Module:2 Principle of Building

Planning
Module:2 Principle of Building Planning 8hours

Introduction- Site selection and planning, Preparation of constructional details and drawings-plan, elevation,
section, site plan, foundation plan, terrace plan and door-window.
Planning of building such as
· Residential building –Load bearing structure, RCC framed structure. Building for Education – school, college.
Library
· Building for health –Dispensary, Hospital Industrial structure
· Building for entertainment-Theatre, club house, sports club.
What Is Building Planning?

►Building Planning is the arrangement of various components or units of a building in

a systematic manner so as to form a meaningful and homogeneous structure to meet its
functional purpose.

►The arrangement of the various rooms in the building is known as planning of

building.

►Building planning is a graphical representation of what a building will look like after
construction. It is used by builders and contractors to construct buildings of all kinds.

►Building planning is also useful when it is essential to estimate how much a project
will cost and for preparing project budgets building planning is also useful.

►The basic objective of planning the building is to arrange all the units of the building
on all floors at a given level according to their functional requirements so as to meet the
best use of space available for building.
Factors Affecting Building
Planning
The followings are the factors affecting the planning of the building,

i. The function of the building (e.g. residential, industrial, public,

commercial, etc.)
ii. Shape and size of the plot
iii. Topography
iv. Climatic condition
v. Building by-Laws etc.
 Principles of building
planning
[Link]
[Link] These principles are not as rigid as
[Link] Requirements laws of nature, certain deviations
[Link] from these principles are necessary
[Link] and inadequacies in them are to be
[Link] met with by an individual.
[Link]
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Aspect
• Aspect is the positioning of rooms in
buildings with respect to 4 directions in
such a way that the occupants of buildings
would enjoy the natural comforts like
sunshine, breeze, scenery, etc. to the
maximum possible extent.
• A room receiving light and air from any
particular direction is said to have the
aspect of that direction. All the rooms of a
dwelling need a particular aspect.
 SOME NECESSARY ASPECTS OF COMMONLY CONSTRUCTED ROOMS ARE
LISTED BELOW:

i. Living Room: It should have a southern or southeast aspect. The sun is towards the south during
winter and north during summer which will provide sunshine during winter and cooler during
summertime.

ii. Bedroom: It should have a west or south-west aspect, as the breeze required particularly in
summer would prevail from this side.

iii. Kitchen: It should have an eastern aspect so as to admit morning sun refreshes and purify the air.

iv. Gallery or Verandah: It should be north or north-east aspect.

v. Classroom, Reading Room: It should be laid with the north aspect as light received from the
north will be diffused and evenly distributed.
 Prospect
• Prospect in building planning is the view desired
by the occupants of the building from certain of
the house. Prospect is dictated by surrounding
peculiarities good or bad of the selected site like a
flower garden or garbage dumps.
• It demands the disposition of doors and
windows-like aspects. However, a good layout
should not be disturbed for the sake of good
prospects only.
• Certain projecting windows or a blind face of the
bay with window openings at the sides would help
for the concealment of inside views of a building.
Furniture Requirements
• Furniture is a functional
requirement of a room. A living
room, drawing room, kitchen,
classroom, office room,
laboratory, hospital room, etc.
all have their own furniture
requirements.
• A room should have enough
space to accommodate all the
furniture required for the
maximum number of people
without overcrowding.
 Roominess
• Roominess is obtained by getting the
maximum benefit from the minimum
dimension of a room without
cramping the plan. By using every
nook and corner of the building
advantage of roominess is derived.
• A rectangular room is more useful
than a square room in the same area.
The length and breadth ratio of a
good room should be between 1.2 to
1.5. A ratio of more than that creates
a bad effect. A small room should
not be made unnecessarily too high.
Grouping in building planning means setting different rooms of a building
according to their inter-relationship of invitation and transition. The
rooms are arranged in the layout in a proper correlation of their functions
and in due proximity to each other.

Grouping In Residential Building Plan

• The dining room should be close to the kitchen.
• The kitchen should be kept away from the main living room.
• Main bedrooms should have independent and separate access from
each room towards the sanitary units.
• In an office buildings, hospitals, etc. the administrative department
should be located centrally for convenience and economy of services.
6. Circulation

• Access or internal connection

between rooms on the same floor or
between floors is known as
circulation. Circulation between
rooms on the same floor is called
horizontal circulation like- passages,
corridors, halls, etc. Circulation
between various floors is known as
vertical circulation, like- stairs, lifts,
etc.
Sanitation
• Sanitation of the building is not only associated with urinals,
bathrooms, washbasins, and sinks but also the overall lighting and
ventilation.
• All the parts of a building should have well lighting and ventilation to
maintain good hygienic conditions. This could be done in a natural
way or in an artificial way (air conditioning).
• Necessary provisions to facilitate the cleaning of the building be
installed. Washing closets, lavatories, urinals, and bathrooms like
sanitary conveniences should be installed adequately in number in
relation to the occupant load.
Elegance
• Elegance is the overall effect produced by elevation and general layout
of the plan of a building. To get good elegance of a building it is better
if elevation is developed first and then the plan is adjusted
accordingly.
• The selection of a site or open plot for the construction of a building
greatly affects elegance. A building located in a depression will give
bad elegance whereas a building on an elevated spot gives an
impressive appearance.
• Buildings located on backward sloping upwards ground give good
elevation & elegance.
Privacy
Privacy is an important part of building planning. Privacy may be from one part to another of the same building or
could be from neighboring buildings, streets, etc.
In residential buildings, every room should have certain privacy which can be secured by carefully planning the
entrance, path-ways, and drives.
Proper grouping of rooms, and good positioning of doors and windows, lobbies, or screens can give required
internal privacy. Toilet rooms, bedrooms, w.c., and urinals should have absolute privacy.
Flexibility

• Flexibility means planning the rooms in such a way that though

originally designed for a specific purpose, may be used for other
purposes also when desired.
• For designing houses for middle-class families or other buildings
where the economy is the main consideration flexibility should always
be considered.
• If a large space is needed at a certain time a house to accommodate the
gathering. It can be obtained by removing a removable partition wall
or curtain between the room and the dining room. Alternatively, an
open yard, garden, or verandah can also be provided.
MCQ
What is orientation in building planning?
Orientation refers to the placement of a building on a site, taking into
consideration factors such as the sun’s path, prevailing winds, views, and privacy.
What is privacy in building planning?
Privacy refers to the separation of private spaces, such as bedrooms and
bathrooms, from public spaces, such as living areas and kitchens.
What is structural safety in building planning?
Structural safety refers to the design of buildings to withstand the forces of
nature, such as wind, earthquakes, and snow loads, as well as to resist fire and
other hazards.
What is economy in building planning?
Economy refers to the design of buildings to optimize cost and value, such as by
minimizing waste, maximizing the use of local materials and resources, and
balancing upfront costs with long-term benefits.
Factors Affecting Planning of Building
The following are factors affecting to planning of residential buildings-

1. Function of Building Planning

●Building Planning depends on its functional use like residential building, Educational
buildings, Institutional buildings, Assembly buildings, Public buildings, Business
buildings, Mercantile buildings, commercial buildings, industrial buildings, Storage
buildings, Hazardous buildings, etc.
● Shape and size of the plot on which building is to be proposed.

2. Topography

● The topography of the site is also affecting factor for Planning of Building.
Topography like Plain grounds, Sloping grounds, Undulating ground, Elevated site, Low
lying area, etc.
3. Climatic Condition

● Climatic parameters such as sun and humidity are the most controlling factors in the
design of a building Planning.

4. Building Bye-laws

●Every local Municipal body and Urban development authorities have their by laws
and regulations regarding the planning of buildings like clear open spaces to left
around the building, permissible height of the building, permissible construction area,
etc.

● The developer has to approve the proposed building plan with the Local Authority as
per Building bye-laws. Gujarat has Comprehensive General Development Control
Regulation for the entire state for regulation regarding the planning of the building.
 5. Orientation

● In building planning orient means East. Orientation means the placement of

building to face the East. The orientation of a building has a deep relationship with
its surrounding environment.
✔ Proper placement of various components of building concerning sun, wind, and
rain which enables the inmates to enjoy the desirable feature of nature.
✔ In building planning, orientation is a very important factor that is directly
connected to the standards of thermal comfort and ventilation within the building.
✔ It mostly depends on natural elements like sunlight and its intensity, the direction
of the wind, seasons of the year, and temperature variations.
✔ Orientation is generally done by considering the climatic factors of wind and solar
radiation.
zoning regulation- zoning is a form of urban planning in which a municipality or other level of a
government divides land into areas called zones, under which, certain land uses are
allowed or prohibited. This is done in order to encourage proper land use for different purposes. Zone
for a specific reason is designated, such as residential, commercial, industrial etc...

What is a zoning plan?

It is also critical that such zoning structures be implemented through a
consultative process with broad participation to ensure that they support all
social circles. A zoning plan is a comprehensive map of land use management
with guidelines for its use, preservation and layout of regions and physical
environments.
How accurate are zoning plans?
Zoning plans shall be adopted by the municipal body, but maybe drawn up by
both public and, in certain cases, private entities. The level of accuracy will
largely depend on the intent of the plan and whether further detailed zoning
plans are developed for parts of the plan as the time of construction
approaches.
 IMP
QUESTIONS
FOR FINAL
• Q1 Write the basic needs of building planning. 10 marks

What are the basic requirements/needs of a building?

The planning and construction of a building should be
aimed at fulfilling the following requirements/needs:
1. Strength and stability
2. Dimensional stability
3. Resistance to dampness
4. Resistance to fire
5. Heat insulation
6. Sound insulation
7. Protection against termite attack
8. Durability

Note- Explain each in one or two lines for 10 to 15 marks.

Q2 Write the objectives of building bylaws. 10 marks
OR
What aspects do building bye-laws cover? 10 marks

Under the building bye-laws in India, directions are laid

down with respect to the following aspects of
construction:
• Area and usage • Amenities in the project
• Building height • Provision for elevators
• Building coverage • Sewerage facilities
• Floor space index • Provision for water
• Density • Provision for power supply
• Setbacks and projections • Provision for waste management
• Parking facilities • Rainwater harvesting
• Fire provision with respect to staircase and • Barrier-free environment
exits • Safety provisions
• Basement facilities • Effects of communication technology
• Green spaces
• Open spaces
 Q3. Describe how building construction permission can be obtained in
general. 15 marks

Construction projects in India require various permissions and approvals from different authorities before they can commence. here,
we will provide an overview of the documents required for building construction in India, as well as the guidelines to obtain
construction permission.

• 1. Applying for construction permission: The first step is to apply for construction permission from the local municipality or
panchayat. The builder will need to submit certain documents, including the building plan, to the authorities.

Some of the documents required are:

1. Land Title: The builder/homeowner will need to submit the title deed of the land on which the construction is to take place.

2. Land Clearance: The builder will need to obtain land clearance from a competent authority, such as the pollution control board.

3. Zonal Clearance: After you finish the necessary paperwork for getting the land title and clearance from local authorities, the
revenue department will give you ownership under the provision of the local body act.

4. Building approval: After the developer obtains the land title, clears the land, and receives zoning clearance, they must then get
building approval from the authorities.
What documents are required for building plan approval?

• 1. A building plan is a depiction of what the structure will look like once construction is completed. Meanwhile, a layout approval prior to
construction outlines important details about the building, such as how many floors it will have, how many flats on each floor, and its
total surface area.
• 2. Obtaining environmental clearance: In order to obtain environmental clearance, the builder will need to submit an Environmental
Impact Assessment report to the concerned authorities.
• 3. Securing fire safety clearance: Another important document required for building construction in India is the fire safety clearance.
The builder will need to submit a fire safety plan to the local fire department and obtain their approval before proceeding with
construction.
• 4. Acquiring water and electricity connections: The builder will also need to apply for water and electricity connections from the
relevant authorities before starting construction.
• 5. Complying with building bye-laws: It is important for builders to comply with all the applicable building bye-laws in India. Failure
to do so can result in hefty fines or even stoppage of construction work.
• 6. Completion certificate: Before a builder can sell or a homeowner can use it, he or she must obtain a completion certificate. The
completion certificate verifies that the structure is legal and was built in accordance with the planned design, as well as following all of
India’s building laws and regulations.
• These are steps and documents required for the approval of the construction of a building in India.
• Thus, it is important to be aware of all the documents required for building construction in India, as well as the guidelines to obtain
construction permission. Failure to do so can result in delays or even stoppage of construction work. Thus, the builder should also focus
on the rules and regulations for building construction in India.
The National Building Code of India (NBC)
• The National Building Code of India (NBC), a comprehensive building Code, is a national instrument providing guidelines

for regulating the building construction activities across the country. It serves as a Model Code for adoption by all

agencies involved in building construction works be they Public Works Departments, other government construction departments,

local bodies or private construction agencies. The Code mainly contains administrative regulations, development control rules

and general building requirements; fire safety requirements; stipulations regarding materials, structural design and

construction (including safety); building and plumbing services; approach to sustainability; and asset and facility management.

• The Code was first published in 1970 at the instance of Planning Commission and then first revised in 1983. Thereafter three

major amendments were issued to the 1983 version, two in 1987 and the third in 1997. The second revision of the Code

was in 2005, to which two amendments were issued in 2015.

BYE LAWS FOR RESIDENTIAL AND COMMERCIAL BUILDINGS

• Building Bye laws:

• A bye law is a local corporate law outlined by a secondary authority. The building bye laws for residential buildings are set forth in
such a way that, it should meet all the standards and specifications designed to necessary protections not only to the labourers before
starting, during construction to the health and safety point of view but also to the general public and visitors .
• Building Bye laws and Regulations: The building bye laws oversee the following rules and regulations of building features.
1. Set back or building line
2. Floor Area Ratio (FAR) or Floor Space Index (FSI) or Total built-up area
3. Open space requirements all over the building
4. Plan showing internal dimensions of rooms, kitchen, living etc.
5. Cross sectional details showing height of building and floor height.
6. Lighting & ventilation of rooms.
7. Structural details and designs
1. Set back or building line: Set back is nothing but the open space available between the front of
the building and road (Ref. Fig 1).

The merits of the setbacks are as follows:

• The open space left in front of the building is highly advantage under the circumstances of
widening of road in near future. Governmental body will acquire this space as per rules and
regulations.
• If all the buildings parallel to the road follows the setback rules and construct accordingly the
aesthetic of the locality will improve (E.g. Plots situated in many gated communities. Refer Fig 2)
• The air, ventilation and light of the buildings is sufficient if setbacks maintained to the plots.
• The open space can be utilized for gardening or vehicle parking purpose.
• The marginal distance always helpful for the building in case of heavy traffic and other nuisance.
• The possibilities of fire accidents will reduce due to the increased distance between opposite
sides of buildings.
FIG2
• 2. Floor Area Ratio (F.A.R) or Floor Space Index(F.S.I) or Total built-up area :
• Total Built-up area/ F.A.R/ F.S.I = Total Site area – All Open spaces area
• Sum of All floors area
• Floor Area Ratio (F.A.R) = ——————————-
• Area of the site
• Floor Area = Built-up area – Area of wall thickness.
• The local authority or the secondary authority is responsible for governing the value of F.A.R, is different for
different zones and type of buildings in the locality. The F.S.I can be utilized for checking the density of the
population. E.g. if the plot area is 1200 Sqft and if the allowable F.S.I is 0.8, then the maximum built-up area
allowed for the plot is 960 Sqft. As per the National Building Code (NBC-2016) for clear understanding, the
built-up area versus plot area is as follows-

Max. Allowable built-up

SL. NO. Plot Area
area
60% with 2 storied
1 Less than 200 sq. m
structure
2 From 200 – 500 sq.m 50 % of the plot area
3 From 500 – 1000 sq.m 40% of the plot area
3. Open space requirements all over the building: As per NBC, the open space for different heights of buildings is listed
below.

Sl. No. Height of building Open space (setback) requirement

a) Front setback or open space width:
i) For a building with front road – min. 3 m.
ii) For a building with roads on 2 or more sides –
Average 3 m and in no case < 1.8 m
1. < 10 m
b) Rear setback – Average 3 m and in no case < 1.8 m
c) Side setback – Min. 3 m for every detached & semi-attached building
d) Distance from the centerline of any road – In no case < 7.5 m or as
determined by the local authority
Requirement as per above item no. 1 is increased at the rate of 1 m for
2. From 10 m – 25 m
every 3 m or fraction thereof.
3. From 25 m – 30 m Minimum 10 m.
Min. 10 m. is increased by at the rate of 1 m for every 5 m or fraction
4. > 10 m
thereof subject to a max. 16 m
Section: As per table 2 of section [Link] of part III of
N.B.C.

Exterior open
spaces/setbacks to be left
L. No Height of building in Meters
on all sides. Minimum in
meters
1. Above 9.5 up to 12 4.5
2. Above 12 up to 15 5.0
3. Above 15 up to 18 6.0
4. Above 18 up to 21 7.0
5. Above 21 up to 24 8.0
6. Above 24 up to 27 9.0
7. Above 27 up to 30 10.0
8. Above 30 up to 35 11.0
9. Above 35 up to 40 12.0
10. Above 40 up to 45 13.0
11. Above 45 up to 50 14.0
12. Above 50 16.0
4. Plan showing internal dimensions of rooms, kitchen, living, etc.: As per NBC the minimum areas or
sizes for individual rooms and apartments are listed below.(Ref. Fig 3)

Sl. No. Type of room Minimum area

1 One habitable room 9.5 sq.m, Min. width – 2.4 m
Min. area of 1 room 9.5 sq.m & of other 7.5
2 Two habitable rooms
Sq.m with min. width of 2.4 m
3 Kitchen only 4.5 sq.m, Min. width 1.8 m

4 Kitchen with store room 5.5 sq.m, Min. width of the kitchen – 1.8 m

5 Kitchen cum dining room 9.5 sq.m, Min. width 2.4 m

6 Bathroom 1.8 sq.m or Min. size 1.5 m x 1.2 m
7 Water closet (WC) 1.1 sq. m Floor Area

8 Bath & WC combined 2.8 sq.m (Floor area) – Min. width 1.2 m

9.5 sq.m ( > 1/3rd of the plinth area of the

9 Mezzanine floor (Living room )
Building)
FIG3
5. Cross-sectional details showing the height of the building and floor height:
As per NBC the height of the building with respect to its road width is listed below.

Sl. No. Height of the building Width of the Road

General criteria – 1.5 times

1 –
the width of the road

Above 8 m or Equal to 12
2 Not more than 12 m
m

Not more than road width

3 Above 12 m
and not > 24m
6. Lighting & ventilation of rooms:
In order to get proper air and ventilation to the rooms of building, all openings such as windows, ventilators or
direct openings are provided at suitable places.
Openings of the The floor area of the
Sl. No.
building room
For dry and hot climate
1 Min. 1/10th of floor area
excluding door areas
For Wet hot climate
2 Min. 1/6th of floor area
excluding door areas
The total doors,
< than 1/7th of floor
3 windows, and
area
ventilators
7. Structural details and designs: The detail structural design analysis and calculations for each and every component of
the building has to be done and considering all forces of loads, earthquake, SBC etc. by applying appropriate IS codes.
However the general thumb rules are considered as follows.
0.75 – 1.0 m for one storied building below GF
a) Depth of foundation
1.00 – 1.3 m for two storied building below GF
2 times the thickness of the wall just above the
b) Width of the foundation wall
plinth + 30 cm
c) Concrete in the foundation wall 5/6th of the thickness of the wall above the plinth
1. Calculate the FAR of a building having 3 floors built over 1200 sq ft. area. The area of each
floor is 650 sq ft.
FAR = [total floor area ➗ area of plot]
Here, the total floor area
= [area of each floor х no. of floors]
= [650 sq ft. х 3 nos.]
= 1950 sq ft.
FAR = [ 1950 sq ft. ➗ 1200 sq ft.]
FAR = 1.625

2. Calculate the total floor area of the building which you can construct over the plot of
size 50ft.х 80ft. The permitted FAR of that particular city is 2.
FAR = [total floor area ➗ area of plot]
2 = [ total floor area ➗ (50ft. х 80 ft.)]
Total floor area = [2 х (50ft. х 80 ft.)]
Total floor area = 8000 sq ft.
3. A plot owner wants to construct a building having 4 floors
over the plot area of 4000 sq ft. The FAR of the locality is 2.5.
What will be the covered area of the building, if all the floors
are constructed having the same area?
The total floor area that can be constructed
= [FAR х plot area.]
= [ 2.5 х 4000 sq ft.]
= 10,000 sq ft.

The total area covered by the building

= [total floor area ➗ no. of floors]
= [10,000 sq ft. х 4 nos.]
= 2500 sq ft.
Assignment 1 ( Short note )
• Vaastu Shastra
• Concept of green building- LEED and GRIHA provision