1 PART 4 DEVELOPMENT CONTROL RULES AND GENERAL BUILDING REQUIREMENTS
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;
6
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:
7
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.
8
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.
9
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.
10
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.
11
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.
12
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
13
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.
14
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.
15
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.
16
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
17
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.
18
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.
19
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:
39
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.
42
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