Planning to purchase a plot and construct a house on your own in GHMC limits? You need to consider the below-mentioned setbacks and height stipulations to comply with the Telangana Building Rules issued by the Department of municipal administration and urban development.
The HMDA Setback Rules are a set of regulations that govern the minimum distance that a building must be set back from the property line. These rules are designed to ensure that buildings do not encroach on public spaces and to provide adequate open space for pedestrians and vehicles.
The setback rules vary depending on the width of the road, the height of the building, and the type of land use. For example, a building on a road that is 30 meters wide must have a front setback of at least 6 meters. A building that is 18 meters high must have a setback of at least 3 meters on all sides. And a building that is used for residential purposes must have a setback of at least 2 meters on all sides.
There are a few exceptions to the setback rules. For example, buildings that are used for public purposes, such as schools and hospitals, are not subject to the setback rules. And buildings that are located in historic districts may be exempt from the setback rules if they are considered to be contributing properties.
The HMDA Setback Rules are enforced by the HMDA, which is the Hyderabad Metropolitan Development Authority. If a building is constructed in violation of the setback rules, the HMDA may issue a stop-work order and/or impose a fine.
Here are some of the key points of the HMDA Setback Rules:
- Buildings must be set back from the property line by a minimum distance.
- The setback distance varies depending on the width of the road, the height of the building, and the type of land use.
- There are a few exceptions to the setback rules.
- The HMDA enforces the setback rules.
If you are planning to build a new building, it is important to check with the HMDA to determine the setback requirements for your property.
Read More: HOW MUCH DOES HOUSE CONSTRUCTION PERMISSION COST IN HYDERABAD?
HYDERABAD METROPOLITAN DEVELOPMENT AUTHORITY
Following are the guidelines to follow when submitting an online application for an Industrial Building Permission and a Change of Land use approved by TS-iPASS
CHECKLIST OF REQUIRED DOCUMENTS WHILE SUBMISSION OF INDUSTRIAL BUILDING PERMISSION
- As per the G.O.Ms.No.168 MA, dt., a site plan to scale 1:200 showing setbacks, a tot-lot area, a parking area and an internal circulation pattern, as well as building plans, sections, elevations, and utilities to scale 1:100. By a licensed architect on 07.04.2012.
- Minimum approach road length:
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- a) 12.00 meters. In accordance with G.O.Ms.No.168 MA, dated 7 April 2012, BT roads shall be constructed as per rule 4 (a) of Table-II (B2).
- (b)According to G.O.Ms.No.5 MA, dated 07-01-2017, 9 mts BT road is required for solar power generation units.
3. In order to obtain building permission, please ensure that the land used for the industry can be determined according to the notified master plan.
4. Building setbacks & height stipulations (below 18 meters) for non-high-rise buildings.
Table (I)
| Sl. No. | Plot Size (In Sq. Yards) | Parking Provision | Height (in Feet ) Permissible Up to | Minimum Front Setback to be Left (in feet) | Minimum Setback On Remaining Sides (in Feet) | ||||
|---|---|---|---|---|---|---|---|---|---|
| Abutting Road width | |||||||||
| Up to 39’4″ | >39’4″ to 59′ | >59′ to 78’6″ | >78’6″ to 98’3″ | > 98’3″ | |||||
| 1 | Less than 60 sq yd | 22’10″ | 4’9″ | 4’9″ | 9’8″ | 9’8″ | 9’8″ | ||
| 2 | 60 – 120 sq yd | 22’10″ | 4’9″ | 4’9″ | 9’8″ | 9’8″ | 9’8″ | ||
| – | 32’8″ | 4’9″ | 4’9″ | 9’8″ | 9’8″ | 9’8″ | 1’6″ | ||
| 3 | 120 – 239 sq yd | – | 32’8″ | 4’9″ | 4’9″ | 9’8″ | 9’8″ | 9’8″ | 3’3″ |
| 4 | 239 – 359 sq yd | Stilt Floor | 22’10″ | 6’6″ | 9’8″ | 9’8″ | 13’1″ | 16’4″ | 3’3″ |
| 32’8″ | 6’6″ | 9’8″ | 9’8″ | 16’4″ | 19’7″ | 4’9″ | |||
| 5 | 359 – 478 sq yd | Stilt Floor | 22’10″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 4’9″ |
| 39’4″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 6’6″ | |||
| 6 | 478 – 598 sq yd | Stilt Floor | 22’10″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 6’6″ |
| 39’4″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 8’2″ | |||
| 7 | 598 – 897 sq yd | Stilt Floor | 22’10″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 8’2″ |
| 39’4″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 9’8″ | |||
| 49’2″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 11’5″ | |||
| 8 | 897 – 1196 sq yd | Stilt + One Cellar Floor | 22’10″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 9’8″ |
| 39’4″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 11’5″ | |||
| 49’2″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 13’1″ | |||
| 9 | 1196 -1794 sq yd | Stilt + 2 cellar Floors | 22’10″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 11’5″ |
| 39’4″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 13’1″ | |||
| 49’2″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 16’4″ | |||
| 59′ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 19’7″ | |||
| 10 | 1794 – 2990 sq yd | Stilt + 2 cellar Floors | 22’10″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 13’1″ |
| 49’2″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 16’4″ | |||
| 59′ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 19’7″ | |||
| 11 | Above 2990 sq yd | Stilt + 2 or more Cellar Floors | 22’10″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 16’4″ |
| 49’2″ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 19’7″ | |||
| 59′ | 9’8″ | 13’1″ | 16’4″ | 19’7″ | 24’6″ | 22’10″ | |||
For requirement of High Rise Buildings as per rule 7 (x) Table-IV as per G.O.Ms.No.168 MA,
dt.07.04.2012 (above 18 mts.)
Table (II)
| Height of building (in meters) | Minimum abutting road width required (in meters) | Minimum all-round open space on remaining sides (in meters)* | |
|---|---|---|---|
| Above | Up to | ||
| 1 | 2 | 3 | 4 |
| - | 21 | 12 | 7 |
| 21 | 24 | 12 | 8 |
| 24 | 27 | 18 | 9 |
| 27 | 30 | 18 | 10 |
| 30 | 35 | 24 | 11 |
| 35 | 40 | 24 | 12 |
| 40 | 45 | 24 | 13 |
| 45 | 50 | 30 | 14 |
| 50 | 55 | 30 | 16 |
| After 55.0 m 0.5 m additional setback for every 5m of height shall be insisted | |||
5. Tot-lot : The site area of industrial plots exceeding 750 sqm shall also be developed as organized open space and shall consist of greenery, playgrounds, soft landscaping, etc. over and above the mandatory setback requirements.
Such organized open space could be in more In industrial plots larger than 4000 square metres, at least 10% of the site area shall be designated as organised open space, which can be used as greenery, tot lot, soft landscaping, etc.
It is required that a minimum width of 3m and an area of 15 sq.m per location be provided at each location. In addition to the mandatory setbacks, these shall also be provided.
An open space of at least 3 meters must be open to the sky. It may be divided into one or more pockets, each with a minimum area of 50sq.m.
6. Green Belt / Strip : In addition to the tot-lot requirements, a continuous green planting strip of at least 1 m width is required in the periphery of plots over 300 square meters.
7. Transfer of setbacks : For plots between 300 and 750 square meters, up to 1 meter of setback can be transferred from one side to another without exceeding the overall permissible plinth area. Setbacks cannot be transferred from the front setback to the back setback.
On plots over 750sq.m, setbacks may be transferred up to 2m without exceeding the overall permissible plinth area, provided a minimum 2.5m setback on the other side is maintained, and a minimum building line is maintained. Setbacks cannot be transferred from the front to the back.
8. Block to Block distance : As per Table - I and Table - II, setbacks shall be determined in accordance with the type of housing and the requirements given above. It is also necessary to leave enough space between two blocks for the setbacks specified in Columns -10 of Table-I and Columns - 4 of Table-II.
9. Parking : 22% of built-up area (including visitors' parking) is designated as parking
10.In case of HT Electricity Tower lines : All land below the tower line shall be developed as green belt to the width of the tower base, and on either side of the green belt shall be a minimum 10m wide road.
In cases where it is not feasible to widen the road below the HT line, green belt can be provided and this will be in addition to the 10% open space that must be provided under the rules. In such cases, TDRs will be granted according to the rules for road widening.
11.Fire NOC : Structural drawings and design certified by a Licensed Structural Engineer if the proposed industrial building exceeds 15 mts, soil test report, ground water analysis certificate (issued by a qualified geologist), and NOC issued by the Fire Services Department prior to HMDA releasing the plans.
12.Airport NOC & Fire NOC:
When the height of the building exceeds 18.00 meters. There is a requirement for obtaining an NOC from the Fire Service Department, the Airport Authority of India, Structural Design certification by a licensed structural engineer, a soil test report, and a ground water analysis certificate (issued by a qualified geologist).
13.Environmental Clearance:
If the total built up area exceeds 20000 square meters. If the site area exceeds 50 hectares, the State Environmental Impact Assessment Authority (SEIAA) must issue an Environment Clearance.
14.No building / development activity shall be allowed in the bed of water bodies.
15.NOC from Irrigation & Revenue Dept. (in case of water body) :
If the site is 100 mts. Distance from the water body and 50 mts. from the Nala, it requires NOC from Irrigation Dept. (not below the rank of E.E.) and Revenue Dept. (Collector / Joint Collector).
16.For existing buildings : If there is an existing structure on the site, a copy of the previous approved building plan should be submitted along with the proceedings and a plan showing the existing structure in terms of setbacks, height, etc.
17.NALA clearance : A certificate of agriculture to non-agriculture conversion must be submitted to the HMDA or, if not available, the revenue authority (RDO) must review the same before releasing the plans.
18.Road affected portion : When the site will be affected by the proposed master plan roads, the affected area to be indicated on the site plan as well as in the detailed area statements.
19.Location plan : In the case of sites that are part of survey numbers, the applicant must indicate the site location on the Survey Numbers plan, which must be stamped by the in-house surveyor delegated to the HMDA.
20.OWNERSHIP DOCUMENTS:- ( Mandatory ownership is to be established)
I. If the land is purchased: 1. Copy of registered sale deed (ensure back & back which will disclose registration process).
II. If land is inherited:
- Copy of pattadar pass book and title deed
- Copy of mutation proceedings or extract of mutation register in case the land is transferred.
- Extract of latest pahani.
III. If TSIIC lands - Conveyance deed executed by authorized person from TSIIC.
IV. If the land allotted by Governments (ceiling surplus lands etc) – copy of allotment order / G.O. issued by the Government and subsequent proceedings issued by Revenue Department as indicated in the allotment order / G.O. & NOC from Dist. Collector as per G.O.Ms.No. 474, dt. 23-08-2013.
Read More: PERMISSION FOR CONSTRUCTION OF HOUSE IN HYDERABAD
21.Initial processing charges for Industrial Building Permission as per the Proceeding No.2419/P8/Plg/HMDA/2012, dated:23.11.2012 to be paid along with application as follows :
a) Upto 18 Mtrs. Height.
- Plot / site area upto 500 Sq.Mtr. : Rs. 10,000/-
- 750 Sq.mtrs to 1000 Sq.mtrs : Rs. 15,000/-
- 1000 Sq.mtrs to 2000 Sq.mtrs : Rs. 25,000/-
- 2000 Sq.mtrs to 4000 Sq.mtrs : Rs. 50,000/-
- 4000 Sq.mtrs to 10000 Sq.mtrs : Rs. 1,00,000/-
- 10000 Sq.mtrs to 20000 Sq.mtrs : Rs. 2,00,000/-
- 20000 Sq.mtrs to 40000 Sq.mtrs : Rs. 3,50,000/-
- 40000 Sq.mtrs to 80000 Sq.mtrs : Rs. 5,00,000/-
- 80000 Sq.mtrs to 200000 Sq.mtrs : Rs. 7,50,000/-
- 10.Plot / site area 50 acres and above : Rs. 10,00,000/-
b) Above 18 Mtrs Height.
- Plot / site area 2000 Sq.mtrs to 4000 Sq.mtrs : Rs. 1,00,000/-
- 4000 Sq.mtrs to 10000 Sq.mtrs : Rs. 1,50,000/-
- 10000 Sq.mtrs to 20000 Sq.mtrs : Rs. 3,00,000/-
- 20000 Sq.mtrs to 40000 Sq.mtrs : Rs. 5,00,000/-
- 40000 Sq.mtrs to 80000 Sq.mtrs : Rs. 7,50,000/-
- 80000 Sq.mtrs to 200000 Sq.mtrs : Rs. 10,00,000/-
- Plot / site area 50 acres and above : Rs. 12,00,000/-
22. The government must be notified if the proposed land is not in a manufacturing zone. The CLU application should be filed separately. If there are any additional requirements for approval of industrial building permission, please refer to the National Building Code of India and G.O.Ms.No.168 MA, dated 07/04/2012.
