall be the occupancy classification and
typesofconstruction;formoredetailedinformation,referencemaybemadetoPart3:
UseandOccupancy.

4.7.2.1OccupancyClassification
a) Residential(R)
b) Educational(E)
c) Institutional(I)
d) Business(B)
e) Mercantile(willincludebothretailandwholesalestores)(M)
f)

Industrial(willincludelow,moderateandhighfirehazards)(F)

g) Assembly(A)
h) GeneralandHazardousStorage(SandH)

20

4.7.2.2TypesofConstruction
4.7.2.2.1General
Thedesignofanybuildingandtypesofmaterialsusedinitsconstructionareimportant
factorsinmakingthebuildingresistanttoacompleteburnoutandinpreventingthespreadof
fire,smokeorfumes,whichmayotherwisecontributetothelossoflivesandproperty.Thefire
resistance of a building or its structural and nonstructural elements is expressed in hours
againstaspecifiedfireloadwhichisexpressedinkcal/m2andagainstacertainintensityoffire.
For the purposes of this Code, the types of construction according to fire resistance shall be
classifiedinfour(4)categories:
a)Type1
b)Type2
c)Type3
d)Type4
Thefireresistanceratingsforvarioustypesofconstructionforstructuralandnonstructural
membersaregiveninTable4.1A

4.8

OPENSPACES(WITHINAPLOT)

4.8.1

General Every room intended for human habitation shall abut on an interior or
exterioropenspaceoranopenverandah,opentosuchinteriororexterioropenspace.

4.8.1.1

Theopenspacesinsideandaroundabuildinghaveessentiallytocaterforthelighting
andventilationrequirementsoftheroomsabuttingsuchopenspaces,andinthecaseof
buildingsabuttingonstreetsinthefront,rearorsides,theopenspacesprovidedshall
besufficientforthefuturewideningofsuchstreets.

21

Table4.1AFireresistanceratingsofstructuralandnonstructuralelements(inhours)

22

4.8.1.2OpenspacesseparateforeachbuildingofwingTheopenspacesshallbeseparateor
distinctforeachbuildingandwhereabuildinghastwoormorewings,eachwingshall
haveseparateordistinctopenspacesforthepurposesoflightingandventilationofthe
wings.
However, separation between accessory and main buildings more than 7m in height
shallnotbelessthan1.5m;forbuildingsupto7minheight,nosuchseparationshallbe
required.

4.8.2

ResidentialBuildings

4.8.2.1

ExterioropenSpaces

4.8.2.1.1

FrontOpenSpace

a) Everybuildingfrontingastreetshallhaveafrontspace,forminganintegralpartof
thesiteasbelow:

Frontopenspace,

Widthofstreet

Minimum

Frontingtheplot

(M)

(m)

1.5*

Upto7.5*

3.0

7.5to18

4.5

18to30

6.0

Above30

*Forbuildingsuptoamaximumheight7m.

Note In case a building abuts two or more streets, the value of open spaces is to be based on the
averagewidthofstreets,subjecttoaminimumof1.8mforcases(ii),(iii)and(iv)ofTable4.1,above.

b) Forstreetslessthan7.5minwidth,thedistanceofthebuilding(buildingline)shall
beatleast5mfromthecentrelineofthestreet(see4.4.3.5).
Note This limiting distance has to be determined by the Authority for individual road/street widths
takingintoaccountthetrafficflow.

23

4.8.2.1.2RearOpenSpace
a)

Everyresidentialbuildingshallhavearearopenspace,forminganintegralpartofthe
site,ofanaveragewidthof3mandatnoplacemeasuringlessthan1.8m,exceptthatin
the case of a backtobacksite, the width of the rear open space shall be 3m
throughout.Subjecttotheconditionoffreeventilation,theopenspaceleftuptohalf
thewidthoftheplotshallalsobetakenintoaccountforcalculatingtheaveragewidth
oftherearopenspace.Forplotsofdepthlessthan9m,forbuildingsupto7,inheight,
therearopenspacemaybereducedto1.5m.

b)

RearOpenSpacetoExtendThroughouttheRearWallTherearopenspaceshallbe
coextensive with the entire face of the rear wall. If a building abuts on two or more
streets, such rear open space shall be provided throughout the face of the rear wall.
Suchrearwallshallbethewallontheoppositesideofthefaceofthebuildingabutting
onthewiderstreetunlesstheAuthoritydirectsotherwise.

4.8.2.1.3
a)

SideOpenSpace
Every semidetached and detached building shall have a permanently open air space,
forminganintegralpartofthesiteasbelow:
(i)

Fordetachedbuildingsthereshallbeaminimumsideopenspaceof3monboth
thesides.

NOTE:Fordetachedresidentialbuildingsupto7minheightonplotswithafrontagelessthan12m(see4.6.6.1),one
ofthesideopenspacesmaybereducedto1.5m.

(ii)

Forsemidetachedbuildings,thereshallbeaminimumsideopenspacef3mon
oneside.

NOTE:Forsemidetachedbuildingsupto7minheightonplotswithafrontagelessthan9m(see4.6.6.1),theside
openspacemaybereducedto1.5m.

(iii)

Forrowtypebuildings,nosideopenisrequired.

24

(b)

Inthecaseofsemidetachedbuildings,theopenspacesprovidedononesideshallbeas
in4.8.2.1.3andallhabitableroomsshallabuteitheronthissideopenspaceorfrontand
rearopenspacesoraninterioropenspace(see4.8.2.5).

4.8.2.2

Theprovisionsof4.8.2.1.2and4.8.2.1.3arenotapplicabletoparkinglockupgaragesup
to3minheightlocatedatadistanceof7.5mfromanystreetlineorfrontboundaryof
theplot.

4.8.2.3

Theopenspacesmentionedin4.8.2.1.1to4.8.2.1.3shallbeforresidentialbuildingsup
toaheightof10m.

4.8.2.3.1

Forbuildingsofheightabove10m,theopenspaces(sideandrear)shallbeasgivenin
Table4.2.Thefrontopenspacesforincreasingheightsofbuildingsshallbegovernedby
4.9.4.1(a).

TABLE4.2SideandRearOpenSpacesfordifferentHeightsofBuildings
(Clause4.8.2.3.1)

Heightofbuildings

Sideandrearopenspacestobe
leftaroundbuilding

i)

10

ii)

15

iii)

18

iv)

21

v)

24

vi)

27

vii)

30

10

viii)

35

11

ix)

40

12

x)

45

13

xi)

50

14

xii)

53andabove

16

25


Note1Forbuildingsabove24minheight,thereshallbeaminimumfrontopenspaceof6m.
Note2Whereroomsdonotderivelightandventilationfromtheexterioropenspace,thewidthofsuchexterioropenspace
asgiveninCol.3maybereducedby1msubjecttoaminimumof3mandamaximumof8m.Nofurtherprojections
shallbepermitted.
Note3Ifthelengthordepthofthebuildingexceeds40m,addtoCol.3tenpercentoflengthordepthofbuildingminus
4.0m.

4.8.2.3.2Fortowerlikestructures,asanalternativeto4.8.2.3.1,openspacesshallbeasbelow:
a)uptoaheightof24m,withonesetback,theopenspacesatthegroundlevel,shallbenot
lessthan6m;
b)forheightsbetween24mand37.5mwithonesetback,theopenspacesatthegroundlevel,
shallbenotlessthan9m;
c)forheightsabove37.5mwithtwosetbacks,theopenspacesatthegroundlevel,shallbenot
lessthan12m;and
d)thedeficiencyintheopenspacesshallbemadegoodtosatisfy4.8.2.3.1throughthesetbacks
attheupperlevels;thesesetbacksshallnotbeaccessiblefromindividualrooms/flatsatthese
levels.
4.8.2.4Thefrontopenspacewouldgoverntheheightofthebuilding(see4.9.4).
4.8.2.5 InteriorOpenSpaces
a)

InnerCourtyardIncasethewholeofonesideofeveryroomexceptingbath,WCand
storeroomisnotabuttingoneitherthefront,rearorside(s)openspaces,itshallabut
onaninnercourtyard,whoseminimumwidthshallbe3m.

Further,theinnercourtyardshallhaveanarea,throughoutitsheight,ofnotlessthan
thesquareofonefifththeheightofthehighestwallabuttingthecourtyard.Provided
thatwhenanyroom(excludingstaircasebay,bathroomandwatercloset)isdependent
for its light and ventilation on an inner courtyard, the dimension shall be such as is
requiredforeachwingofthebuilding.
26

Whereonlywaterclosetandbathroomareabuttingontheinteriorcourtyard,thesize
oftheinteriorcourtyardshallbeinlinewiththeprovisionforventilationshaftasgiven
in4.8.2.5(b).

b)

VentilationShaftForventilatingthe spacesforwaterclosetsandbathrooms,ifnot
opening on to front, side, rear and interior open spaces, these shall open on to the
ventilationshaft,thesizeofwhichshallnotbelessthanthevaluesgivenbelow:

HeightofBuildings
m
Upto10

SizeofVentilationShaft
m2
1.2

MinimumSizeofShaft
m
0.9

12

2.8

1.2

18

4.0

1.5

24

5.4

1.8

30

8.0

2.4

Above30

9.0

3.0

Note 1 For buildings of height above 30m, a mechanical ventilation system shall be installed besides the provision of
minimumventilationshaft.
Note2Forfullyairconditionedresidentialbuildingsforlodgingpurposes,theventilationshaftneednotbeinsistedupon,
provided the airconditioning system works in an uninterrupted manner, also, provided there is an alternative source of
powersupply.

c) Outer Courtyard The minimum width of the outer courtyard (as distinguished from its

depth)shallbenotlessthan2.4m.Ifthewidthoftheoutercourtyardislessthan2.4m,itshall

be treated as a notch and the provisions of outer courtyard shall not apply. However, it the

depthoftheoutercourtyardismorethanthewidth,theprovisionsof4.8.1.2shallapplyforthe

openspacestobeleftbetweenthewings.

4.8.2.6

JointOpenAirSpaceEverysuchinteriororexterioropenairspace,unlessthelatteris
a street, shall be maintained for the benefit of such building exclusively and shall be
entirelywithintheownersownpremises.
27

4.8.2.6.1

Ifsuchinteriororexterioropenairspaceisintendedtobeusedforthebenefitofmore
thanonebuildingbelongingtothesameowner,thewidthofsuchopenairspaceshall
betheonespecifiedforthetallestbuildingasspecifiedin4.8.2.3abuttingonsuchopen
airspace.

4.8.2.6.2

Ifsuchinteriororexterioropenairspaceisjointlyownedbymorethanoneperson,its
widthshallalsobeasspecifiedin4.8.2,providedeverysuchpersonagreesinwritingto
allowhisportionofsuchjointopenairspacetobeusedforthebenefitofeverybuilding
abuttingonsuchjointopenairspaceandprovidedhesendssuchwrittenconsenttothe
Authority for record. Such common open air space shall thenceforth be treated as a
permanentlyopenairspacerequiredforthepurposesoftheCode.Noboundarywall
betweensuchjointopenairspaceshallbeerectedorraisedtoaheightofmorethan
2.0m.

4.8.3

OtherOccupancies

4.8.3.1 Openspacesforotheroccupanciesshallbeasbelow:
a)

EducationalBuildingsExceptfornurseryschools,theopenspacesaroundthebuilding
shallbenotlessthan6m;

b)

InstitutionalBuildingsTheopenspacesaroundthebuildingshallbenotlessthan6m;
and

c)

AssemblyBuildingsTheopenspaceatfrontshallbenotlessthan12mandtheother
openspacesaroundthebuildingshallbenotlessthan6m.

Note However, if assembly buildings are permitted in purely residential zones, the open spaces around the
buildingshallbenotlessthan12m.

d)

Business,MercantileandStorageBuildingsTheopenspacesaroundthebuildingshall
benotlessthan4.5m.Wheretheseoccurinapurelyresidentialzoneorinaresidential
withshopslinezone,theopenspacesmayberelaxed.

28

e)

IndustrialBuildingsTheopenspacesaroundthebuildingshallbenotlessthan4.5m
forheightsupto16m,withanincreaseoftheopenspacesof0.25mforeveryincrease
of1morfractionthereofinheightabove16m.

NoteSpecialrulesfornarrowindustrialplotsinthecity,namelyplotslessthan15minwidth,inthecity,namely
plotslessthan15minwidth,andwithappropriatesetbacksfromcertainstreetsandhighways,shallbe
applicable.

f) Hazardous Occupancies The open spaces around the building shall be as specified for
industrialbuildings(See4.8.2.1(e)).

4.8.4

ExemptiontoOpenSpaces

4.8.4.1

Projections into Open Spaces Every open space provided either interior or exterior
shall be kept free from any erection thereon and shall be open to the sky, except as
below:
a)

cornice,rooforweathershadenotmorethan0.75mwide;

b)

sunshades over windows/ventilators or other openings not more than

0.75mwide;

c)

canopyatfirstfloorlevel,butnottobeusedasasitoutwithclearance
of1.5mbetweentheplotboundaryandthecanopy;

d)

projectedbalconyathigherfloorsofwidthnotmorethan0.9m;and

e)

projectingrooms/balconies(see(d)atalternatefloorssuchthatrooms
of the lower two floors get light and air and the projection being not
morethantheheightofthestoreyimmediatelybelow.

However, these projections into open spaces shall not reduce the minimum required open
spaces.
4.8.4.1.1

Accessory Building The following accessory buildings may be permitted in the open
spaces:
29

a) Inanexistingbuilding,sanitaryblockof2.4minheightsubjecttoamaximumof
4m2intherearopenspaceatadistanceof1.5mfromtherearboundarymaybe
permitted,wherefacilitiesarenotadequate.

b) Parkinglockupgaragesnotexceeding2.4minheightshallbepermittedinthe
sideorrearopenspacesatadistanceof7.5mformanyroadlineorthefront
boundaryoftheplot;and
c) Suctiontankandpumproomeachupto2.5m2inarea.

4.8.4.2 ProjectionIntoStreet
4.8.4.2.1

In existing builtup or congested areas, no projection of any sort whatsoever, except

sunshades (see 4.8.4.2.3) extending more than 230mm below a height of 4.3m, shall
projectovertheroadoroveranydrainoroveranyportionoutsidetheboundariesof
thesite,providedtheprojectionarisingoutoftheverticalpartoftherainwaterspouts
projectingattheroadlevelorthewaterpipemaybepermittedinaccordancewiththe
drainageplan.

4.8.4.2.2

Porticos in Existing Developed Area Porticos in bazaar/shopping areas of existing

developed areas may be permitted to project on road land subject to the following
limitations:
a)

porticosmaybeallowedonsuchroadsleavingaminimumclearspaceof18m
betweenkerbs;

b)

theporticosshallnotbelessthan3mwide;

c)

nothing shall be allowed to be constructed on the portico which shall be

constructedontheporticowhichshallbeusedasanopenterrace;

d)

nothingshallbeallowedtoprojectbeyondthelineofarcades;and

e)

the space under the portico shall be paved and channeled according to the
directionsoftheAuthority.
30


4.8.4.2.3

SunshadesOverWindowsandVentilatorsProjectionsofsunshadesoverwindowsor
ventilatorsinexistingbuiltuporcongestedareaswhenpermittedbytheAuthorityshall
fulfillthefollowingconditions.

a) nosunshadeshallbepermittedovertheroadoroveranydrainoroveranyportion
outsidetheboundariesofthesitebelowaheightof2.8mfromtheroadlevel;

b) sunshades provided above a height of 2.8m from the ground level shall be
permittedtoprojectuptoamaximumwidthof600mm,iftheroadoverwhichthey
projectexceeds9minwidth;and

c) nosunshadeshallbepermittedonroadslessthan9minwidthoronroadshaving
nofootpaths.

4.8.5

LimitationstoOpenSpaces

4.8.5.1

SafeguardAgainstReductionofOpenSpaceNoconstructionworkonabuildingshall
be allowed if such work operates to reduce an open air space of any other adjoining
building,belongingtothesameownertoanextentlessthanwhatisprescribedatthe
timeoftheproposedworkortoreducefurthersuchopenspaceifitisalreadylessthan
thatprescribed.

4.8.5.2

Additions or Extensions to a Building Additions or extensions to a building shall be

allowed,providedtheopenspacesfortheadditions/extensionssatisfy4.8.2aftersuch
additions/extensionsaremade.

4.9

AREAANDHEIGHTLIMITATIONS

4.9.1

GeneralThelimitationofareaandheightofbuildingsofdifferentoccupancyclasses
and types of construction shall be achieved by specifying it in terms of FAR (or FSI),
whichshalltakeintoaccountthevariousaspectsthatgoverninspecifyingFARasgiven
below:
31

a) Occupancyclass;
b) Typesofconstruction;
c) Widthofstreetfrontingthebuildingandthetrafficload;
d) Localitywherethebuildingisproposedandthedensity;
e) Parkingfacilities;
f)

Localfirefightingfacilities;and

g) Watersupplyanddrainagefacilities.

4.9.2

ThecomparativeFARsfordifferentoccupanciesandtypesofconstructionareasgiven
inTable4.3andtheAuthorityshallselectabasicFARforoneoccupancyandatypeof
constructionandarriveattheFARvaluesforothercombinationstakingintoaccountthe
otherlocalfactors(see4.9.1).

4.9.2.1

Unlimited Areas The minimum fire separation on all sides of buildings of unlimited
areas(seeTable4.3)andofType1constructionshallbe9m.

4.9.3

StreetWidthThearealimitsshallapplytoallbuildingsfrontingonastreetorpublic
spacenotlessthan9minwidthaccessibletoapublicstreet.

4.9.4

Height Limit The height and number of storeys shall be related to FAR and the
provisionsof4.8.

4.9.4.1

Where a building height is not covered by Table 4.3, the maximum height shall be
limitedaccordingtothewidthofthestreetasfollows:

a) the maximum height of building shall not exceed 1.5 times the width of road
abuttingplusthefrontopenspace;

b) ifabuildingabutsontwoormorestreetsofdifferentwidths,thebuildingshall
bedeemedtofaceuponthestreetthathasthegreaterwidthandtheheightof
thebuildingshallberegulatedbythewidthofthatstreetandmaybecontinued
tothisheighttoadepthof24malongthenarrowerstreetsubjecttoconformity
of4.8;and
32

c) forbuildingsinthevicinityofaerodromes,provisionsof4.9.5shallapply.

4.9.4.2 HeightExceptions

4.9.4.2.1

Roof Structures The following appurtenant structures shall not be included in the
height of the building unless the aggregate area of such structures, including pent
houses, exceeds onethird of the area of the roof of building upon which they are
erected:

a) roofstanksandtheirsupports;
b) ventilating,airconditioning,liftroomsandsimilarserviceequipment;
c) roofstructuresotherthanpenthouses;and
d) chimneysandparapetwallsnotexceeding1minheight.

TABLE4.3ComparativeFloorAreaRatiosforOccupanciesFacingone
PublicStreetofatLeast9mWidth
(Clause4.9.2)

TYPEOFCONSTRUCTION

OCCUPANCY
CLASSIFICATION

Type1

Type2

Type3

Type4

Residential

UL

2.0

1.4

1.0

Educational

UL

2.0

1.4

1.0

Institutional

UL

1.5

1.0

0.8

Assembly

UL

1.0

0.7

0.5

Business

UL

2.9

2.3

1.6

Mercantile

8.0

1.8

1.4

1.0

Industrial

7.5

1.9

1.6

1.3

Storage(seeNote4)

6.0

1.5

1.3

1.0

Hazardous(seeNote4)

2.8

1.1

0.9

NP

33

ULUnlimited

NPNotPermitted

Note1Thistablehasbeenprepared,takingintoaccountthecombustiblecontentinthedifferentoccupanciesas
wellasthefireresistanceofferedbythetypeofconstruction(seePart3UseandOccupancy).

Note 2 This table shall be modified by the Authority, taking into account the other aspects as given below
(see4.9.1).

a)

densityintermsofdwellingunits/hectare;

b)

trafficconsiderations;

c)

parkingspaces;

d)

localfirefightingfacilities;and

e)

watersupply,drainageandsanitationrequirements.

Note3TheFARspecifiedmaybeincreasedby20percentforthefollowing:

a)

abasementorcellarandspaceunderabuildingconstructedonstiltsandusedasaparkingspace,
andairconditioningplantroomusedasaccessorytotheprincipaluse;

b)

electric cabin or substation, watchmans booth of maximum size of 1.6m2 with minimum width or
diameterof1.2m,pumphouse,garbageshaft,spacerequiredforlocationoffirehydrants,electric
fittingsandwatertank.

c)

projectionsandaccessorybuildingsasspecificallyexempted(see4.8.4.1);and

d)

staircase room and lift rooms above the topmost storey, architectural features; and chimneys and
elevatedtanksofdimensionsaspermissibleundertheCode,theareaoftheliftshaftshallbetaken
onlyononefloor.

Note 4 In so far as single storey storage and hazardous occupancies are concerned, they would be further
governedbyvolumetoplotarearatio(VPR),tobedecidedbytheAuthority.

4.9.4.2.2

Exceptinbuildingswhereautomaticsprinklerequipmentisarequirementinaccordance
withPart3UseandOccupancy,allstructuresofType1,Type2andType3construction
designed for industrial, business, mercantile, low or moderate hazard storage
occupanciesmaybeerected6mhigherthanspecifiedinTable4.3whenequippedwith
anapprovedonesourceautomaticsprinklersystem.

34

4.9.5

RestrictionsinthevicinityofAerodromes

4.9.5.1

Forbuildingsinthevicinityofaerodromes,themaximumheightofsuchbuildingsshall
be decided in consultation with the Ghana Civil Aviation Authority. This shall be
regulatedbytherulesforgivingnoobjectioncertificateforconstructionofbuildingsin
thevicinityofaerodromesbytheDirectorGeneralofCivilAviation,whicharegivenin
Appendix A. However, the latest rules of the Ghana Civil Aviation Authority shall be
followedinallcasesofbuildingscomingupinthevicinityofanaerodrome.

4.9.5.1.1

Forthepurposeof4.9.5.1,newbuildingsstructureswhichriseto30mormoreinheight
and are to be located within 20 km of the aerodrome reference point, shall be
constructed only if a no objection certificate has been obtained from the Director
GeneralofCivilAviation.

4.9.5.1.2

In the case of buildings to be erected in the vicinity of defence aerodromes, the

maximumheightofsuchbuildingsshallbedecidedbytheDefenceAuthority(see12.5
ofPart2Administration).

4.9.5.2

This will apply specially to new constructions, overhead HT/LT lines,

telephone/telegraphlines,factories,chimneys,wire/TVantennas.

4.9.5.2.1

Nonewchimneysorsmokeproducingfactoriesshallbeconstructedwithinaradiusof8
kmfromtheaerodromereferencepoint(ARP).

4.9.5.2.2

Overhead HT/LT lines or telephone/telegraph lines shall not be permitted in the

approach/takeoffclimbareaswithin3000moftheinneredgeoftheseareas.

4.9.5.2.3

A3mmarginshallbeallowedinnewconstructionsforwireless/TVantennasandcooling
towers.

4.9.5.3

Butcheries,tanneriesandsolidwastedisposalsitesshallnotbepermittedwithin10km
fromtheaerodromereferencepoint.

35

4.9.6 GroupHousing
4.9.6.1

Grouphousingdevelopmentmaynormallyandpreferablybeinmultistoreyedblocks;it
shallnotbeacustomarysubdivisionoflandintostreetsandplots.

4.9.6.2

Nolimittofloorsandheightshallbeapplicable,butthecoverageandfloorarearatiofor
variousdensitiesmaybeasgiveninTable4.4unlessotherwiseprovidedintheMaster
Planandlocaldevelopmentcontrolrules.

Table4.4FloorAreaRatioandCoverageforGroupHousing
Maximum
coveragein
Percent

RowNo.

GrossResidentialDensity
Persons/Hectare

i)

125

25

0.75

ii)

250

30

1.25

iii)

425

33.34

1.50

iv)

500

35

1.75

v)

625

35

2.00

FloorAreaRatio

NoteThecoverageshallbecalculatedonthebasisofthewholeareareservedforgrouphousingafter

deducting:
a)

theareaofanyhighway,anyroadupto25mandmajorresidentialroadsof18mwidtharoundthegroup
housing area (residential street, loop street, culdesac, service lanes and footpaths shall not be
deducted);

b)

the area of school (excluding sites for nursery schools) and other community facilities within the group
housingarea;and

c)

theopenspaces,exceptplaygroundsoflocalnature.

36

4.10

4.10.1

OFFSTREETPARKINGSPACES
The offstreet parking (onsite parking) spaces in a plot to be provided shall be in
accordancewithAppendixB.ThespacesgiveninAppendixBshallbeconsideredbythe
AuthorityinconjunctionwiththeDevelopmentRules,inforce,ifany.

4.11

4.11.1

GREENBELTSANDLANDSCAPING
GeneralGreenbeltsandlandscapingincludingplantationofshrubsandtreeshelpto
certainextentinenhancingtheenvironmentalquality.

4.11.1.1

Planting of trees in streets and in open spaces should be done carefully to take
advantageofbothshadesandsunshinewithouthandicappingtheflowofnaturalwinds.
Their advantage for abating glare and for providing cool and/or warm pockets in
developedareasshouldalsobetaken.

4.11.1.2

Where relief from noise is to be provided by means of greenbelts, these may be of

considerable widthandbelandscaped. Theextent ofreliefthat maybederivedfrom
theabovemaybeestimatedonlyafterconsideringotherenvironmentalfactors.Strong
leafy trees may be planted to act as noise baffles. Shrubs or creepers may also be
planted for additional protection between tree trunks; artificial mounds and banks
shouldbeformedwhereverpracticable.

4.11.2

NormsforPlantingofShrubsandTrees

4.11.2.1

Suitableprovisionsmaybemadeforgreeneriesincludingplantationofshrubsandtrees
asapartofenvironmentalprotectioningeneral.Thisaspectshallbetakencareoffrom
theinitialstageoftownandcountryplanning,zoningandplanningofdevelopmentof
particularareaandgrouphousing.Finally,thisaspectshallalsobetakenintoaccount
in planning individual building of different occupancies. A guide for the quantum of
plantationofshrubs,treesandothergreeneryindifferentoccupanciesandcommunity
spacesisgiveninAppendixC.

37

4.11.2.2

The types of plants, the distance between tree/plants from the building and the
distancebetweenplantsshallbecarefullyworkedoutkeepinginviewofthestructural
safetyandaestheticrequirementsofbuildings.

4.11.3

Treesshallbenumberedareawise,plotwiseandroadwisebytheconcernedauthority
andtheyshallbecheckedperiodically.

4.11.4

Cuttingandpruningoftreesinpublicaswellasprivateareasshallbesuitablyregulated.
Trees shall be cut only after obtaining the permission of the Authority designated for
thispurpose.

4.12

REQUIREMENTSOFPARTSOFBUILDINGS

4.12.1

Plinth

4.12.1.1

Main Buildings The plinth or any part of a building or outhouse shall be so located
with respect to the surrounding ground level that adequate drainage of the site is
assured. The height of the plinth shall be not less than 450mm from the surrounding
groundlevel.

4.12.1.2

InteriorCourtyardsEveryinteriorcourtyardshallberaisedatleast150mmabovethe
levelofthecentreoftheneareststreetandshallbesatisfactorilydrained.

4.12.2

HabitableRooms

4.12.2.1

Height The height of all rooms for human habitation shall not be less than 2.75m
measured from the surface of the floor to the lowest point of the ceiling (bottom of
slab). In the case of pitched roof, the average height of rooms shall not be less than
2.75m. The minimum clear head room under a beam, folded plates or eaves shall be
2.4m. In the case of airconditioned rooms, a height of not less than 2.4m measured
from the surface of the floor to the lowest point of airconditioning duct or the false
ceilingshallbeprovided.

4.12.2.1.1

The requirements of 4.12.2.1 apply to residential, business and mercantile buildings.

Foreducationalandindustrialbuildings,thefollowingminimumrequirementsapply:
38

a)

Educationalbuildings

Ceilingheight3.6mforallregions
Ceiling height 3.6m, except when airconditioned,

b)

Industrialbuildings

3m (Factory Act 1948 and rules therein shall

governsuchheights,whereapplicable).

4.12.2.2

SizeTheareaofhabitableroomshallnotbelessthan9.5m2,wherethereisonlyone
roomwithaminimumwidthof2.4m.Wheretherearetworooms,oneoftheseshall
not be less than 9.5m2 and the other not less than 7.5m2, with a minimum width of
2.1m.

4.12.3

Kitchen

4.12.3.1

HeightTheheightofakitchenmeasuredfromthesurfaceofthefloortothelowest
pointintheceiling(bottomslab)shallnotbelessthan2.75m,exceptfortheportionto
accommodatefloortrapoftheupperfloor.

4.12.3.2

Size The area of a kitchen where separate dining area is provided, shall be not less
than5.0m2withaminimumwidthof1.8m.Wherethereisaseparatestore,theareaof
thekitchenmaybereducedto4.5m2. Akitchen,whichisintendedforuseasadining
areaalso,shallhaveafloorareaofnotlessthan7.5m2withaminimumwidthof2.1m.

4.12.3.3 OtherRequirements
Everyroomtobeusedaskitchenshallhave:
a) unlessseparatelyprovidedinapantry,meansofthewashingofkitchenutensils
whichshallleaddirectlyorthroughasinktoagratedandtrappedconnectionto
thewastepipe;

b) animpermeablefloor;

c) aflue,iffoundnecessary;and

d) awindoworventilatororopeningofsizenotlessthanasspecifiedin4.14.1.2,
subjecttoincreaseinareaofopeninginaccordancewithNote3of4.14.1.2.
39

4.12.4

BathroomsandWaterClosets

4.12.4.1

Height The height of a bathroom or watercloset measured from the surface of the
floortothelowestpointintheceiling(bottomofslab)shallnotbelessthan2m.

4.12.4.2

SizeThesizeofabathroomshallnotbelessthan1.5x1.2mor1.8m2.Thefloorarea
ofwaterclosetshallbe1.1m2withaminimumwidthof0.9m.Ifbathandwatercloset
arecombined,itsfloorareashallnotbelessthan2.8m2withaminimumwidthof1.2m.

4.12.4.3

OtherRequirementsEverybathroomorwaterclosetshall:
a) besosituatedthatatleastoneofitswallsshallopentoexternalair;
b) not be directly over or under any room other than another watercloset,
washingplace,bathorterrace,unlessithasawatertightfloor;
c) havetheplatformorseatmadeofwatertightnonabsorbentmaterial;
d) be enclosed by walls or partitions and the surface of every such wall per
partitionshallbefinishedwithasmoothimperviousmaterialtoaheightofnot
lessthan1mabovethefloorofsucharoom;
e) beprovidedwithanimperviousfloorcovering,slopingtowardsthedrainwitha
suitablegradeandnottowardsverandahoranyotherroom;and
f)

haveawindoworventilator,openingtoashaftoropenspace,ofareanotless
than0.3m2withsidenotlessthan0.3m.

4.12.4.4

Noroomcontainingwaterclosetsshallbeusedforanypurposeexceptasalavatoryand
nosuchroomshallopendirectlyintoanykitchenorcookingspacebyadoor,window
or other opening. Every room containing watercloset shall have a door completely
closingtheentrancetoit.

4.12.5

LedgeorLoft

4.12.5.1

HeightItshallhaveaminimumheadroomof2.2m.

4.12.5.2

SizeAledgeinahabitableroomshallnotcovermorethan25percentoftheareaof
the floor on which it is constructed and shall not interfere with the ventilation of the
roomunderanycircumstances.

40

4.12.5.3

LoftThemaximumheightofloftshallbe1.5m.Aloft,ifprovided,onakitchen,shall
notexceed25percentoftheareaofthekitchen,leavingaminimumheadroomof2.2m
forthekitchenundertheloft.Onbathroom,waterclosetandcorridor,theloftcanbe
100percent.

4.12.6

Mezzaninefloor

4.12.6.1

HeightItshallhaveaminimumheightof2.2m.

4.12.6.2

SizeTheminimumsizeofthemezzaninefloor,ifitistobeusedasalivingroom,shall
notbelessthan9.5m2.Theaggregateareaofsuchmezzaninefloorinabuildingshallin
nocaseexceedonethirdtheplinthareaofthebuilding.

4.12.6.3

Other Requirements A mezzanine floor may be permitted over a room or a

compartmentprovided:
a) itconformstothestandardsoflivingroomsasregardslightingandventilation
incasethesizeofmezzanineflooris9.5m2ormore(see4.14.1.2);
b) it is so constructed as not to interfere under any circumstances with the
ventilationofthespaceoverandunderit;
c) suchmezzaninefloorisnotsubdividedintosmallercompartments;
d) suchmezzaninefloororanypartofitshallnotbeusedasakitchen;and
e) in no case shall a mezzanine floor be closed so as to make it liable to be
convertedintounventilatedcompartments.

4.12.7 StoreRoom
4.12.7.1

HeightTheheightofastoreroomshallbenotlessthan2.2m.

4.12.7.2

Size The size of a store room, where provided in a residential building, shall be not
lessthan3m.

4.12.8

Garage

4.12.8.1

HeightTheheightofagarageshallnotbelessthan2.4m.

41

4.12.8.2

SizeThesizeofgaragesshallbeasbelow:
a) Privategarage2.5x5.0m,minimum;and
b) Publicgaragebasedonthenumberofvehiclesparked,etc.(see4.10).

4.12.9

Basement

4.12.9.1

Thebasementshallnotbeusedforresidentialpurposes.

4.12.9.2

Theconstructionofthebasementshallbeallowedbytheauthorityinaccordancewith
thelanduseandotherprovisionsspecifiedundertheDevelopmentControlRules.

4.12.9.2.1

Thebasementtobeconstructedwithintheprescribedsetbacksandprescribedbuilding
linesandsubjecttomaximumcoverageonfloor1(entrancefloor)maybeputtoonly
thefollowinguses:
a) storageofhouseholdorothergoodsofordinarilycombustiblematerial;
b) strongrooms,bankcellars,etc.
c) airconditioningequipmentandothermachinesusedforservicesandutilitiesof
thebuilding;and
d) parkingspaces.

4.12.9.3

Thebasementshallhavethefollowingrequirements.
a) Everybasementshallbeineverypartatleast2.4minheightfromthefloorto
theundersideoftheroofslaborceiling.

b) Adequate ventilation shall be provided for the basement. The ventilation

requirements shall be the same as required by the particular occupancy
according to byelaws. Any deficiency may be met by providing adequate
mechanical ventilation in the form of blowers, exhaust fans, airconditioning
systems,etc.

c) The minimum height of the ceiling of any basement shall be 0.9m and the
maximum,1.2mabovetheaveragesurroundinggroundlevel.
42

d) Adequate arrangements shall be made such that surface drainage does not
enterthebasement.

e) The walls and floors of the basement shall be watertight and be so designed
that the effects of the surrounding soil and moisture, if any, are taken into
accountindesignandadequatedampproofingtreatmentisgiven.

f)

The access to the basement shall be separated from the main and alternative
staircase providing access and exit from higher floors. Where the staircase is
continuousinthecaseofbuildingsservedbymorethanonestaircase,thesame
shall be of enclosed type serving as a fire separation from the basement floor
andhigherfloors.Openrampsshallbepermittediftheyareconstructedwithin
thebuildinglinesubjecttotheprovisionof(d).

4.12.10

Chimneys

The chimneys shall be built at least 0.9m above flat roofs, provided the top of the
chimneyisnotbelowthetopoftheadjacentparapetwall.Inthecaseofslopingroofs,
the chimney top shall not be less than 0.6m above the ridge of the roof in which the
chimneypenetrates.

4.12.11

Parapet

Parapetwallsandhandrailsprovidedontheedgesofroofterraces,balcony,verandah,
etc.shallnotbelessthan1.05mandnotmorethan1.20minheightfromthefinished
floorlevel.

4.12.12

Cabin

The size of cabins shall not be less than 3.0m2. The clear passages within the divided
spaceofanyfloorshallnotbelessthan0.75mandthedistancefromthefarthestspace
inacabintoanyexitshallnotbemorethan18.5m.Incasethesubdividedcabindoes
notderivedirectlightingandventilationfromanyopenspaces/mechanicalmeans,the
maximumheightofthecabinshallbe2.2m.
43

4.12.13BoundaryWall
4.12.13.1

Therequirementsoftheboundarywallaregivenbelow:
a) ExceptwiththespecialpermissionoftheAuthority,themaximumheightofthe
compound wall shall be 1.5m above the centre line of the front street.
Compoundwallsupto2.5mheightmaybepermittedifthetop0.9misofopen
typeconstructionofadesigntobeapprovedbytheAuthority.

b) Inthecaseofacornerplot,theheightoftheboundarywallshallberestricted
to0.75mforalengthof10monthefrontandsideoftheintersectionsandthe
balanceheightof0.75mifrequiredinaccordancewith(a)maybemadeupof
opentypeconstruction(throughrailings,breezeblocksetc.)andofdesigntobe
approvedbytheAuthority.

c) However, the provisionsof (a) and (b) are not applicable to boundary walls of
jails. In industrial buildings, electric substations, transformer stations,
institutional buildings like sanitoria, hospitals, industrial buildings like
workshops, factories and educational buildings like schools, colleges, including
hostelsandotherusesofpublicutilityundertakings,heightsupto2.4mmaybe
permittedbytheAuthority.

4.12.14

Wells

Wells,intendedtosupplywaterforhumanconsumptionordomesticpurposes,where
provided,shallcomplywiththerequirementsof4.12.14.1and4.12.14.2.

4.12.14.1

LocationThewellshallbelocated:

a) notlessthan15mfromanyashpit,refusepit,earthclosetorprivyandshall
belocatedonasiteupwardsfromtheearthclosetorprivy;
b) notlessthan18mfromanycesspitsoakawayorboreholelatrineandshall
belocatedonasiteupwardsfromtheearthclosetorprivy;

44

c) thatcontaminationbythemovementofsubsoilorotherwaterisunlikely;
and

d) notunderatreeorotherwiseitshouldhaveacanopyoverit,sothatleaves
andtwigsmaynotfallintothewellandrot.

4.12.14.2

RequirementsThewellshall:

a) haveaminimuminternaldiameterofnotlessthan1m;

b) beconstructedtoaheightnotlessthan1mabovethesurroundingground
level,toformaparapetorkerbandtopreventsurfacewaterfromflowing
intowell,andshallbesurroundedwithapavingconstructedofimpervious
material which shall extend for a distance of not less than 1.8m in every
direction from the parapet from the kerb forming the well head and the
uppersurfaceofsuchapavingshallbeslopedawayfromthewell;

c) be of sound and permanent construction throughout. Temporary or

exposedwellsshallbepermittedonlyinfieldsorgardensforpurposesof
irrigation;and

d) have the interior surface of the lining or walls of the well rendered
imperviousforadepthofnotlessthan1.8mmeasuredfromthelevelofthe
groundimmediatelyadjoiningthewellhead.

4.12.15

SepticTanks

Whereaseptictankisusedforsewagedisposal,thelocation,designandconstruction
oftheseptictankshallconformtorequirementsof4.12.15.1and4.12.15.2.

4.12.15.1

Location of Septic Tanks and Subsurface Absorption Systems A subsoil dispersion

systemshallnotbecloserthan18mfromanysourceofdrinkingwater,suchaswell,to
mitigate the possibility of bacterial pollution of water supply. It shall also be far
45

removed from the nearest habitable building as economically feasible but not closer
than6m,toavoiddamagetothestructures.

4.12.15.2

Requirements
a)

Dimensions of Septic Tanks Septic tanks shall have a minimum width of

750mm,aminimumdepthof1mbelowthewaterlevelandaminimumliquid
capacityof1m3.Thelengthoftanksshallbe2to4timesthewidth.

b)

Septictanksmaybeconstructedofbrickwork,stonemasonry,concreteorother
suitablematerialsasapprovedbytheAuthority.

c)

Under no circumstances shall effluent from a septic tank be allowed into an

openchanneldrainorbodyofwaterwithoutadequatetreatment.

d)

The minimum nominal diameter of the pipe shall be 100 mm. Further, at
junctionsofpipesinmanholes,directionofflowfromabranchconnectionshall
notmakeanangleexceeding450withthedirectionofflowinthemainpipe;

e)

Thegradientsoflanddrains,underdrainageaswellasthebottomofdispersion
trenchesandsoakawaysshallbebetween1:300and1:400;

f)

Every septic tank shall be provided with ventilating pipe of at least 50 mm

diameter. The top of the pipe shall be provided with a suitable cage of
mosquitoproofwiremesh;

The ventilating pipe shall extend to a height which would cause no smell
nuisancetoanybuildinginthearea.Generally,theventilatingpipemayextend
to a height of about 2m, when the septic tank is at least 15 m away from the
nearestbuildingandtoaheightof2mabovethetopofthebuildingwhenitis
locatedcloserthan15m;

g)

When the disposal of septic tank effluent is to a seepage pit, the seepage pit
maybeofanysuitableshapewiththeleastcrosssectionaldimensionof900mm
andnotlessthan1000mmindepthbelowtheinvertleveloftheinletpipe.The
pitmaybelinedwithstone,brickorconcreteblockswithdryopenjointswhich
46

should be backed with at least 75mm of clean coarse aggregate. The lining
abovetheinletlevelshouldbefinishedwithmortar.Inthecaseofpitsoflarge
dimensions, the top portion may be narrowed to reduce the size of the RCC
coverslabs.Wherenoliningisused,especiallyneartrees,theentirepitshould
befilledwithstones.Amasonryringmaybeconstructedatthetopofthepitto
preventdamagebyfloodingofthepitbysurfacerunoff.Theinletpipemaybe
takendownadepthof900mmfromthetopasanantimosquitomeasure;and
h)

When the disposal of the septic tank effluent is to a dispersion trench, the
dispersion trench shall be 500 to 1000mm deep and 300 to 1000mm wide
excavated to a slight gradient and shall be provided with 150 to 250mm of
washedgravelorcrushedstones.Openjointedpipesplacedinsidethetrench
shall be made of unglazed earthenware clay or concrete and shall have a
minimuminternaldiameterof75to100mm.Eachdispersiontrenchshallnot
belongerthan30mandtrenchesshallnotbeplacedcloserthan1.8m.

4.12.16

OfficecumLetterBoxRoom

Inthecaseofmultistoreyed,multifamilydwellingapartmentsconstructedbyexisting
and proposed Real Estate or Apartment Owners Associations, Limited companies and
proposedhousingsocieties,anofficecumletterboxroomofdimension3.6x3mshall
be provided on the ground floor. In case the number of flats is more than 20, the
maximumsizeoftheofficecumletterboxroomshallbe20m2.
4.12.16.1

BusinessBuildingProvisionshallbemadeforletterboxesontheentrancefloorasper
therequirementsofthepostaldepartment.

4.12.17

MeterRooms

For all buildings above 15m in height and in special occupancies, like educational,
assembly, institutional, industrial, storage, hazardous and mixed occupancies with any
of the aforesaid occupancies having area more than 500 m2 on each floor, provision
shall be made for an independent and ventilated meter (service) room, as per
requirements of electric (service) supply undertakings on the ground floor with direct
47

accessfromoutsideforthepurposeofterminationofelectricsupplyformthelicensees
service and alternative supply cables. The door/doors provided for the service room
shallhavefireresistanceofnotlessthantwohours.

4.12.18

Staircase

4.12.18.1

The minimum clear width, minimum tread width and maximum riser of staircases for
buildings shall be as given in 4.12.18.1 to 4.12.18.1.3 (See also Part 3 Use and
Occupancy).

4.12.18.1.1

MinimumWidthTheminimumwidthofstaircaseshallbeasfollows:

a)

Residentialbuildings(dwellings)

NoteForrowhousingwith2storeys,theminimumwidthshallbe0.75m

b)

Residentialhotelbuildings

1.5m

c)

Assemblybuildingslikeauditoria,theatresandcinemas

1.5m

d)

Educationalbuildingupto24minheight

1.5m

e)

Institutionalbuildingsupto10bedsandmorethan10beds

2.0m

f)

Allotherbuildings

4.12.18.1.2

Minimum Tread The minimum width of tread without nosing shall be 250mm for

1.0m

1.5m

residentialbuildings.Theminimumwidthoftreadforotherbuildingsshallbe300mm.
4.12.18.1.3

MaximumRiserThemaximumheightofrisershallbe190mmforresidentialbuildings
and150mmforotherbuildingsandtheseshallbelimitedto15perflight.

4.12.18.2

Minimum headroom The minimum headroom in a passage under the landing of a

staircaseshallanystaircaseshallbe2.2m.

4.12.19

Roofs

4.12.19.1

Theroofofabuildingshallbesoconstructedorframedastopermiteffectualdrainage
of the rainwater therefrom by means of sufficient rainwater pipes of adequate size,
48

wherever required, so arranged, jointed and fixed as to ensure that the rainwater is
carried away from the building without causing dampness in any part of the walls or
foundationsofthebuildingorthoseofanadjacentbuilding.
4.12.19.2

The Authority may require rainwater pipes to be connected to a drain or sewer to a

coveredchannelformedbeneaththepublicfootpathtoconnecttherainwaterpipeto
theroadgutterorinanyotherapprovedmanner.

4.12.19.3

Rainwaterpipesshallbeaffixedtotheoutsideoftheexternalwallsofthebuildingorin
recessesorchasescutonformedinsuchexternalwallsorinsuchothermannerasmay
beapprovedbytheAuthority.

4.12.20

SpecialrequirementsoflowincomehousingshallbeasgiveninAppendixD.For
detailedinformationinthisregard,referencemaybemadetoPart7ofthisCode.

4.12.21

SpecialrequirementsforthephysicallyhandicappedThespecialrequirementsfor
planningofbuildingskeepinginviewtheneedsofthephysicalhandicapped,applicable
particularlytopublicbuildingsmeantfortheiruse,aregiveninAppendixE.

4.13

RODENTPROOFINGANDTERMITEPROOFINGOFBUILDINGS

4.13.1

Everybuildingorpartthereofthatisdesignedorintendedforuseasadwellingorfor
thehandling,storageorsaleoffoodstuffsshallconformtotherequirementsasgivenin
4.13.2and4.13.3.

4.13.2

Everysuchbuildingunlesssupportedonpostsshallhavecontinuousfoundationwalls,
extending from at least 600mm below ground level to at least 150mm above ground
levelorshallhaveacontinuousfloorofmasonryorreinforcedconcreteorotherequally
effectiveratproofmaterials.

4.13.3

All openings in such foundations or floors, windows and drains, and all junctions
between foundation walls and building walls shall be effectively ratproofed, that is,
windowsanddoorsshallbetightfitting,andotheropeningsshallbesecurelycovered

49

with ratproof screening or grillage or shall be tightly closed with metal sheeting,
concreteorotherequallyeffectiveratproofmaterial.
4.13.4

Termite control in buildings is very important, as the damage likely to be caused by

termitestowoodenstructuresofbuildingsandotherhouseholdarticleslikefurniture,
clothing, stationery, etc. is considerable. Antitermite measures in buildings shall be
takeninaccordancewithPart3ofthisCode.

4.14

LIGHTINGANDVENTILATION

4.14.1

The lighting and ventilation requirements for different uses and occupancies are
covered in the section dealing with Building services (Part 9.1: Building Services
LightingandVentilation).

4.14.1.1

Lighting and Ventilation of Rooms Rooms shall have, for the admission of light and
air, one or more openings, such as windows and ventilators, opening directly to the
externalairorintoanopenverandahwithamaximumwidthof2.4m.

4.14.1.2

Notwithstandingtheareaofopeningsobtainedthrough4.14.1,theminimumaggregate
area(seeNotes1to3)ofsuchopenings,excludingdoorsinclusiveofframes,shallbe
notlessthan:

a)

onetenthofthefloorareafordryhotclimate;

b)

onesixthofthefloorareaforwethotclimate;

c)

oneeighthofthefloorareaforintermediateclimate;and

d)

onetwelfthofthefloorareaforcoldclimate.

4.15

AIRCONDITIONINGANDHEATING

4.15.1

For information regarding design, construction and installation of airconditioning and

heating systems, reference may be made to the section dealing with Building services
(Part9.3:BuildingServicesAirconditioning,HeatingandMechanicalVentilation).

Note1Ifawindowispartlyfixed,theopenableareashallbecounted.

50

Note 2 No portion of a room shall be assumed to be lighted, if it is more than 7.5m away from the
openingassumedforlightingthatportion.

Note3Theareaofopeningsasgivenin(a)to(d)aboveshallbeincreasedby25percentinthecaseofa
kitchen(see4.12.3.3(d)).

4.16
4.16.1

SOUNDINSULATION
For information regarding the desired noise levels and sound insulation in different
occupancies,referencemaybemadetothesectiondealingwithBuildingservices(Part
9.4:BuildingServicesAcoustics,SoundinsulationandNoisecontrol).

4.17

HEATINSULATION

4.17.1

Forinformationonrecommendedlimitsofthermaltransmittanceofroofsandwallsfor
different parts of the country and heat transmission losses due to different
constructions,referencemaybemadetoPart9.3ofthisCode.

4.18

PROVISIONOFLIFTS

4.18.1

Provision for lifts shall be made for buildings more than 15m in height. Planning and
designing of lifts shall be done in accordance with the provisions given in the section
dealing with Building services (Part 9.4: Building Services Installation of lifts and
escalators).

4.19

LIGHTINGPROTECTIONOFBUILDINGS

4.19.1

Lighting protective system requires to be installed on all buildings and structures

vulnerable to lighting strokes owing to their height or exposed situation, buildings of
public of strategic importance, buildings of public resort, buildings housing valuable
materials,ancientmonuments,observatories,etc.Forinformationregardingdetailsof
various factors that affect the risk of the structure being struck, the consequential
effects of a stroke and other details, reference may be made to the part dealing with
Buildingservices(Part9.2:BuildingServicesElectricalandAlliedInstallations).

51

*In this part, where reference, is made to accepted standards or good practice in relation to design,
testing,constructionprocedureorotherinformation,theappropriatedocumentlistedattheendofthis
partmaybeusedasaguidetotheinterpretationofthisterms

APPENDIXA
(Clause4.9.5.1)
CIVILAVIATIONREQUIREMENTSFORCONSTRUCTIONIN
THEVICINITYOFANAERODROME

A0

GENERAL

A0.1

ForthepurposeofthisAppendix,thefollowingdefinitionsshallapply.

A0.1.1

AerodromeReferencePoint(ARP)Thisisadesignatedpoint,whichisestablishedin
thehorizontalplaneatornearthegeometriccentreofthelandingarea.

A0.1.2

ApproachFunnelSeeFig.A.1

A0.1.3

ElevationorReducedLevel

Thisistheverticaldistanceofapointoralevel,onoraffixedtothesurfaceoftheearth,
measuredfromthemeansealevel.

A0.1.4

TransitionalAreaItisanareawhichisbelowaspecifiedsurfaceslopingupwardsand
outwardsfromtheedgeoftheapproachfunnelandfromalineoriginatingattheendof
theinneredgeofeachapproacharea,drawnparalleltotherunwaycentrelineinthe
directionoflanding(SeeFig.A.1).

A1

PROHIBITEDAREA

A1.1

Nobuildingorstructureshallbeconstructedorerected,ornotreeshallbeplanted,on
any land within the limits specified in A1.2 and A1.3 in respect of the aerodromes
listedbytheGhanaCivilAviationAuthority.

52

A1.2

FortheAerodromeslistedbytheGhanaCivilAviationAuthorityTheserequirements
shall be applicable for the land enclosed in approach funnels of the runaway with a
maximumdistanceof360mmeasuredfromeachrunawayandalongtheextendcentre
lineoftherunway.Forthepurposeofthisclause,therequirementsofapproachfunnel
andaninstrumentrunwayshallbegiveninA1.2.1toA1.2.3.

A1.2.1

Approachfunnelinthecaseofaninstrumentrunwaymeanstheareaintheshapeofan
isoscelestrapeziumhavingthelongerparallelside4800mlong(2400moneithersideof
theextendedcentrelineoftherunway)andsmallerparallelside300mlong(150mon
either side of the extended centre line of the runway) where the smaller and longer
parallelsidesareplacedatadistanceof60mand15060m,respectively,fromtheendof
therunwayandatrightanglestotheextendedcentreline.

1AInstrumentRunway

53


1BInstrumentRunway
AllDimensionsareinMetres

Fig.A.1Runway
A1.2.2

In the case of a noninstrument runway, the approach funnel means the area in the
shapeofanisoscelestrapeziumhavingthelongerparallelside1800mlong(900mon
either side of the extended centre line of the runway) and smaller parallel side 180m
long(90moneithersideoftheextendedcentrelineoftherunway),wherethesmaller
andlongerparallelsidesareplacedatadistanceof60mand6540m,respectively,from
the end of the centre line. Thereafter, the trapezium is followed by a contiguous
rectangular area of that width for the remainder of the length up to a distance of
15060mfromtheendoftherunway.

A1.2.3

Aninstrumentrunwayisarunwayservedbyvisualandnonvisualaidoraidsproviding
at least directional guidance adequate for a straight in approach and intended for the
operationofaircraftusinginstrumentapproachprocedures.

A2

HEIGHTRESTRICTION

A2.1

For the aerodromes listed by the Ghana Civil Aviation Authority No building or
structurehigherthantheheightspecifiedinTables4.5and4.6shallbeconstructedor
erected, or no tree which is likely to grow or ordinarily grows higher than the height

54

specifiedintheTables4.5and4.6,shallbeplanted,onanylandwithinaradiusof20km
formARPoftheaerodromeslistedinA3,excludingthelandcoveredbyA1.2.

Table4.5HeightRestrictionwithrespecttoApproachFunnels
(ClausesA2.1andA2.1.1)
MaximumPermissibleheight
abovetheElevationofthe

Col.

Area

No.

NearestRunwayEnd
m

i)

Morethan360mbutnotexceeding510m

ii)

Morethan510mbutnotexceeding660m

iii)

Morethan660mbutnotexceeding810m

12

iv)

Morethan810mbutnotexceeding960m

15

v)

Morethan960mbutnotexceeding1110m

18

vi)

Morethan1110mbutnotexceeding1260m

21

vii)

Morethan1260mbutnotexceeding1410m

24

viii)

Morethan1410mbutnotexceeding1560m

27

ix)

Morethan1560m

30

Table4.6HeightRestrictionwithrespecttoTransitionalArea
(ClausesA2.1andA2.1.2)
MaximumPermissibleheight
Col.
No.

DistancefromtheinnerBoundary

abovetheElevationofthe

oftheTransitionalArea

ARP

SpecifiedAbove

i)

Uptoadistanceof21m

ii)

Morethan21mbutnotexceeding42m

iii)

Morethan42mbutnotexceeding63m

iv)

Morethan63mbutnotexceeding84m

v)

Morethan84mbutnotexceeding105m

12

55

vi)

Morethan105mbutnotexceeding126m

15

vii)

Morethan126mbutnotexceeding147m

18

viii)

Morethan147mbutnotexceeding168m

21

ix)

Morethan168mbutnotexceeding189m

24

x)

Morethan189mbutnotexceeding210m

27

xi)

Morethan210m

30

A.2.1.1

Table 4.5 gives the height restriction with respect to approach funnels and shall be
applicableforthelandenclosedintheapproachfunnelsofallrunwayswheredistances
aremeasuredfromeachendoftherunway,alongextendedcentrelineoftherunway.

A.2.1.2

Table4.6givesheightrestrictionwithrespecttotransitionalareaandshallbeapplicable
forthelandenclosedinthetransitionalareaofallrunwaysatanaerodromelistedinA
3 where distances are measured from the associated approach funnels, forming the
innerboundaryofthetransitionalareaandalongalineatrightanglestothecentreline
oftherunway.

A3

AERODROMES

A3.1

A list of aerodromes indicating runway directions, runway and elevations and ARP
elevationsisgiveninTable4.7.

APPENDIXB
(Clause4.10.1)

OFFSTREETPARKINGSPACES
B1

ThespacestobeleftoutforoffstreetparkingasgiveninB2shallbeinadditiontotheopen
spacesleftoutforlightingandventilationpurposesasgiveninsection4.14.However,onerow
of car parking may be provided in the front open space of 12m without reducing the clear
vehicularaccesswaytolessthan6m.
56

B1.1 Further50percentoftheopenspacesrequiredaroundbuildingsunder4.8maybeallowedto
beutilizedforparkingorloadingorunloadingspaces,providedthataminimumdistanceof3.6
maroundthebuildingshallbekeptfreefromanyparking,loadingorunloadingspaces.
B2

Eachoffstreetparkingspaceprovidedformotorvehicles(cars)shallnotbelessthan13.75m2
inarea,andforscootersandcyclestheparkingspacesprovidedshallnotbelessthan1.25m2
and1.00m2respectively.

B3

Forbuildingsofdifferentoccupancies,offstreetparkingspaceforvehiclesshallbeprovidedas
stipulatedbelow:
a) MotorVehiclesSpaceshallbeprovidedasspecifiedinTable4.8forparkingmotorvehicles
(cars)
b) Other Types of Vehicles For nonresidential buildings, in addition to the parking areas
provided in (a) above, 25 to 50 percent additional parking space shall be provided for
parkingothertypesofvehiclesandtheadditionalspacesrequiredforothervehiclesshallbe
asdecidedbytheAuthority,keepinginviewthenatureoftrafficgeneratedinthecity.

B4

Offstreet parking space shall be provided with adequate vehicular access toa street; and the
areaofdrives,aislesandsuchotherprovisionsrequiredforadequatemanoeuveringofvehicle
shallbeexclusiveoftheparkingspacestipulatedintheserules.

B5

Ifthetotalparkingspacerequiredbytheserulesisprovidedbyagroupofpropertyownersfor
theirmutualbenefits,suchuseofthisspacemaybeconstruedasmeetingtheoffstreetparking
requirementsundertheserules,subjecttotheApprovaloftheAuthority.

B6

Inadditiontotheparkingspacesprovided,forbuildingsofmercantile(commercial),industrial
and storage type at the rate of one such space of 3.5 x 7.5m, for loading and unloading
activities,foreach1000m2offloorareaorfractionthereof,shallbeprovided.

B7Parkingspacesshallbepavedandclearlymarkedfordifferenttypesofvehicles.
B8

Inthecaseofparkingspacesprovidedinbasements,atleasttworampsofadequatewidthand
slopeshallbeprovided,locatedpreferablyatoppositeends.

57

Table4.8OffStreetParkingSpaces
(ClauseB3(a))
Col.
No.
1)

2)
3)
4)

5)

6)
7)
8)

OneCarParkingSpaceforEvery
Population
Occupancy
Populationbetween200,000to
50,000to
1,000,000
200,000
Residential

i) Multifamily

a) 2 tenements having carpet area

101to200m2

ii) Lodgingestablishments,

b) 1 tenement exceeding 201 m2

tourist homes and

carpetarea
hotels, with lodging

accommodation

4guestrooms
8

70 m2 carpet area or fraction thereof

1
Educational
of the administrative office area and

publicserviceareas
Institutional(Medical)
10beds(Private)
15(Private)
15beds(Public)
25(Public)
i)Assemblyhalls,cinema

theatres
80
25seats

ii)Restaurants

Up to first 20 seats nil; one for every

40
additional20seats

iii)Marriagehalls,
400
200m2plotarea

communityhalls

i)Businessofficesand
200
firmsforprivatebusiness
100m2carpetareaorfractionthereof

200m2carpetareaorfractionthereof
300
ii)Publicorsemipublicoffices

Mercantile2
2
100m carpetareaorfractionthereof
200

Industrial
300
200m2carpetareaorfractionthereof
Storage

500m2floorareaorfractionthereof

Populationless
than50,000

12

20(Private)
30(Public)

120

60

600

300

500
300
400

Note1

Inthecaseofauditoriaforeducationalbuildings,parkingspaceshallbeprovidedasperCol.No.4

Note2

Forplotsupto100m2,asinthecaseofshops,parkingspacesneednotbeinsistedon.

Note3

For other institutions, transport/communication centre, parking space requirement shall be assessed
basedontheproposedbuilding.

Note4

Therequirementsforoffstreetparkingformetropolitancitieswithpopulationmorethan4,000,000shall
be broadly based on column (3) and appropriately adapted to suit the increased traffic generated, the
trafficpatternaswellasthenatureofvehiclesinthecity.

58

APPENDIXC
(Clause4.11.2.1)

GUIDEFORPLANTATIONOFSHRUBS,TREESANDGREENERY
C1

The norms for plantation of shrubs, trees and other greeneries for residential, educational,
institutionalandindustrialoccupanciesshallbeasfollows:
PlotSize

Col.

Occupancy

No.
a)

GreenerytobePlanted,
Minimum

mm2
Residential

For smaller plots (smaller than For every 50 families create

200 m2), EWS housing, slum one small community space
areasandthelike

of about 100 m2 where

clumps of trees may be
planted so as to provide
shade and improve the
qualityofenvironment

200andabove

i) 10 percent of open space

to be left unpaved for
greenery with at least two
small/medium trees up to
plotareaof500m2

ii)Anadditionalonetreefor
every100m2areaofplotor
partthereofabove500m2.

iii) 100 trees per hectare of

totallandarea

iv) 40 percent of the

permissibleopenspacetobe
coveredbygreenery

Note Landscape proposal shall be got approved from the

LocalAuthorityalongwiththebuildingplanforgrouphousing
schemes

59

b)Educational

and

Institutional

i)

125

trees

per

hectare
ii) 50 percent of the
permissible

open

spaceforgreenery

Note Landscape proposal shall be approved from

thelocalAuthorityalongwiththebuildingplan

c) Industrial 30010005treesfor300m2plot

areaand2treesforevery

additional100m area.

Above1000i)150treesperhectare.
ii)20percentofthe

permissibleopenspacefor

greenery.

Note 1 For industrial plots, it is advisable to have peripheral plantation to minimize pollution especially air and noise
pollution.
Note 2 Large polluting industry should be separated from the neighbouring residential area by a thick green belt which
shouldoccupyanareaofabout15percentoftheindustrialarea.
Note3LandscapeproposalshallbegotapprovedfromthelocalAuthorityalongwiththebuildingplan.

C2

Forotheroccupanciesnamelyassembly,business,mercantile,thequantumofgreeneryshallbe
plannedtakingthedevelopmentasawhole.However,aminimumof50treesshallbeprovided
perhectare;25percentofthepermissibleopenshouldbecoveredbygreenerysuchasshrubs,
grassandsuitablylandscaped.

60

C3

COMMUNITYSPACES

C3.1 CommunityOpenSpacesTheopenspacestobeleftinthetotaldevelopmentoftheareaare
coveredin4.5.Theseopenspacesshouldbesuitablylandscaped.Aminimumof125treesper
hectareshallbeprovided.
C3.2 RoadsinaDevelopmentPlanTreesshallbeprovidedoneithersideoftheroadoronboth
sidesdependinguponthewidthoftheroads,thelocationofbuildingalongtheroadsideand
otherconsiderations.However,minimumonetreeforevery10mshallbeprovided.

APPENDIXD
(Clause4.12.20)

SPECIALREQUIREMENTSFORLOWINCOMEHOUSING
D1

GENERAL

D1.1 These requirements cover the planning and general building requirements of low income
housingdevelopedasclusters(Table4.9).Therequirementsregardinglayoutplanningoflow
income housing clusters are applicable to public agencies (government bodies). The
requirements on design and construction of buildings for low income housing in approved
layoutsareapplicabletopublicagencies/governmentbodiesorprivatebuilders.
D1.2 In these planning standards, the general plan requirement for community open spaces
estimated at 0.3 ha for thousand persons is provided; road areas are worked out between 10
and 20 percent of the site area; one nursery school of 0.1 ha is provided for a population of
1500 and shopping centres at 4 shops per thousand population are also covered. It would,
therefore, be seen that even for apparently high densities, the basic requirements and
communityfacilitiesarealsotakencareof.
D1.3 Itisemphasizedthatthistypeofdevelopmentshouldapplytoclustersof400dwellingunits,so
distributedinthedevelopmentunderconsiderationastomaintaintheoveralldensitiesofthe
masterplanforthearea(seeNote1ofTable4.9).
61

Table4.9MaximumDensitiesforLowIncomeHousing

(ClauseD2.2)

Col.No.

DensityinDwellingUnits/HaforPlinthareaofunitof

No.ofStoreys

20m3

30m2

(1)

(2)

(3)

(4)

i)

130

85

ii)

250

170

iii)

300

225

iv)

350

260

v)

400

300

Note1Thesedensitiesareapplicabletoaclusterofdwellingupto400,withafamilyof5members.
Note2Verticalincrementalhousingshallbepermittedinsingleownershipplot.
Note 3 These densities include provision for open spaces, convenienceshopping, nursery, and all internal roads and
pathways,butdonotincludeperipheralroadaroundthecluster.
Note4Theminimumdensityshallbe75percentoftheabove.

D2

PLANNING

D2.1 Type of Development The type of development for low income housing shall be plotted
developmentasrowhousing/flatteddevelopmentasrowhousing/blockdevelopmentasgroup
housing.
D2.2 DensityThemaximumdensity,indwellingunits/hectare,shallbeasgiveninTable4.9.
D2.3 Size of Plot/Plinth Area The minimum plot size shall be as follows, with coverage not
exceeding75percent.

62

Minimumplotsize
30m2

TypeofDevelopment

Incremental housing with one room, cooking

space and combined bath and WC on ground
floor and future extension of one room and a
bathonthefirstfloor/groundfloor
Two roomed house on each floor for group

40m

housing/individualownershiphouse

Note 1 The minimum size of plots takes into account the need of incremental housing. In the case of cities (other than
metropolitancities0withpopulationlessthan0.5million,thesizeoftheplotsmaybeincreasedby331/3percent
Note2Inexceptionalcasesinmetropolitancitieswithpopulationmorethan1million,thesizeofplotsmaybebrought
downto25m2inthecasesoflowincomehousecolonieslocatedincongestedareasorinareasasdecidedbytheAuthority.

D2.3.1

MinimumFrontageTheminimumfrontageoftheplotshallbe3.6minwidth.

Note Theminimumfrontageof3.6misdesirable.Foraneconomicallayout,grouphousingappearstobeagood
solution.Butifplotteddevelopmentistobeadoptedandifthereareoccasionswhensufficientfrontageis
notavailable,thesamemaybereducedto3m.

D2.4HeightofBuildingTheheightofbuildingshallnotexceed15m.
Note Forbuildingsuptotheheightof15m,thereisnoneedtoprovidelifts.

D3

GENERALBUILDINGREQUIREMENTS

D3.1

TherequirementsofpartsofbuildingsshallbeasinD3.2toD3.7.

D3.2

Plinth The minimum height of plinth shall be 300mm from the surrounding ground
level.

D3.3

SizeofRoom
a) HabitableRoom
(i)

Inthecaseofaoneroomedhouse,thesizeofthemultipurposeroom,including
spaceforcooking,shallbenotlessthan12.5mwithaminimumwidthof2.4m.
63

(ii) Inthecaseofatworoomedhouse,thesizeofaroomshallnotbelessthan6.5
m2withaminimumwidthof2.1m,providedthetotalareaofboththeroomsis
not less than 16 m2. In the case of incremental housing to be developed as a
futuretworoomedhouse,thetotalareaofroomstobeprovidedintheinitial
andlaterstagesshouldnotbelessthan16m2.
b) WC/BathRoom
(i)

thesizeofindependentwaterclosetshallbe0.9x1.5m;

(ii) thesizeofindependentbathshallbe1.0x1.5m;and
(iii) thesizeofcombinedbathandwaterclosetshallbe1.5x2.5mandthismaybe
permittedinaoneroomedhouse.
c) Kitchen The size of a cooking alcove serving as cooking space shall not be less
than2.4m2withaminimumwidthof1.2m.Thesizeofindividualkitchenprovided
in a tworoomed house shall not be less than 3.3 m2 with a minimum width of
1.5m.
d) Balcony The minimum width of individual balcony, where provided, shall be
0.9m.
D3.4

MinimumHeightTheminimumheightofrooms/spacesshallbeasfollows:
a) Habitableroom

2.6m

b) Kitchen

2.4m

c) Bath/WC

2.2m

d) Corridor

2.6m

D3.4.1

Inthecaseofslopingroofs,theaverageheightofroofforhabitableroomsshallbe2.6m
andtheminimumheightateavesshallbe2.0m.

D3.5

Lighting and Ventilation The openings through windows, ventilators and other
openingsforlightingandventilationshallbeasper4.14.1.2.

64

Note The windows and other openings shall abut on to open spaces either through areas left open
within the plot (see D3.3) or the front, side and rear spaces provided in the layouts which shall be
deemedtobesufficientforlightandventilationpurposes.

D3.6

Stairs

Thefollowingcriteriashallbeadoptedforinternalindividualstaircase:
a) MinimumWidth
1) 2storeyedstraight

0.8m

2) 2storeyedwinding

0.9m

3) 3ormorestoreyedstraight 0.9m
4) 3ormorestoreyedwinding
b) Riser

1.0m

200mm,Max.

225mm,Min.

250mm,Min.

c) Tread
1) 2storeyed

2) 3storeyedormore

d) HeadRoomTheminimumclearheadroomshallbe2.1m.
NoteThiscouldbereducedto200mmasthecleartreadbetweenperpends,withpossibilityofopenriser
aswellasnosingandinclinedrisertohaveaneffectivegoingof225mm.

D3.7

CirculationArea

Thecirculationareaonanyfloorincludingstaircase,shallnotexceed:
a) 2.0m2/unitwherefourdwellingunitsaregroupedaroundastaircase;and
b) 4.0m2/unitwheretwodwellingunitsaregrouped.

65

D4

RoadsandPathways

D4.1 Theareaunderroadsandpathwaysinsuchhousingprojectsshallnormallynot
exceed20percentofthetotallandareaoftheproject.
Access to the dwelling units, particularly where motorized vehicles are not normally
expectedshallbebymeansofpavedfootpathswitharightofwayof6mandapath
wayof2monly.Therightofwayshallbeadequatetoallowfortheplyingofemergency
vehiclesandalsoforroadsidedrainsandplantation.
Wheremotorableaccesswaysarenotprovidedandpedestrianpathwaysareprovided,
theminimumwidthofsuchpedestrianpathwayshallbe3m,whichshallnotservemore
than50mandeightplotsoneachsideofthepathway.

D5OtherRequirements
D5.1 One water tap per dwelling unit may be provided, where adequate drinking
water supply is available. If supply is inadequate, public hydrants shall be provided. In
theabsenceofpipedwatersupply,itcouldbedonethroughhandpumps.
D5.2Theinfrastructuralservicesshallbeprovidedbeforetheplotsarehandedover
toindividualowners.

D6SiteandServicesSchemes
D6.1ThedevelopedplotsizesshallbeasperD2.3.Serviceswouldhavetobelaidby
theAgencyconcernedaspertheprovisionsoftheCode.Insofarasroadsandpathways
areconcerned,theycouldalsobeinlinewithD4.
D6.2Siteandservicesschemesshallprovideforthefollowing:
a) the infrastructural needs for a permanent housing, depending upon
requirements;
66

b) aservicesanitarycoreintheplot;and
c) permissiontoallowtemporaryconstructionontheplot.
NoteAskeletalstructureofcolumnsandrooforadevelopedplinthmaybeprovided,wherefeasible.

APPENDIXE
(Clause4.12.21)

SPECIALREQUIREMENTSFORPLANNINGOFPUBLICBUILDINGS
MEANTFORUSEOFPHYSICALLYHANDICAPPED

E0

E0.1

General
ForthepurposeofthisAppendix,thefollowingdefinitionsshallapply:

E0.1.1 Aging
Thosemanifestationsoftheagingprocessesthatsignificantlyreducemobility,flexibility,
coordination,andperceptivebutarenotaccountedforinthecategoriesmentionedin
E0.1.2.
E0.1.2

Disabilities

E0.1.2.1

Disabilities of Incoordination Faulty coordination or palsy from brain spinal, or

peripheralnerveinjury.

E0.1.2.2

Hearing Disabilities Deafness or hearing handicaps that might make an individual

insecureinpublicareasbecauseheisunabletocommunicateorhearwarningsignals.

E0.1.2.3NonAmbulatoryDisabilitiesImpairmentthat,regardlessofcauseormanifestation,
forallpracticalpurposes,confineindividualstowheelchairs.
E0.1.2.4

SemiAmbulatory Disabilities Impairments that cause individuals to walk with

difficulty or insecurity. Individuals using braces or crutches, amputees, arthritics,
spastics,andthosewithpulmonaryandcardiacillsmaybesemiambulatory.
67

E0.1.2.5

SightDisabilitiesTotalblindnessorimpairmentsaffectingsighttotheextentthatthe
individualfunctioninginpublicareasisinsecureorexposedtodanger.

E0.1.3

Ramps,RampswithGradientsBecausethetermramphasamultitudeofmeanings
and uses, its use in this text is clearly defined as ramps with gradients (or ramps with
slopes) that deviate from what would otherwise be considered the normal level. An
exterior ramp, as distinguished from a walk would be considered an appendage to a
building leading to a level above or below the existing ground level. As such, a ramp
shallmeetcertainrequirementssimilartothoseimposeduponstairs.

E0.1.4

Walk, Walks Because the terms walk ,walks have a multitude of meanings and
uses,theiruseinthisstandardisclearlydefinedasapredetermined,preparedsurface,
exteriorpathwayleadingtoorfromabuildingorfacility,orfromoneexteriorareato
another, placed on the existing ground level and not deviating from the level of the
existinggroundimmediatelyadjacent.

E1

SiteDevelopment

E1.1

Almostanybuildingcanbemadeaccessibletohandicappedpersonsbysoplanningthe
sitethattheterraces,retainingwallsandwindingwalksareusedeffectively.

E1.1.1

Site development is the most effective means to resolve the problems created by
topography, definitive architectural designs or concepts, water table, existing streets,
andtypicalproblems,singularlyorcollectively,sothatingressandegresstobuildingsby
physicallydisabledmaybefacilitatedwhilepreservingthedesireddesignandeffectof
thearchitecture.

E1.2

Walks

E1.2.1Publicwalksshallbeatleast1200mmwideandshallhaveagradientnotgreaterthan5
percent.
E1.2.1.1

Itisessentialthatthegradientofwalksanddrivewaysbelessthanthatprescribedfor
ramps,sincewalkswouldbedevoidofhandrailsandkerbsandwouldbeconsiderably
longer and more vulnerable to the elements. Walks of near maximum grade and
68

considerablelengthshouldhavelevelareasatintervalsforpurposesofrestandsafety.
Walksordrivewaysshouldhaveanonslipsurface.
E1.2.2

Suchwalksshallbeofacontinuingcommonsurfacenotinterruptedbystepsorabrupt
changesinlevel.

E1.2.3

Wherever walks cross other walks, driveways or parking lots they should blend to a
commonlevel.

E1.2.3.1

Thisrequirement,doesnotrequiretheeliminationofkerbs,which,particularlyifthey
occur at regular intersections, are a distinct safety feature for all of the handicapped,
particularlytheblind.Thepreferredmethodofmeetingtherequirementistohavethe
walk incline to the level of the street. However, at principal intersections, it is vitally
important that the kerbs run parallel to the street, up to the point where the walk is
inclined,atwhichpointthekerbwouldturninandgraduallymeetthelevelofthewalk
atitshighestpoint.Alesspreferredmethodwouldbetograduallybringthesurfaceof
thedrivewayorstreettothelevelofthewalk.Thedisadvantageofthismethodisthat
a blind person would not know when he has left the protection of a walk and has
enteredthehazardsofastreetordriveway(SeeFig.E.1).

E1.2.4

Awalkshallhavealevelplatformatthetopwhichisatleast1300x1500mm,ifadoor
swingsoutontotheplatformortowardthewalk.Thisplatformshallextendatleast300
mmbeyondeachsideofthedoorway.
69

E1.2.5

Awalkshallhavealevelplatformatleast900mmdeepand1500mmwide,ifthedoor
does not swing onto the platform or towards the walk. This platform shall extend at
least300mmbeyondeachsideofthedoorway.

E1.3

ParkingLots

E1.3.1

Spaces that are accessible and approximate to the facility should be set aside and
identifiedforusebyindividualswithphysicaldisabilities.

E1.3.2

A parking space open on one side, allowing room for individuals in wheelchairs or
individuals on braces and crutches to get in and out of an automobile onto a level
surface,suitableforwheelingandwalking,isadequate.

E1.3.3

Parking spaces for individuals with physical disabilities when placed between two
conventionaldiagonalorheadonparkingspacesshouldbe3.6mwide.

E1.3.4

Careinplanningshouldbeexercised,sothatindividualsinwheelchairsandindividuals
usingbracesandcrutchesarenotcompelledtowheelorwalkbehindparkedcars.

E1.3.5

Considerationsshouldbegiventothedistributionofspacesforusebythedisabledin
accordancewiththefrequencyandpersistenceofparkingneeds.

E1.3.6

WalksshallbeinconformitywithE1.2.

E2

Buildings

E2.1

Ramps with Gradients Where ramps with gradients are necessary or desired, they
shallconformtothefollowingrequirements(SeeFig.E.2):

E2.1.1 Arampwhenprovidedshallnothaveaslopegreaterthan1in12.
E2.1.2

Arampshallhavehandrailsonatleastoneside,andpreferablyontwosides,thatare
800mm beyond the top and bottom of the ramp, that are smooth, and that extend
300mmbeyondthetopandbottomoftheramp.

70

Note1Wherehandrailsarespecifiedtobeofheightsotherthan800mm,itisrecommendedthattwo
sets of handrails be installed to serve all people. Where major traffic is predominantly children,
particularlyphysicallydisabledchildren,extracareshouldbeexercisedintheplacementofhandrails,in
accordancewiththenatureofthefacilityandtheagegrouporgroupsbeingserviced(seealsoE3).

Note2Careshouldbetakenthattheextensionofthehandrailsisnotinitselfahazard.Theextension
maybemadeonthesideofacontinuingwall.

E2.1.3 Arampshallhaveanonslipsurface.
E2.1.3.1

The provision of nonslip surfaces on ramps greatly assists the handicapped persons
with semiambulatory and ambulatory disabilities. Nonslip surfaces are provided by
manystandardfinishesandmaterials.Thesurfacesoftheconcreterampscanbemade
nonskidbybroomingthesurfaceorbyfinishingwithanindentingroller.

E2.1.4

Arampshallhavealevelplatformatthetopwhichisatleast1800x1800mm,ifadoor
swings out onto the platform or toward the ramp. The platform shall extend at least
300mmbeyondeachsideofthedoorway(seeFig.E.3).

E2.1.5

Eachrampshallhaveatleast1800mmofstraightclearanceatthebottom.

Fig.E.2Exampleoframpedapproach

71

Fig.E.3Levelareasrequiredatendoframpsleadingtodoorways
E2.1.6

Rampsshallhavelevelplatformsat9.5mintervalsforpurposesofrestandsafetyand
shallhaveplatformswherevertheyturn.

E2.2

Entrances

E2.2.1

At least one primary entrance to each building shall be usable by individuals in

wheelchairs(seeFig.E.4A)andshallbeindicatedbyasign(seeFig.E.4B).

E2.2.2

Atleastoneentranceusablebyindividualsinwheelchairsshallbeonalevelthatwould
maketheelevatorsaccessible.

E2.3

DoorsandDoorways

E2.3.1

Doors shall have a clear opening of not less than 800 mm when open and shall be
operablebyasingleeffort.

72

E2.3.1.1

Twoleaf doors are not usable by those with disabilities defined in E0.1.2.3 and E
0.1.2.4unlesstheyoperatebyasingleeffort,orunlessoneofthetwoleavesmeetthe
requirementsofE2.3.1.
It is recommended that all doors have kick plates extending from the bottom of the

E2.3.1.2

doortoatleast400mmfromthefloor,orbemadeofamaterialandfinishthatwould
safely withstand the abuse they might receive from canes, crutches, wheelchair foot
platforms,orwheelchairwheels.

Whiteblack

Fig.E.4APlanofdoorssuitablefortheFig.E.4BSignforuseattheEntrance

wheelchairbound

Note Because entrances also serve as exits, some being particularly important in case of an

emergency,andbecausetheproximityofsuchexitstoallpartsofbuildingsandfacilities,inaccordance
with their design and function, is essential, it is preferable that all or most entrances (exits) should be
accessible to, and usable by, individuals in wheelchairs and individuals with other forms of physical
disabilityhereinapplicable.

E2.3.2

Thefloorontheinsideofeachdoorwayshallbelevelforadistanceof1500mmfrom
thedoorinthedirectionthedoorswingsandshallextend300mmbeyondeachsideof
thedoor.

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E2.3.3

Sharp inclines and abrupt changes in level shall be avoided at doorsills. As much as
possible,thresholdsshallbeflushwiththefloor.

E2.3.3.1

Careshouldbetakenintheselection,placementandsettingofdoorcloserssothatthey
donotpreventtheuseofdoorsbythephysicallydisabled.Timedelaydoorclosersare
recommended.

E2.3.3.2

Automatic doors that otherwise conform to E2.3.1, E2.3.2 and E2.3.3 are very
satisfactory.

NoteThesespecificationsapplybothtoexteriorandinteriordoorsanddoorways

E2.4Stairs

Stairs, when made in wood, shall conform to Part 3 and Part 7 of this Code, with the
followingadditionalconsiderations.

E2.4.1

StepsinstairsthatmightrequireusebythosewithdisabilitiesdefinedinE0.1.2.4and
E0.1.2.5orbytheagedshallnothaveabrupt(square)nosing(SeeFig.E.5A).

E2.4.1.1

Individualswithrestrictionsintheknee,ankle,orhip,withartificiallegs,longlegbraces,
or comparable conditions cannot, without great difficulty and hazard, use steps with
nosingasillustratedin Fig.E.5A butmaysafelyandwith minimumdifficulty usesteps
withnosingasillustratedinFig.E.5B.Openrisersshouldnotberecommended.

E2.4.2

Stairsshallhavehandrails800mmhighasmeasuredfromthetreadatthefaceofthe
riser.AdesirableshapeofthehandrailisgiveninFig.E.6.

NoteWherehandrailsarespecifiedtobeofheightsotherthan800mm,itisrecommendedthattwosets
of handrails be installed to serve all people. Where traffic is predominantly children, particularly
physically disabled children, extra care shouldbe exercised inthe placementof handrails in accordance
with the nature of the facility and the age groups being serviced. Dual handrails may be necessary as
illustratedinFig.E.5C.

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Fig.E.5A

Fig.E.5B

75

Fig.E.5C
Fig.E.5StaircaseandHandrails
E2.4.3

Stairs shall have at least one handrail that extends at least beyond the top step and
beyondthebottomstep.

E2.4.3.1

Careshouldbetakenthattheextensionofthehandrailsisnotinitselfahazard.The
extensionmaybemadeonthesideofacontinuingwall.Atrightanglejunctionofwalls
andatlandinglevels,thehandrailsshouldberoundedofftominimizethehazardsdue
tosharpprojectingcorners(seeFig.E.7).

Fig.E.6SuggesteddetailsforHandrail

NoteWherecodesspecifyhandrailstobeatheightsotherthan800mm,itisrecommendedthattwo
sets of handrails be installed to serve all people. Where traffic is predominantly children, particularly

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physically disabled children, extra care shouldbe exercised inthe placementof handrails in accordance
with the nature of the facility and the age group or groups being serviced. Dual handrails may be
necessaryasillustratedinFig.E.5C.

Fig.E.7ExampleofstaircaseforAmbulantDisabled

E2.4.4

Thecommonformulaforcalculationoftreadsandrisersshallbe1tread+2risers=600
mm. Steps should, wherever possible, and in conformity with existing step formulae,
haverisersthatdonotexceed170mm.Thetreadsmayhavenonslipsurface.

E2.5

Floors

E2.5.1

Floorsshallhaveanonslipsurface.

E2.5.2

Floors on a given storey shall be of a common level throughout or be connected by a

rampinaccordancewithE2.1.1toE2.1.6.

E2.5.2.1

Thereshallnotbeadifferencebetweenthelevelofthefloorofacorridorandthelevel
ofthefloorofthetoiletrooms.

E2.5.2.2

Thereshallnotbeadifferencebetweenthelevelofthefloorofacorridorandthelevel
ofameetingroom,diningroom,oranyotherroom,unlessproperrampsareprovided.

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E2.6

ToiletRooms

It is essential that an appropriate number of toilet rooms, in accordance with the

natureanduseofaspecificbuildingorfacility,bemadeaccessibleto,andusableby,the
physicallyhandicapped.
E2.6.1

Toiletroomsshallhavespacetoallowtrafficofindividualsinwheelchairs(seeFigs.E.8
andE.9).

E2.6.2

Toiletroomsshallhaveatleastonetoiletstallfortheambulantdisabled(seeFigs.E.10
andE.11),that:
a) is900mmwide;
b) isatleast1400mm,preferably1500mmdeep;
c) hasadoor(wheredoorsareused),thatis800mmwideandswingsout;
d) has handrails on each side, 780 mm high and parallel to the floor, 50 mm
clearancebetweenrailandwall,andfastenedsecurelyatendsandcentre;
and
e) hasawaterclosetwiththeseat500mmfromthefloor.
NoteThedesignandmountingofthewaterclosetisofconsiderableimportance.Awallmountedwater
closet with a narrow understructure that recedes sharply is most desirable. If a floor mounted water
closetmustbeused,itshouldnothaveafrontthatiswideandperpendiculartotheflooratthefrontof
theseat.Thebowlshouldbeshallowatthefrontoftheseatandturnbackwardsmorethandownwards
toallowtheindividualinawheelchairtogetclosetothewaterclosetwiththesetofthewheelchairs.

78

Fig.E.8SuggestedplanWCcompartmentforthewheelchairbound

Fig.E.9SectionthroughWCcompartmentforthewheelchairbound

79

Fig.E.10SuggestedplanofWCcompartmentfortheAmbulantDisabled

Fig.E.11SectionthroughWCcompartmentfortheambulantdisabled

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E2.6.3.1

The drain pipes and hotwater pipes under a lavatory shall be covered or
insulated so that a wheelchair individual without sensation will not burn
himself/herself.

E6.2.6.4

Somemirrorsandshelvesshallbeprovidedabovethewashbasinsataheightas
lowaspossibleandnotmorethan1mabovethefloor,measuredfromthetop
oftheshelfandthebottomofthemirror.

E2.6.5

Toilet rooms for men shall have wallmounted urinals with the opening of the
basin480mmfromthefloor,orshallhavefloormountedurinalsthatareon
levelwiththemainfloorofthetoiletroom.

E2.6.6

Toiletroomsshallhaveanappropriatenumberoftowelracks,toweldispensers,
andotherdispensersanddisposalunitsmountednothigherthan1mfromthe
floor.

E3

DesigningforChildren

E.3.1

The dimensions given in this Appendix are for adults of average stature. In
designing buildings for use by children, it may be necessary to alter some
dimensions,suchasheightofhandrails,inaccordancewithacceptedstandards
(seePart3ofthisCode).

E4

AdditionalInformation

Foradditionalinformationregardingotherfacilitiesandconveniencesrequired
inbuildingsmeantforuseofphysicallyhandicapped,referencemaybemadeto
Part3ofthisCode.

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