1

PART4

DEVELOPMENTCONTROLRULESANDGENERALBUILDINGREQUIREMENTS

2

TABLEOFCONTENTS

4.1 SCOPE 4

4.2 TERMINOLOGY 4

4.3 LANDUSECLASSIFICATIONANDUSESPERMITTED 11

4.4 MEANSOFACCESS 12

4.5 COMMUNITYOPENSPACESANDAMENITIES 16

4.6 REQUIREMENTSOFPLOTS 18

4.7 CLASSIFICATIONOFBUILDINGS 20

4.8 OPENSPACES(WITHINAPLOT) 21

4.9 AREAANDHEIGHTLIMITATIONS 30

4.10 OFFSTREETPARKINGSPACES 36

4.11 GREENBELTSANDLANDSCAPING 36

4.12 REQUIREMENTSOFPARTSOFBUILDINGS 37

4.13 RATPROOFINGANDTERMITEPROOFINGOFBUILDINGS 49

4.14 LIGHTINGANDVENTILATION 49

4.15 AIRCONDITIONINGANDHEATING 50

4.16 SOUNDINSULATION 50

4.17 HEATINSULATION 50

4.18 PROVISIONOFLIFTS 51

3

4.19 LIGHTINGPROTECTIONOFBUILDINGS 51

APPENDICES

APPENDIXA CIVILAVIATIONREQUIREMENTSFOR

CONSTRUCTIONINTHEVICINITYOF

ANAERODROME 52

APPENDIXB OFFSTREETPARKINGSPACES 56

APPENDIXC GUIDEFORPLANTATIONOFSHRUBS,

TREESANDGREENERY 59

APPENDIXD SPECIALREQUIREMENTSFORLOW

INCOMEHOUSING 61

APPENDIXE SPECIALREQUIREMENTSFORPLANNING

OFPUBLICBUILDINGSMEANTFORUSE

OFPHYSICALLYHANDICAPPED 67

4

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 constructionof cutting intoor removalof anywall,partition, column,

beam,joist,floororothersupport,orachangetoorclosingofanyrequiredmeansofingressor

egressorachangetothefixturesorequipment.

ApprovedApprovedbytheAuthorityhavingjurisdiction.

AuthorityhavingJurisdictionTheAuthoritywhichhasbeencreatedbyastatueandwhichfor

thepurposeofadministeringtheCode/Partmayauthorizeacommitteeoranofficialtoacton

itsbehalf;hereinaftercalledtheAuthority.

BalconyAhorizontalprojectionor recession, includingahandrailorbalustrade, to serveas

passageorsittingoutplace.

BasementorCellarThelowerstoreyofabuildingbeloworpartlybelowgroundlevel.

BuildingAnystructureforwhatsoeverpurposeandofwhatsoevermaterialsconstructedand

everypart thereofwhetherusedashumanhabitationornotand 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

enclosingor intended toencloseany landor spaceand signsandoutdoordisplay structures.

5

Tents, tarpaulin shelters, etc. erected for temporary and ceremonial occasions with the

permissionoftheAuthorityshallnotbeconsideredasbuilding.

Building,HeightofTheverticaldistancemeasuredinthecaseofflatroofs,fromtheaverage

levelofthegroundaroundandcontiguoustothebuildingorasdecidedbytheAuthoritytothe

highestpointofthebuildingadjacenttothestreetwall;andinthecaseofpitchedroofs,upto

thepointwhere the external surfaceof theouterwall intersects the finished surfaceof the

slopingroof;and inthecaseofgablesfacingtheroad,themidpointbetweentheeaves level

andtheridge. Architecturalfeaturesservingnootherfunctionexceptthatofdecorationshall

beexcludedforthepurposeofmeasuringheights.

Building lineThe linebeyondwhichextent theplinthofabuildingadjoininga streetoran

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.

CookingAlcoveAcookingspacehavingdirectaccessfromthemainroomwithoutany inter

communicatingdoor.

CoveredAreaGroundareacoveredbythebuilding immediatelyabovetheplinth level. 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;

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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/PhysicalDevelopment Developmentwith grammatical variationsmeans the

carryingoutofbuilding,engineering,miningorotheroperations, in,orover,orunder landor

water, on themaking of anymaterial 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 theopposite sideofa streetorotherpublic space to thebuilding for the

purposeofpreventingthespreadoffire.

FloorThe lowersurface inastoreyonwhichonenormallywalks inabuilding. Thegeneral

termfloorunlessspecificallymentionedotherwiseshallnotrefertoamezzaninefloor.

FloorAreaRatio (FAR)/ Floor space index(FSI)Thequotientobtainedbydividing the total

coveredarea(plintharea)onallfloorsbytheareaoftheplot:

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FAR =area Plot

floors all of area covered Total

GalleryAn intermediate floororplatformprojecting fromawallofanauditoriumorahall

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.

HabitableRoom A room occupied or designed for occupancy by one ormore 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 spaceAn intermediary floorbetween two floorsona residual space inapitched

roof, above normal floor levelwith amaximum height of 1.5m andwhich is constructed or

adoptedforstoragepurposes.

MezzanineFloor An intermediate floor,between two floors,aboveground level,accessible

onlyfromthelowerfloor.

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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.

OwnerThepersonwho receives such rent for theuseof the landorbuildingorwouldbe

entitledtodosoifitwereletout.Italsoincludes:

a) anagentortrusteewhoreceivessuchrentonbehalfoftheowner;

b) a receiver,executororadministratororamanagerappointedbyany courtof competent

jurisdictiontohavethechargeof,ortoexercisetherightsoftheowner;

c) anagentortrusteewhoreceivestherentofor isentrustedwithor isconcernedwithany

buildingdevotedtoreligiousorcharitablepurposes,and

d) amortgageeinpossession.

ParapetAlowwallorrailingbuiltalongtheedgeofarooforfloor.

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Parking Space An area enclosedorunenclosed, coveredoropen, sufficient in size topark

vehicles, togetherwith a driveway connecting the parking spacewith a street or alley and

permittingingressoregressofthevehicles.

PartitionAninteriornonloadhearingbarrier,onestoreyorpartstoreyinheight.

PlinthTheportionofastructurebetweenthesurfaceofthesurroundinggroundandsurface

ofthefloor,immediatelyabovetheground.

PlinthAreaThebuiltupcoveredareameasuredatthefloor levelofthebasementorofany

storey.

PorchAcoveredsurfacesupportedonpillarsorotherwise for thepurposeofpedestrianor

vehicularapproachtoabuilding.

RoadSeeStreet.

RoadLineSeeStreetLine.

RoomHeightTheverticaldistancemeasured from the finished floorsurface to the finished

ceilingsurface.Whereafinishedceilingisnotprovided,theundersideofthejoistsorbeamsor

tiebeamsshalldeterminetheupperpointofmeasurement.

RowHousing/RowTypeBuildingArowofbuildings,withonly front,rearand interioropen

spaceswhereapplicable.

SemiDetachedBuildingAbuildingdetachedonthreesides.

ServiceRoadAroad/laneprovidedadjacenttoaplotforservicepurposes.

SetBackLineAlineusuallyparalleltotheplotboundariesandlaiddownineachcasebythe

Authority,beyondwhichnothingcanbeconstructedtowardstheplotboundaries.

Site(Plot)Aparcel(piece)oflandenclosedbydefiniteboundaries.

Site,CornerAsiteatthejunctionsofandfrontingontwoormoreintersectingstreets.

Site,DepthofThemeanhorizontaldistancebetweenthefrontandrearsiteboundaries.

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Site,DoubleFrontageAsite,havingafrontageontwostreets,otherthanacornerplot.

Site, InteriororTandemA siteaccess towhich isbyapassage froma streetwhether 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.

StreetLevelorGradeTheofficiallyestablishedelevationorgradeof thecentral lineof the

streetuponwhichaplotfrontsandifthereisnoofficiallyestablishedgrade,theexistinggrade

ofthestreetatitsmidpoint.

StreetLineThelinedefiningthesidelimitsofastreet.

ToAbutToabutonastreetsuchthatanyportionofthebuildingisontheroadboundary.

TowerlikeStructuresStructuresshallbedeemedtobetowerlikestructureswhentheheight

ofthetowerlikeportionisatleasttwicetheheightofthebroaderbaseatgroundlevel.

VerandahAcoveredareawithatleastonesideopentooutsidewiththeexceptionof1mhigh

parapetontheupperfloorstobeprovidedontheopenside.

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VolumeToPlotAreaRatio(VPR)Theratioofvolumeofbuildingmeasuredincubicmetresto

theareaoftheplotmeasuredinsquaremetresandexpressedinmetres.

WaterCloset (WC)Awater flushedplumbing fixturedesigned to receivehumanexcrement

directly from theuserof the fixture. The term isused sometimes todesignate the roomor

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 UsesasSpecificallyDesignatedonDevelopmentPlanWhere theuseofasite isspecifically

designatedontheDevelopmentPlan,itshallbeusedonlyforthepurposesodesignated.

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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 WidthofMeansofAccessThe residentialplots shallabutonapublicmeansofaccess like

street/road.Plotswhichdonotabutonastreet/roadshallabut/frontonameansofaccess,the

widthandotherrequirementsofwhichshallbeasgiveninTable4.1.

Innocase,shalldevelopmentonplotsbepermittedunless it isaccessiblebyapublicstreetof

widthnotlessthan6m.

Table4.1WidthandLengthofMeansofAccess

(Clause4.4.3)

RowNo.WidthofMeansofAccess

m

LengthofMeansofAccess

m

(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

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4.4.3.1 OtherBuildingsForalltheindustrialbuildings,theatres,cinemahouses,assemblyhalls,stadia,

educationalbuildings,markets,otherbuildingswhichattractlargecrowd,themeansofaccessshallnot

belessthanthefollowing:

WidthofMeansofAccessm

LengthofMeansofAccess

m

12.0 200

15.0 400

18.0 600

24.0 Above600

Further,innocaseshallthemeansofaccessbelesserinwidththantheinternalaccesswaysinlayouts

andsubdivisions.

4.4.3.2PathwaysTheapproachtothebuildingsfromroad/street/internalmeansofaccessshallbe

throughpavedpathwayofwidthnot less than1.5m,provided its length isnotmore

than3.0m.

4.4.3.2.1 Inthecaseofspecialhousingschemesfor low incomegroupandeconomicallyweaker

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 The lengthofthemainmeansofaccessshallbedeterminedby thedistance fromthe

farthestplot(building)tothepublicstreet.Thelengthofthesubsidiaryaccesswayshall

bemeasuredfromthepointofitsorigintothenextwiderroadonwhichitmeets.

4.4.3.4 Intheinterestofgeneraldevelopmentofanarea,theAuthoritymayrequirethemeans

ofaccesstobeoflargerwidththanthatrequiredunder4.4.3and4.4.3.1.

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4.4.3.5 In existingbuiltup areas in the caseofplots facing street/meansof 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

providedwith trees for shade to the satisfactionof theAuthority,whomay,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

theminimum required, theAuthoritymay remove the same further and recover the

expensessoincurredfromtheowner.

4.4.5 Access fromHighways/ImportantRoadsNopremisesotherthanhighwayamenities

likepetrolpumps,motels,etc.shallhaveanaccessdirectfromhighwaysandsuchother

roadsnotlessthan52minwidth,whichtheAuthoritywiththeapprovaloftheHighway

Authorityshallspecifyfromtimetotime.TheAuthorityshallmaintainaregisterofsuch

roadswhich 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,besubjecttotheprovisionsoftherelevant National

HighwayAct.

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4.4.6 For high rise buildings and buildings other than residential, the following additional

provisionsofmeansofaccessshallbeensured:

a) Thewidthof themainstreetonwhich thebuildingabutsshallnotbe

less than12mandoneendof this street shall joinanother streetnot

lessthan12minwidth.

b) Theapproachtothebuildingandopenspacesonall itssidesupto6m

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 Culdesacsgivingaccess toplotsandextending from150 to275m in lengthwithan

additionalturningspaceat150mwillbeallowedonlyinresidentialareas,providedcul

desacswouldbepermissibleonlyonstraightroadsandfurtherprovidedtheendofcul

desacsshallbehigherinlevelthanthelevelofthestartingpointofsuchdeadendroad.

Theturningspaceinthiscaseshallbenotlessthan81minarea,withnodimensionless

than9m.

4.4.8 IntersectionofRoadsFor intersection junctionsof roadsmeetingat rightanglesas

well as other roads meeting at right angles as well as other than rights angles, the

roundingofforcutofforsplayorsimilartreatmentshallbedone,totheapprovalofthe

Authority,dependinguponthewidthofroads,thetrafficgenerated,thesightingangle,

etc.toprovideclearsightdistance.

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4.4.9 Thebuildinglineshallbesetbackatleast3mfrominternalmeansofaccessinalayout

ofbuildingsinaplotsubjecttoprovisionsof4.8.2.1.

4.5 COMMUNITYOPEN/SOCIALSPACESANDAMENITIES

4.5.1 ResidentialandCommercialZonesInanylayoutorsubdivisionoflandmeasuring0.3

hectareofmoreinresidentialandcommercialzones,thecommunityopenspacesshall

bereservedforrecreationalpurposeswhichshallasfaraspossiblebeprovided inone

placeorplannedoutfortheuseofthecommunityinclustersorpockets.

4.5.1.1 Thecommunityopenspacesshallbeprovidedcateringtotheneedsofareaof layout,

population forwhich 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 structureaspavilionorgymnasiaup to

25m2 inareamaybepermitted;suchareamaybeexcludedfromFARcalculations;no

toiletblockshallbepermitted.

4.5.3 Each recreational area and the structure on it shall have an independent means of

access.Independentmeansofaccessmaynotbeinsistedupon ifrecreationalspaceis

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approachabledirectlyfromeverybuildinginthelayout.Further,thebuildinglineshall

beatleast3mawayfromtheboundaryofrecreationalopenspace.

4.5.4 Industrial Zones In the case of subdivision of land in industrial zones of area 0.8

hectareormore,5percentof the totalareashallbe reservedasamenityopenspace

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 Inall industrialplotsmeasuring100m2ormore inarea,10percentof the totalarea

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,communityandcultural facilities Religiousbuilding,communityhall ,

welfarecentre,cinema.

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Note:Therequirementsofessentialamenitiesforlowincomehousingshallbegivenin

AppendixD.

4.5.6 Every layoutorsubdivisionshalltake intoaccounttheprovisionsofdevelopmentplan

and if the land is affectedby any reservation forpublicpurposes, theAuthoritymay

agreetoadjustthelocationofsuchreservationstosuitthedevelopment.

4.6 REQUIREMENTSOFPLOTS

4.6.1 Nobuilding shallbe constructedonany site,onanypartofwhich there isdeposited

refuse, excreta or other offensive matter objectionable to the Authority, until such

refusehasbeenremovedtherefromandthesitehasbeenpreparedorleftinamanner

suitableforbuildingpurposestothesatisfactionoftheAuthority.

4.6.2 DampSitesWherever thedampnessofasiteor thenatureof thesoilrenderssuch

precautionsnecessary,thegroundsurfaceofthesitebetweenthewallsofanybuilding

erectedthereonshallberendereddampprooftothesatisfactionoftheAuthority.

4.6.3 SurfaceWaterDrainsAnylandpassageorotherareawithinthecurtilageofabuilding

shall,iftheAuthoritysorequires,beeffectivelydrainedbysurfacewaterdrainsorother

means.

4.6.3.1 Thewrittenapprovalof theAuthority shallbeobtained forconnectingany subsoilor

surfacewaterdraintoasewer.

4.6.4UndergroundcisternsforwaterstorageTheprovisionofundergroundcisternsforwater

storageinpublicandprivatebuildingsshallbeencouraged.

4.6.5 DistancefromElectricLinesNoverandah,balcony,orthe likeshallbeallowedtobe

erected or reerected or any additions or alterations made to a building within the

distancesquotedbelow inaccordancewith thecurrentGhanaElectricityRulesand its

amendmentsfromtimetotimebetweenthebuildingandanyoverheadelectricsupply

line.

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Vertically Horizontally m m

a) LowandmediumVoltagelinesandservicelines 2.5 1.2

b) Highvoltagelinesuptoand

Including11000V 3.7 1.2

c) Highvoltagelinesabove11000Vanduptoandincluding 3.7 2.033000V

d) Extrahighvoltagelinesbeyond

33000V 3.7 2.0 (plus0.3mforevery(plus0.3mforevery additional33000Vandadditional33000VPartthereof) andpartthereof)

4.6.6 Distanceof site from thenormaledgeofwater course/areamaybe specifiedby the

Authority,keepinginviewthenormalmaximumflood/tidelevel.

4.6.7 SizeofPlots

4.6.7.1 ResidentialEachplotshallhaveaminimumsize/frontagecorrespondingtothetypeof

developmentasgivenbelow:

TypeofDevelopmentPlotSize

m2

Frontage

M

Detachedbuilding Above250 Above12

Semidetachedbuilding 125250 8to12

Rowtypebuilding 50125 4.5to8

NoteForlowincomehousingseeAppendixD.

4.6.7.1.1 Theminimum sizeof the site forgrouphousingdevelopment shallbeasgiven in the

MasterPlanandlocaldevelopmentcontrolrules.

4.6.7.2 IndustrialThesizeoftheplotshallnotbelessthan300m2anditswidthshallnotbe

lessthan15m.

20

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)

21

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 thepurposesof thisCode, the typesof constructionaccording to fire resistance shallbe

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 Theopenspaces insideandaroundabuildinghaveessentiallytocaterforthe lighting

andventilationrequirementsoftheroomsabuttingsuchopenspaces,andinthecaseof

buildingsabuttingonstreets inthefront,rearorsides,theopenspacesprovidedshall

besufficientforthefuturewideningofsuchstreets.

22

Table4.1AFireresistanceratingsofstructuralandnonstructuralelements(inhours)

23

4.8.1.2OpenspacesseparateforeachbuildingofwingTheopenspacesshallbeseparateor

distinctforeachbuildingandwhereabuildinghastwoormorewings,eachwingshall

haveseparateordistinctopenspacesforthepurposesoflightingandventilationofthe

wings.

However, separation between accessory andmain buildingsmore 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,

Minimum

Widthofstreet

Frontingtheplot

(M) (m)

1.5*

3.0

4.5

6.0

Upto7.5*

7.5to18

18to30

Above30

*Forbuildingsuptoamaximumheight7m.

Note Incaseabuildingabuts twoormore streets, thevalueofopen spaces is tobebasedon the

averagewidthofstreets,subjecttoaminimumof1.8mforcases(ii),(iii)and(iv)ofTable4.1,above.

b) Forstreetslessthan7.5m inwidth,thedistanceofthebuilding(buildingline)shall

beatleast5mfromthecentrelineofthestreet(see4.4.3.5).

NoteThis limitingdistancehas tobedeterminedbytheAuthority for individualroad/streetwidths

takingintoaccountthetrafficflow.

24

4.8.2.1.2RearOpenSpace

a) Everyresidentialbuildingshallhavearearopenspace,formingan integralpartofthe

site,ofanaveragewidthof3mandatnoplacemeasuringlessthan1.8m,exceptthatin

the case of a backtobacksite, the width of the rear open space shall be 3m

throughout. Subjecttotheconditionoffreeventilation,theopenspaceleftuptohalf

thewidthoftheplotshallalsobetaken intoaccountforcalculatingtheaveragewidth

oftherearopenspace.Forplotsofdepthlessthan9m,forbuildingsupto7,inheight,

therearopenspacemaybereducedto1.5m.

b) RearOpenSpacetoExtendThroughouttheRearWallTherearopenspaceshallbe

coextensivewith theentire faceof therearwall. Ifabuildingabutson twoormore

streets, such rearopen space shallbeprovided throughout the faceof the rearwall.

Suchrearwallshallbethewallontheoppositesideofthefaceofthebuildingabutting

onthewiderstreetunlesstheAuthoritydirectsotherwise.

4.8.2.1.3 SideOpenSpace

a) Every semidetachedanddetachedbuilding shallhaveapermanentlyopenair 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.

25

(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)shallbeasgiven in

Table4.2.Thefrontopenspacesforincreasingheightsofbuildingsshallbegovernedby

4.9.4.1(a).

TABLE4.2SideandRearOpenSpacesfordifferentHeightsofBuildings

(Clause4.8.2.3.1)

HeightofbuildingsSideandrearopenspacestobe

leftaroundbuilding

m m

i)

ii)

iii)

iv)

v)

vi)

vii)

viii)

ix)

x)

xi)

xii)

10

15

18

21

24

27

30

35

40

45

50

53andabove

3

5

6

7

8

9

10

11

12

13

14

16

26

Note1Forbuildingsabove24minheight,thereshallbeaminimumfrontopenspaceof6m.

Note2Whereroomsdonotderivelightandventilationfromtheexterioropenspace,thewidthofsuchexterioropenspace

asgiveninCol.3maybereducedby1msubjecttoaminimumof3mandamaximumof8m.Nofurtherprojections

shallbepermitted.

Note3Ifthe lengthordepthofthebuildingexceeds40m,addtoCol.3tenpercentof lengthordepthofbuildingminus

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,the innercourtyardshallhaveanarea,throughout itsheight,ofnot lessthan

thesquareofonefifththeheightofthehighestwallabuttingthecourtyard. Provided

thatwhenanyroom(excludingstaircasebay,bathroomandwatercloset)isdependent

for its light and ventilation on an inner courtyard, the dimension shall be such as is

requiredforeachwingofthebuilding.

27

Whereonlywaterclosetandbathroomareabuttingontheinteriorcourtyard,thesize

oftheinteriorcourtyardshallbeinlinewiththeprovisionforventilationshaftasgiven

in4.8.2.5(b).

b) VentilationShaftForventilatingthespaces forwaterclosetsandbathrooms, ifnot

opening on to front, side, rear and interior open spaces, these shall open on to the

ventilationshaft,thesizeofwhichshallnotbelessthanthevaluesgivenbelow:

HeightofBuildingsm

SizeofVentilationShaftm2

MinimumSizeofShaftm

Upto10

12

18

24

30

Above30

1.2

2.8

4.0

5.4

8.0

9.0

0.9

1.2

1.5

1.8

2.4

3.0

Note 1 For buildings of height above 30m, amechanical ventilation system shall be installed besides the provision of

minimumventilationshaft.

Note2Forfullyairconditionedresidentialbuildingsforlodgingpurposes,theventilationshaftneednotbeinsistedupon,

provided the airconditioning systemworks in an uninterruptedmanner, also, provided there is an alternative source of

powersupply.

c) OuterCourtyard Theminimumwidthof theouter courtyard (asdistinguished from its

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

be treatedasanotchand theprovisionsofoutercourtyard shallnotapply. However, it the

depthoftheoutercourtyardismorethanthewidth,theprovisionsof4.8.1.2shallapplyforthe

openspacestobeleftbetweenthewings.

4.8.2.6 JointOpenAirSpaceEverysuchinteriororexterioropenairspace,unlessthelatteris

a street, shallbemaintained for thebenefitof suchbuildingexclusively and shallbe

entirelywithintheownersownpremises.

28

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 commonopenair space shall thenceforthbe treatedasa

permanentlyopenairspacerequiredforthepurposesoftheCode. Noboundarywall

betweensuch jointopenairspaceshallbeerectedorraisedtoaheightofmorethan

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.

29

e) IndustrialBuildingsTheopenspacesaroundthebuildingshallbenot lessthan4.5m

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 intoOpen SpacesEveryopen spaceprovidedeither interiororexterior

shallbekept free fromanyerection thereonand shallbeopen to the sky,exceptas

below:

a) cornice,rooforweathershadenotmorethan0.75mwide;

b) sunshadesoverwindows/ventilatorsorotheropeningsnotmore than

0.75mwide;

c) canopyatfirstfloorlevel,butnottobeusedasasitoutwithclearance

of1.5mbetweentheplotboundaryandthecanopy;

d) projectedbalconyathigherfloorsofwidthnotmorethan0.9m;and

e) projectingrooms/balconies(see(d)atalternatefloorssuchthatrooms

of the lower two floorsget lightandairand theprojectionbeingnot

morethantheheightofthestoreyimmediatelybelow.

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

spaces.

4.8.4.1.1 AccessoryBuildingThe followingaccessorybuildingsmaybepermitted in theopen

spaces:

30

a) Inanexistingbuilding,sanitaryblockof2.4minheightsubjecttoamaximumof

4m2intherearopenspaceatadistanceof1.5mfromtherearboundarymaybe

permitted,wherefacilitiesarenotadequate.

b) Parking lockupgaragesnotexceeding2.4m inheightshallbepermitted inthe

sideorrearopenspacesatadistanceof7.5mformanyroad lineorthefront

boundaryoftheplot;and

c) Suctiontankandpumproomeachupto2.5m2inarea.

4.8.4.2 ProjectionIntoStreet

4.8.4.2.1 In existingbuiltupor congested areas,noprojectionof any sortwhatsoever, except

sunshades (see4.8.4.2.3)extendingmore than230mmbelow aheightof4.3m, shall

projectovertheroadoroveranydrainoroveranyportionoutsidetheboundariesof

thesite,providedtheprojectionarisingoutoftheverticalpartoftherainwaterspouts

projectingattheroadlevelorthewaterpipemaybepermittedinaccordancewiththe

drainageplan.

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

developed areasmay be permitted to project on road land subject to the following

limitations:

a) porticosmaybeallowedonsuchroads leavingaminimumclearspaceof18m

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.

31

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) nosunshadeshallbepermittedonroads lessthan9m inwidthoronroadshaving

nofootpaths.

4.8.5 LimitationstoOpenSpaces

4.8.5.1 SafeguardAgainstReductionofOpenSpaceNoconstructionworkonabuildingshall

beallowed if suchworkoperates to reduceanopenair spaceofanyotheradjoining

building,belongingtothesameownertoanextent lessthanwhat isprescribedatthe

timeoftheproposedworkortoreducefurthersuchopenspaceifitisalreadylessthan

thatprescribed.

4.8.5.2 AdditionsorExtensions toaBuildingAdditionsorextensions toabuilding shallbe

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:

32

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 UnlimitedAreasTheminimum fire separationonall sidesofbuildingsofunlimited

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) themaximumheightofbuilding shallnotexceed1.5 times thewidthof road

abuttingplusthefrontopenspace;

b) ifabuildingabutsontwoormorestreetsofdifferentwidths,thebuildingshall

bedeemedtofaceuponthestreetthathasthegreaterwidthandtheheightof

thebuildingshallberegulatedbythewidthofthatstreetandmaybecontinued

tothisheighttoadepthof24malongthenarrowerstreetsubjecttoconformity

of4.8;and

33

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)

OCCUPANCY

CLASSIFICATION

TYPEOFCONSTRUCTION

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

34

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) electriccabinor substation,watchmansboothofmaximum sizeof1.6m2withminimumwidthor

diameterof1.2m,pumphouse,garbageshaft,spacerequiredfor locationoffirehydrants,electric

fittingsandwatertank.

c) projectionsandaccessorybuildingsasspecificallyexempted(see4.8.4.1);and

d) staircase roomand lift roomsabove the topmoststorey,architectural features;andchimneysand

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.

35

4.9.5 RestrictionsinthevicinityofAerodromes

4.9.5.1 Forbuildings inthevicinityofaerodromes,themaximumheightofsuchbuildingsshall

be decided in consultation with the Ghana Civil Aviation Authority. This shall be

regulatedbytherulesforgivingnoobjectioncertificateforconstructionofbuildingsin

thevicinityofaerodromesbytheDirectorGeneralofCivilAviation,whicharegiven in

AppendixA. However, the latest rulesof theGhanaCivilAviationAuthority shallbe

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.

36

4.9.6 GroupHousing

4.9.6.1 Grouphousingdevelopmentmaynormallyandpreferablybeinmultistoreyedblocks;it

shallnotbeacustomarysubdivisionoflandintostreetsandplots.

4.9.6.2 Nolimittofloorsandheightshallbeapplicable,butthecoverageandfloorarearatiofor

variousdensitiesmaybeasgiven inTable4.4unlessotherwiseprovided intheMaster

Planandlocaldevelopmentcontrolrules.

Table4.4FloorAreaRatioandCoverageforGroupHousing

RowNo. GrossResidentialDensityPersons/Hectare

MaximumcoverageinPercent

FloorAreaRatio

i)

ii)

iii)

iv)

v)

125

250

425

500

625

25

30

33.34

35

35

0.75

1.25

1.50

1.75

2.00

NoteThecoverageshallbecalculatedonthebasisofthewholeareareservedforgrouphousingafter

deducting:

a) theareaofanyhighway,anyroadupto25mandmajorresidentialroadsof18mwidtharoundthegroup

housing area (residential street, loop street, culdesac, service lanes and footpaths shall not be

deducted);

b) theareaofschool (excludingsites fornurseryschools)andothercommunity facilitieswithin thegroup

housingarea;and

c) theopenspaces,exceptplaygroundsoflocalnature.

37

4.10 OFFSTREETPARKINGSPACES

4.10.1 The offstreet parking (onsite parking) spaces in a plot to be provided shall be in

accordancewithAppendixB.ThespacesgiveninAppendixBshallbeconsideredbythe

AuthorityinconjunctionwiththeDevelopmentRules,inforce,ifany.

4.11 GREENBELTSANDLANDSCAPING

4.11.1 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 bymeans of greenbelts, thesemay be of

considerablewidthandbe landscaped. Theextentofreliefthatmaybederived from

theabovemaybeestimatedonlyafterconsideringotherenvironmentalfactors.Strong

leafy treesmay be planted to act as noise baffles. Shrubs or creepersmay 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

inplanning individual buildingof differentoccupancies. A guide for thequantumof

plantationofshrubs,treesandothergreeneryindifferentoccupanciesandcommunity

spacesisgiveninAppendixC.

38

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 shallbecutonlyafterobtaining thepermissionof theAuthoritydesignated for

thispurpose.

4.12 REQUIREMENTSOFPARTSOFBUILDINGS

4.12.1 Plinth

4.12.1.1 MainBuildingsTheplinthoranypartofabuildingorouthouse shallbe so located

with respect to the surrounding ground level that adequate drainage of the site is

assured. Theheightof theplinthshallbenot less than450mm from thesurrounding

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 surfaceof the floor to the lowestpointof the ceiling (bottomof

slab). In thecaseofpitched roof, theaverageheightof rooms shallnotbe less than

2.75m. Theminimumclearhead roomunderabeam, foldedplatesoreavesshallbe

2.4m. In thecaseofairconditioned rooms,aheightofnot less than2.4mmeasured

from the surfaceof the floor to the lowestpointofairconditioningductor the false

ceilingshallbeprovided.

4.12.2.1.1 The requirements of 4.12.2.1 apply to residential, business andmercantile buildings.

Foreducationalandindustrialbuildings,thefollowingminimumrequirementsapply:

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a) Educationalbuildings Ceilingheight3.6mforallregions

b) Industrialbuildings

Ceilingheight3.6m,exceptwhenairconditioned,

3m (Factory Act 1948 and rules therein shall

governsuchheights,whereapplicable).

4.12.2.2 SizeTheareaofhabitableroomshallnotbelessthan9.5m2,wherethereisonlyone

roomwithaminimumwidthof2.4m. Wheretherearetworooms,oneoftheseshall

notbe less than9.5m2 and theothernot less than7.5m2,with aminimumwidthof

2.1m.

4.12.3 Kitchen

4.12.3.1 HeightTheheightofakitchenmeasuredfromthesurfaceofthefloortothe lowest

pointintheceiling(bottomslab)shallnotbelessthan2.75m,exceptfortheportionto

accommodatefloortrapoftheupperfloor.

4.12.3.2 SizeTheareaofakitchenwhere separatediningarea isprovided, shallbenot less

than5.0m2withaminimumwidthof1.8m.Wherethereisaseparatestore,theareaof

thekitchenmaybereducedto4.5m2. Akitchen,which is intendedforuseasadining

areaalso,shallhaveafloorareaofnotlessthan7.5m2withaminimumwidthof2.1m.

4.12.3.3 OtherRequirements

Everyroomtobeusedaskitchenshallhave:

a) unlessseparatelyprovidedinapantry,meansofthewashingofkitchenutensils

whichshallleaddirectlyorthroughasinktoagratedandtrappedconnectionto

thewastepipe;

b) animpermeablefloor;

c) aflue,iffoundnecessary;and

d) awindoworventilatororopeningofsizenot lessthanasspecified in4.14.1.2,

subjecttoincreaseinareaofopeninginaccordancewithNote3of4.14.1.2.

40

4.12.4 BathroomsandWaterClosets

4.12.4.1 HeightTheheightofabathroomorwaterclosetmeasured from thesurfaceof 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 containingwatercloset shall have a door completely

closingtheentrancetoit.

4.12.5 LedgeorLoft

4.12.5.1 HeightItshallhaveaminimumheadroomof2.2m.

4.12.5.2 SizeA ledge inahabitableroomshallnotcovermorethan25percentoftheareaof

the flooronwhich it isconstructedand shallnot interferewith theventilationof the

roomunderanycircumstances.

41

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) itconformstothestandardsof livingroomsasregards lightingandventilation

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 SizeThesizeofastoreroom,whereprovided inaresidentialbuilding,shallbenot

lessthan3m.

4.12.8 Garage

4.12.8.1 HeightTheheightofagarageshallnotbelessthan2.4m.

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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) Everybasementshallbe ineverypartat least2.4m inheightfromthefloorto

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.

43

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

enterthebasement.

e) Thewallsand floorsof thebasement shallbewatertightand be sodesigned

that the effects of the surrounding soil and moisture, if any, are taken into

accountindesignandadequatedampproofingtreatmentisgiven.

f) Theaccess to thebasementshallbe separated from themainandalternative

staircaseprovidingaccessandexit fromhigher floors. Where the staircase is

continuousinthecaseofbuildingsservedbymorethanonestaircase,thesame

shallbeofenclosed typeservingasa fireseparation from thebasement 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,

thechimney topshallnotbe less than0.6mabove the ridgeof the roof inwhich the

chimneypenetrates.

4.12.11 Parapet

Parapetwallsandhandrailsprovidedontheedgesofroofterraces,balcony,verandah,

etc.shallnotbe lessthan1.05mandnotmorethan1.20m inheightfromthefinished

floorlevel.

4.12.12 Cabin

The size of cabins shall not be less than 3.0m2. The clear passageswithin the divided

spaceofanyfloorshallnotbelessthan0.75mandthedistancefromthefarthestspace

inacabintoanyexitshallnotbemorethan18.5m. Incasethesubdividedcabindoes

notderivedirect lightingandventilationfromanyopenspaces/mechanicalmeans,the

maximumheightofthecabinshallbe2.2m.

44

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

balanceheightof0.75m ifrequired inaccordancewith(a)maybemadeupof

opentypeconstruction(throughrailings,breezeblocksetc.)andofdesigntobe

approvedbytheAuthority.

c) However, theprovisionsof (a)and (b)arenotapplicable toboundarywallsof

jails. In industrial buildings, electric substations, transformer stations,

institutional buildings like sanitoria, hospitals, industrial buildings like

workshops, factoriesandeducationalbuildings likeschools,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) not lessthan18mfromanycesspitsoakawayorborehole latrineandshall

belocatedonasiteupwardsfromtheearthclosetorprivy;

45

c) thatcontaminationbythemovementofsubsoilorotherwater isunlikely;

and

d) notunderatreeorotherwiseitshouldhaveacanopyoverit,sothatleaves

andtwigsmaynotfallintothewellandrot.

4.12.14.2 RequirementsThewellshall:

a) haveaminimuminternaldiameterofnotlessthan1m;

b) beconstructedtoaheightnot lessthan1mabovethesurroundingground

level,toformaparapetorkerbandtopreventsurfacewaterfromflowing

intowell,andshallbesurroundedwithapavingconstructedofimpervious

materialwhich shall extend for adistanceofnot less than1.8m in every

direction from the parapet from the kerb forming thewellhead and the

uppersurfaceofsuchapavingshallbeslopedawayfromthewell;

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

exposed wellsshallbepermittedonly infieldsorgardensforpurposesof

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

46

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,aminimumdepthof1mbelowthewater levelandaminimum liquid

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

toaheightofabout2m,when theseptic tank isat least15maway from the

nearestbuildingandtoaheightof2mabovethetopofthebuildingwhen it is

locatedcloserthan15m;

g) When thedisposalof septic tankeffluent is toa seepagepit, the seepagepit

maybeofanysuitableshapewiththeleastcrosssectionaldimensionof900mm

andnotlessthan1000mmindepthbelowtheinvertleveloftheinletpipe.The

pitmaybelinedwithstone,brickorconcreteblockswithdryopenjointswhich

47

should be backedwith at least 75mm of clean coarse aggregate. The lining

abovetheinletlevelshouldbefinishedwithmortar.Inthecaseofpitsoflarge

dimensions, the top portionmay be narrowed to reduce the size of theRCC

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. Open jointedpipesplaced insidethetrench

shall be made of unglazed earthenware clay or concrete and shall have a

minimum internaldiameterof75to100mm. Eachdispersiontrenchshallnot

belongerthan30mandtrenchesshallnotbeplacedcloserthan1.8m.

4.12.16 OfficecumLetterBoxRoom

Inthecaseofmultistoreyed,multifamilydwellingapartmentsconstructedbyexisting

andproposed RealEstateorApartmentOwnersAssociations,Limitedcompaniesand

proposedhousingsocieties,anofficecumletterboxroomofdimension3.6x3mshall

be provided on the ground floor. In case the number of flats ismore 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,hazardousandmixedoccupancieswithany

of the aforesaidoccupancieshaving areamore than 500m2on each floor,provision

shall be made for an independent and ventilated meter (service) room, as per

requirementsofelectric (service) supplyundertakingson theground floorwithdirect

48

accessfromoutsideforthepurposeofterminationofelectricsupplyformthelicensees

service and alternative supply cables. Thedoor/doorsprovided for the service room

shallhavefireresistanceofnotlessthantwohours.

4.12.18 Staircase

4.12.18.1 Theminimumclearwidth,minimum treadwidthandmaximum riserof 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) 1.0m

NoteForrowhousingwith2storeys,theminimumwidthshallbe0.75m

b) Residentialhotelbuildings 1.5m

c) Assemblybuildingslikeauditoria,theatresandcinemas 1.5m

d) Educationalbuildingupto24minheight 1.5m

e) Institutionalbuildingsupto10bedsandmorethan10beds 2.0m

f) Allotherbuildings 1.5m

4.12.18.1.2 Minimum Tread Theminimumwidth of treadwithout nosing shall be 250mm for

residentialbuildings.Theminimumwidthoftreadforotherbuildingsshallbe300mm.

4.12.18.1.3 MaximumRiserThemaximumheightofrisershallbe190mmforresidentialbuildings

and150mmforotherbuildingsandtheseshallbelimitedto15perflight.

4.12.18.2 Minimumheadroom Theminimumheadroom in apassageunder the landingof a

staircaseshallanystaircaseshallbe2.2m.

4.12.19 Roofs

4.12.19.1 Theroofofabuildingshallbesoconstructedorframedastopermiteffectualdrainage

of the rainwater therefrombymeansof sufficient rainwaterpipesofadequate size,

49

wherever required, soarranged, jointedand fixedas toensure that the rainwater is

carriedaway from thebuildingwithout causingdampness inanypartof thewallsor

foundationsofthebuildingorthoseofanadjacentbuilding.

4.12.19.2 TheAuthoritymay require rainwaterpipes tobeconnected toadrainor sewer toa

coveredchannelformedbeneaththepublicfootpathtoconnecttherainwaterpipeto

theroadgutterorinanyotherapprovedmanner.

4.12.19.3 Rainwaterpipesshallbeaffixedtotheoutsideoftheexternalwallsofthebuildingorin

recessesorchasescutonformedinsuchexternalwallsorinsuchothermannerasmay

beapprovedbytheAuthority.

4.12.20 Specialrequirementsof low incomehousingshallbeasgiven inAppendixD. For

detailedinformationinthisregard,referencemaybemadetoPart7ofthisCode.

4.12.21 SpecialrequirementsforthephysicallyhandicappedThespecialrequirementsfor

planningofbuildingskeepinginviewtheneedsofthephysicalhandicapped,applicable

particularlytopublicbuildingsmeantfortheiruse,aregiveninAppendixE.

4.13 RODENTPROOFINGANDTERMITEPROOFINGOFBUILDINGS

4.13.1 Everybuildingorpartthereofthat isdesignedor intendedforuseasadwellingorfor

thehandling,storageorsaleoffoodstuffsshallconformtotherequirementsasgivenin

4.13.2and4.13.3.

4.13.2 Everysuchbuildingunlesssupportedonpostsshallhavecontinuous foundationwalls,

extending fromat least600mmbelowground level toat least150mmaboveground

levelorshallhaveacontinuousfloorofmasonryorreinforcedconcreteorotherequally

effectiveratproofmaterials.

4.13.3 All openings in such foundations or floors, windows and drains, and all junctions

between foundationwalls and buildingwalls shall be effectively ratproofed, that is,

windowsanddoorsshallbetightfitting,andotheropeningsshallbesecurelycovered

50

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

termitestowoodenstructuresofbuildingsandotherhouseholdarticles like furniture,

clothing, stationery, etc. is considerable. Antitermitemeasures 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 LightingandVentilationofRoomsRoomsshallhave, for theadmissionof lightand

air, one ormore openings, such aswindows and ventilators, opening directly to the

externalairorintoanopenverandahwithamaximumwidthof2.4m.

4.14.1.2 Notwithstandingtheareaofopeningsobtainedthrough4.14.1,theminimumaggregate

area (seeNotes1to3)ofsuchopenings,excludingdoors inclusiveof frames,shallbe

notlessthan:

a) onetenthofthefloorareafordryhotclimate;

b) onesixthofthefloorareaforwethotclimate;

c) oneeighthofthefloorareaforintermediateclimate;and

d) onetwelfthofthefloorareaforcoldclimate.4.15 AIRCONDITIONINGANDHEATING

4.15.1 For information regardingdesign,constructionand installationofairconditioningand

heatingsystems, referencemaybemade to thesectiondealingwithBuildingservices

(Part9.3:BuildingServicesAirconditioning,HeatingandMechanicalVentilation).

Note1Ifawindowispartlyfixed,theopenableareashallbecounted.

51

Note2Noportionofa room shallbeassumed tobe lighted, if it ismore than7.5maway from the

openingassumedforlightingthatportion.

Note3Theareaofopeningsasgivenin(a)to(d)aboveshallbeincreasedby25percentinthecaseofa

kitchen(see4.12.3.3(d)).

4.16 SOUNDINSULATION

4.16.1 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 shallbemade forbuildingsmore than15m inheight.Planningand

designingof lifts shallbedone inaccordancewith theprovisionsgiven 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 strokesowing to theirheightorexposed situation,buildingsof

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

effectsofastrokeandotherdetails, referencemaybemade to thepartdealingwith

Buildingservices(Part9.2:BuildingServicesElectricalandAlliedInstallations).

52

*In thispart,where reference, ismade to acceptedstandardsor goodpractice in relation todesign,

testing,constructionprocedureorother information,theappropriatedocument listedattheendofthis

partmaybeusedasaguidetotheinterpretationofthisterms

APPENDIXA

(Clause4.9.5.1)

CIVILAVIATIONREQUIREMENTSFORCONSTRUCTIONIN

THEVICINITYOFANAERODROME

A0 GENERAL

A0.1 ForthepurposeofthisAppendix,thefollowingdefinitionsshallapply.

A0.1.1 AerodromeReferencePoint (ARP)This isadesignatedpoint,which isestablished in

thehorizontalplaneatornearthegeometriccentreofthelandingarea.

A0.1.2 ApproachFunnelSeeFig.A.1

A0.1.3 ElevationorReducedLevel

Thisistheverticaldistanceofapointoralevel,onoraffixedtothesurfaceoftheearth,

measuredfromthemeansealevel.

A0.1.4 TransitionalAreaItisanareawhichisbelowaspecifiedsurfaceslopingupwardsand

outwardsfromtheedgeoftheapproachfunnelandfromalineoriginatingattheendof

the inneredgeofeachapproacharea,drawnparalleltotherunwaycentre line inthe

directionoflanding(SeeFig.A.1).

A1 PROHIBITEDAREA

A1.1 Nobuildingorstructureshallbeconstructedorerected,ornotreeshallbeplanted,on

any landwithin the limits specified inA1.2 andA1.3 in respect of the aerodromes

listedbytheGhanaCivilAviationAuthority.

53

A1.2 FortheAerodromeslistedbytheGhanaCivilAviationAuthorityTheserequirements

shall be applicable for the land enclosed in approach funnels of the runawaywith a

maximumdistanceof360mmeasuredfromeachrunawayandalongtheextendcentre

lineoftherunway.Forthepurposeofthisclause,therequirementsofapproachfunnel

andaninstrumentrunwayshallbegiveninA1.2.1toA1.2.3.

A1.2.1 Approachfunnelinthecaseofaninstrumentrunwaymeanstheareaintheshapeofan

isoscelestrapeziumhavingthelongerparallelside4800mlong(2400moneithersideof

theextendedcentre lineoftherunway)andsmallerparallelside300m long(150mon

either sideof theextended centre lineof the runway)where the smaller and longer

parallelsidesareplacedatadistanceof60mand15060m,respectively,fromtheendof

therunwayandatrightanglestotheextendedcentreline.

1AInstrumentRunway

54

1BInstrumentRunway

AllDimensionsareinMetres

Fig.A.1Runway

A1.2.2 In the caseof anoninstrument runway, the approach funnelmeans the area in the

shapeofan isoscelestrapeziumhavingthe longerparallelside1800m long (900mon

eithersideof theextendedcentre lineof the runway)andsmallerparallel side180m

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 leastdirectionalguidanceadequate forastraight inapproachand intended for the

operationofaircraftusinginstrumentapproachprocedures.

A2 HEIGHTRESTRICTION

A2.1 For the aerodromes listed by the Ghana Civil Aviation Authority No building or

structurehigherthantheheightspecified inTables4.5and4.6shallbeconstructedor

erected,orno treewhich is likely togroworordinarilygrowshigher than theheight

55

specifiedintheTables4.5and4.6,shallbeplanted,onanylandwithinaradiusof20km

formARPoftheaerodromeslistedinA3,excludingthelandcoveredbyA1.2.

Table4.5HeightRestrictionwithrespecttoApproachFunnels

(ClausesA2.1andA2.1.1)

Col.

No.Area

MaximumPermissibleheight

abovetheElevationofthe

NearestRunwayEnd

m

i) Morethan360mbutnotexceeding510m 6

ii) Morethan510mbutnotexceeding660m 9

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)

Col.

No.

DistancefromtheinnerBoundary

oftheTransitionalArea

SpecifiedAbove

MaximumPermissibleheight

abovetheElevationofthe

ARP

m

i) Uptoadistanceof21m

ii) Morethan21mbutnotexceeding42m 3

iii) Morethan42mbutnotexceeding63m 6

iv) Morethan63mbutnotexceeding84m 9

v) Morethan84mbutnotexceeding105m 12

56

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

3where distances aremeasured 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 Thespacestobe leftoutforoffstreetparkingasgiven inB2shallbe inadditiontotheopen

spacesleftoutforlightingandventilationpurposesasgiveninsection4.14.However,onerow

of car parkingmay be provided in the front open space of 12mwithout reducing the clear

vehicularaccesswaytolessthan6m.

57

B1.1 Further50percentoftheopenspacesrequiredaroundbuildingsunder4.8maybeallowedto

beutilizedforparkingorloadingorunloadingspaces,providedthataminimumdistanceof3.6

maroundthebuildingshallbekeptfreefromanyparking,loadingorunloadingspaces.

B2 Eachoffstreetparkingspaceprovidedformotorvehicles(cars)shallnotbelessthan13.75m2

inarea,and forscootersandcyclestheparkingspacesprovidedshallnotbe lessthan1.25m2

and1.00m2respectively.

B3 Forbuildingsofdifferentoccupancies,offstreetparkingspaceforvehiclesshallbeprovidedas

stipulatedbelow:

a) MotorVehiclesSpaceshallbeprovidedasspecifiedinTable4.8forparkingmotorvehicles

(cars)

b) Other Types ofVehicles 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 Offstreetparkingspaceshallbeprovidedwithadequatevehicularaccess toastreet;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.

58

Table4.8OffStreetParkingSpaces

(ClauseB3(a))

Col.No. Occupancy

OneCarParkingSpaceforEvery

Populationbetween200,000to1,000,000

Population50,000to200,000

Populationlessthan50,000

1) Residentiali) Multifamily

ii) Lodgingestablishments,

tourist homes andhotels, with lodgingaccommodation

a) 2 tenementshavingcarpetarea101to200m2

b) 1 tenement exceeding 201 m2carpetarea4guestrooms

8

122)

Educational1

70m2 carpet area or fraction thereofof the administrative office area andpublicserviceareas

3) Institutional(Medical) 10beds(Private)15beds(Public)

15(Private)25(Public)

20(Private)30(Public)

4) i)Assemblyhalls,cinematheatresii)Restaurantsiii)Marriagehalls,communityhalls

25seatsUp to first20 seatsnil;one for everyadditional20seats200m2plotarea

8040

400

120

60

600

5) i)Businessofficesandfirmsforprivatebusinessii)Publicorsemipublicoffices

100m2carpetareaorfractionthereof200m2carpetareaorfractionthereof

200

300

300

500

6) Mercantile2 100m2carpetareaorfractionthereof

200 300

7) Industrial 200m2carpetareaorfractionthereof

300 400

8) Storage 500m2floorareaorfractionthereof

1Note1 Inthecaseofauditoriaforeducationalbuildings,parkingspaceshallbeprovidedasperCol.No.42Note2 Forplotsupto100m2,asinthecaseofshops,parkingspacesneednotbeinsistedon.

Note3 For other institutions, transport/communication centre, parking space requirement shall be assessed

basedontheproposedbuilding.

Note4 Therequirementsforoffstreetparkingformetropolitancitieswithpopulationmorethan4,000,000shall

bebroadlybasedoncolumn (3)andappropriatelyadapted to suit the increased trafficgenerated, the

trafficpatternaswellasthenatureofvehiclesinthecity.

59

APPENDIXC

(Clause4.11.2.1)

GUIDEFORPLANTATIONOFSHRUBS,TREESANDGREENERY

C1 The norms for plantation of shrubs, trees and other greeneries for residential, educational,

institutionalandindustrialoccupanciesshallbeasfollows:

Col.

No.Occupancy

PlotSize

mm2

GreenerytobePlanted,

Minimum

a) Residential For smallerplots (smaller than

200 m2), EWS housing, slum

areasandthelike

For every 50 families create

one small community space

of about 100 m2 where

clumps of trees may be

planted so as to provide

shade and improve the

qualityofenvir