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Karachi Building and Town Planning Regulations 2002

CONTENTS

Regulations

Particulars

 

CHAPTER 1

 

JURISDICTION

 

 

1-1

Short title and commencement and extent

1-2

Application of Karachi Building & Town Planning Regulations

1-3

Exemption form building regulations

1-4

Delegation of Powers and Duties

1-5

These Regulations shall supercede the Karachi Building & Town Planning Regulations, 1979

 

Schedule 1A CONCERNED AUTHORITIES

 

CHAPTER 3

 

PERMITS & PROCEDURES

3-1

General

3-2

Permits & Procedures Building Works

3-3

Permits & Procedures Land Development

 

Schedule 3A-Scrutiny Fee

 

Schedule 3B-Built up areas in which general development permits may be granted in the absence of a detailed plan

 

Schedule 3C-Public Notice for change of land use

 

CHAPTER-4

 

LICENSING/REGISTRATION OF PROFESSIONALS

4-1

Qualifications

4-2

Manner of Grant of License

4-3

Licensing Committee

4-4

Functions of the Licensing Committee

4-5

Registration & De-Registration

4-6

Validity period of licence

4-7

License & renewal fees

4-8

Revocation of license

4-9

Appeal against the Decision of licensing committee

4-10

Reasons for cancellation/suspension of license

4-11

Period of suspension

4-12

Committee for Enlistment of proof engineers

 

Schedule 4A Registration/licensing fees

 

 

 

CHAPTER 5

 

PUBLIC SALE PROJECTS

5-1

No objection certificates for sale of units in buildings

5-2

No objection certificate for sale of plots in public sale projects

 

 

 

CHAPTER 6

 

VIOLATIONS OF LAND DEVELOPMENT

6-1

Removal of prevention of violation

6-2

Enforcement by MP & ECD

6-3

Appeals

6-4

Finality of orders or determinations

 

 

 

CHAPTER 7

 

DANGEROUS BUILDINGS

7-1

General

7-2

Technical committee on Dangerous Buildings (TCDB)

7-3

Buildings unfit for human habitation and notice of prohibition

7-4

Alteration/Modification/Updates for Repairs of Dangerous Buildings of Category 2

7-5

Demolition of Dangerous Buildings on expiration notice period

7-6

Extension of period for repairable Buildings

7-7

Evacuation of Dangerous Buildings

 

CHAPTER 8

 

TEMPORARY WORKS IN CONNECTION WITH BUILDING OPERATIONS (SAFETY AND SECURITY MEASURES)

8-1

Site Hoardings

8-2

Use of public streets

8-3

Obstruction to be lit and marked

8-4

Utility Services not to be Obstructed

8-5

Removal of Obstruction after Completion of Works

8-6

Dangerous Obstruction

8-7

Stability of Adjacent Buildings

8-8

Filling of Excavated Site

8-9

Adequate Safety Measures

8-10

Supervision of Demolition Work

8-11

Safe Loading

8-12

Scaffolds

8-13

Road side Protection

8-14

Working Platform

8-15

Guard Rails

8-16

Ladders

8-17

Work on Sloping Roofs

8-18

Precautions for Raising and Lowering Loads

 

CHAPTER 9

 

SPACE REQUIREMENTS IN AND ABOUT BUILDINGS

9-1

Space for Electrical sub station

9-2

Method of measuring minimum clear space

9-3

Separate approach for every building

9-4

Projections beyond property limits

9-5

Allowable projections

9-6

Residential buildings

9-7

Commercial Buildings

9-8

Staircases

9-9

Lifts

9-10

Minimum Requirements of Places of Assembly

9-11

Godowns and Warehouses

 

 

 

CHAPTER 10

 

LIGHTING AND VENTILATION

10-1

Size of external openings

10-2

Size of internal openings

10-3

Internal Air Wells

10-4

Permanent Opening in Kitchen

10-5

Water Closet, bath room and ablution places

10-6

Garages

10-7

Staircases

10-8

Mechanical Ventilation and central Air-conditioning waiver & minimum requirement

 

 

 

CHAPTER 11

 

BUILDING STRUCTURE DESIGN AND CONSTRUCTION REQUIREMENTS

11-1

Loads and Design

11-2

Seismic Design

11-3

Sub Soil Investigation

11-4

Wind Load

11-5

Erection on Reclaimed site

11-6

Protection of existing services

11-7

Foundation near drains

11-8

Specifications

11-9

Testing of materials

11-10

Supervision

 

 

 

CHAPTER 12

 

WATER SUPPLY, DRAINAGE & SANITATION

 

 

12-1

Water Service Pipe

12-2

Minimum Storage capacity for Category IV Buildings

12-3

Recycling plant and treatment of effluent/sewage

12-4

Sanitation and Solid Waste

12-5

Digester/Septic tank

12-6

Soil Pipes, waste pipes and ventilating pipes

12-7

Sanitary provisions

12-8

Manholes and inspection chambers

 

 

 

CHAPTER 13

 

FIRE RESISTANCE AND FIRE PRECAUTIONS

 

 

13-1

General

13-2

Stand Pipes System

13-3

Automatic Sprinkler system

13-4

Sprinkler system construction

13-5

Manual fire extinguishing equipment

13-6

Installation of interior fire alarm system

13-7

Signal stations

 

 

 

CHAPTER 14

 

FIRE RESISTIVE STRUCTURAL REQUIREMENTS

 

 

14-1

Fire Resistance

14-2

Test of fire resistance

14-3

External Walls

14-4

Separating walls and fire walls

14-5

Compartmentalization

14-6

Construction of fire walls

14-7

Openings in fire walls

14-8

Direct Access for Ground Floor and Above

14-9

Protected Shafts

14-10

Fire Resistant Doors

14-11

Miscellaneous Provisions

14-12

Enclosures for Cinematographic Equipment

14-13

Steel and Metal Structures

14-14

Air Conditioning Ducts

 

 

 

CHAPTER 15

 

PRESERVATION OF HERITAGE BUILDINGS

 

 

15-1

Definition

15-2

Designation and Declaration of Special Interest Structures

15-3

Approval of Building Plans for Heritage Buildings

15-4

Approval for Demolition, Alteration or Extension

 

 

 

CHAPTER 16

 

WIDENING OF ROADS

 

 

16-1

Definitions

16-2

Notification of Road Widening Scheme

16-3

Roads under Road Widening Scheme

 

 

 

CHAPTER 17

 

STANDARDS FOR LAND DEVELOPMENT

 

 

17-1

General Standard/Area Standards

17-2

Amendments to General Standards or Area Standards

17-3

Declaration of Interim Control Areas

17-4

Schedule 17A Areas Designated as interim control area

 

 

 

CHAPTER 18

 

SUB-DIVISION AND AMALGAMATION OF LAND AND CHANGE OF LAND USE

18-1

Major Sub-Division and Minor Sub-Division

18-2

Conditions for special development permits for Major Sub-Division

18-3

Sub-Division and Amalgamation of plots

18-4

Change of land use

18-5

Commercialization of plots

 

 

 

CHAPTER 19

 

GENERAL STANDARDS: LAND USE CLASSIFICATION

 

 

19-1

General

19-2

Urban Uses – Residentiary

19-3

Urban Uses – Non-Residentiary

19-4

Semi Urban Uses

19-5

Non-urban Uses

 

 

 

CHAPTER 20

 

GENERAL STANDARDS: BULK AND SPATIAL

 

 

20-1

Plot Areas

20-2

Plot Shape

20-3

Density Standards

20-4

Land Allocation

 

CHAPTER 21

 

GENERAL STANDARDS: HIGHWAYS, MAJOR ROADS, BOULEVARDS, STREETS AND LANES

 

 

21-1

Pedestrian Lanes

21-2

One way streets (Types A, B, C)

21-3

Two way streets (Types D, E, F, G)

21-4

Highways, Major Roads and Boulevard (Types H, I & others)

21-5

Visibility at Cross Roads

21-6

Street Lines and Building Lines

 

 

 

CHAPTER 23

 

GENERAL STANDARD: COASTLINE RECREATION DEVELOPMENT

 

 

23-1

Interim control area

23-2

Sectors of Karachi Coastal Zone

23-3

Environmental Planning Zones

23-4

Utilization area (areas for planning)

23-5

Building Regulations

 

 

 

CHAPTER 24

 

PARKING REQUIREMENTS

 

 

24-1

Scope

24-2

General Conditions

24-3

Car Lifts

24-4

Application of Parking Requirements

24-5

Parking Requirements for other uses

24-6

Standards for parking spaces

24-7

Exemption from provision of parking space

24-8

Lighting standard for parking lot

 

 

 

 

 

CHAPTER 25

 

ZONING REGULATINS/AREA STANDARDS

 

 

25-1

Introduction

25-2

Residential

25-3

Commercial

25-4

Flat Sites Category

25-5

Amenity Plots

25-6

Industrial Areas (other than defined in clause 25-9)

25-7

Cottage industries, work shops, godowns

25-8

Dairy plots

25-9

Old city areas

25-10

Cinema Houses

25-11

Petrol Stations

25-12

CNG Stations

25-13

Religious buildings

FIGURE-1

 

FIGURE-2

 

FIGURE-3

 

FIGURE-4

 

FIGURE-5

 

FIGURE-6

 

FIGURE-7

 

FIGURE-8

 

 

 

 

APPENDIX

A

Detailed plans incorporating area standards

B

Rehabilitation schemes of Govt. of Pakistan under control of KDA on Agency Basis

C

Development Schemes of private developers, private cooperative housing societies and colonies approved by the Karachi Development Authority upto March, 1979.

D

Areas housing societies under the control of Karachi Metropolitan Corporation

E

Detailed plans incorporation area standards of schemes and housing societies under cantonments Ministry of Defence

 

 

 

KARACHI BUILDING & TOWN PLANNING

REGULATIONS, 2002

4th April, 2002

 

Notification No. SO(Land)HTP/KBCA-3-39/2000. In exercise of the powers conferred by section 21-A of the Sindh Building Control Ordinance, 1979, the authority is pleased to make the following regulations:-

 

 

 

CHAPTER 1

JURISDICTION

 

1-1. Short title and commencement and extent.


1-1.1. These Regulations may be called the Karachi Building and Town Planning Regulations 2002.

 

1-1.2. These Regulations shall come into force at once.

 

1-1.3 These Regulations shall apply to the whole City District of Karachi but shall not apply to the cantonment area of the projects of the National

 

Security declared by the Federal Government.

 

1-2. Application of Karachi Building and Town Planning Regulations.

Every person who intends to carry out building and development work shall comply with the requirements of these Regulations.

 

1.3. Exemption from Building Regulations.


In order to meet emergency conditions and the regulations of persons in the sub-economic income group, the Government may declare special areas where these regulations may be relaxed for a specific period of time, after which these buildings shall become subject to special low cost housing codes.

 

1-4. Delegation of Powers and Duties.

 

1-4.1 The Government hereby delegates to the Authority, Master Plan and Environmental Control Department and to the concerned Authorities listed in Schedule 1A, the powers and duties assigned by these Regulations.

 

1-4.2. From time to time the Government may, by notification, modify or withdraw from any Concerned Authority any such powers or duties, or add to or revise the list in Schedule 1A, or may recommend the revision of the boundaries of any of the jurisdiction of any Concerned Authority specified therein, after following the procedures specified in these Regulations.

 

1-5. These Regulations shall supercede the Karachi Building and Town Planning Regulatlons,1979.

Notwithstanding the replacement of the Karachi. Building & Town Planning Regulations-1979 by these Regulations as noted in Clause-(1) above hereinafter referred to as the said Regulations and Rules, any instruction issued, action taken, funds created or established, departmental inquires and proceedings initiated under the said Regulations and rules and in force immediately before commencement of these Regulations (Karachi Building & Town Planning Regulations-2002) shall be deemed to have been passed, issued, established, initiated or made in these Regulations (Karachi Building & Town Planning Regulations-2002), as if these regulations were in force at the time of which such orders were passed, instructions issued, and made and shall continue to have effect accordingly.

 

Schedule 1A

CONCERNED AUTHORITIES

Subject to the provisions of Chapter 1 of the Regulations, the following public agencies are designated as concerned authorities for the respective areas and purposes here indicated:

SR. NO

CONCERNED AUTHORITIES

JURISDICTION

POWERS

1

City District Government

All areas within its jurisdiction other than those under the jurisdiction of other public agencies listed here.

All powers assigned to Concerned Authorities by these Regulations framed under the Ordinance as amended from time to time.

2

Cantonment Boards of the Ministry of Defence

Areas of housing schemes, industrial estates or other land under their respective jurisdiction in Karachi Division which are leased to or developed by others.

All powers assigned to Concerned Authorities by these Regulations framed under the Ordinance as amended from time to time.

3

Karachi Port Trust

Areas of housing schemes, industrial estates or other land under its jurisdiction, which are leased to or developed by others.

All powers assigned to Concerned Authorities by these Regulations framed under the Ordinance as amended from time to time.

4

Pakistan Railways

Areas of housing schemes, industrial estates or other land under its jurisdiction, which are leased to or developed by others.

All powers assigned to Concerned Authorities by these Regulations framed under the Ordinance as amended from time to time.

5

Ministry of Works Government of Pakistan

Areas of housing schemes, industrial estates or other land under its jurisdiction, which are leased to or developed by others.

All powers assigned to Concerned Authorities by these Regulations framed under the Ordinance as amended from time to time.

6

Sind Industrial Trading Estates Karachi

Areas of housing schemes, industrial estates or other land under its jurisdiction, which are leased to or developed by others.

All powers assigned to Concerned Authorities by these Regulations framed under the Ordinance as amended from time to time.

7

Sindh Katchi Abadies Authority

All areas within its jurisdiction other than those under the jurisdiction of other public agencies listed here.

All powers assigned to Concerned Authorities by these Regulations framed under the Ordinance as amended from time to time.

8

Board of Revenue

All areas within its jurisdiction other than those under the jurisdiction of other public agencies listed here.

All powers assigned to Concerned Authorities by these Regulations framed under the Ordinance as amended from time to time.

 

 

 

 

CHAPTER 2

DEFINITIONS

General

 

2-1. In the Regulations hereinafter contained, the following terms and expressions shall have the meanings hereinafter respectively assigned to them, unless such meaning be repugnant to or inconsistent with the context or subject matter in which such words or expressions occur:

 

2-1.1. Words imparting the singular number shall include the plural:

 

2-1.2. Words imparting the plural shall include the singular; and

 

2-1.3. Words imparting the masculine gender shall include feminine gender as well.

 

2-2. “Addition” means the addition of any unit/structure to any building/structure constructed in accordance with these Regulations, and after obtaining the Occupancy Certificate of the building/structure being added to.

 

2-3. “Agriculture” means and includes pasture, horticulture, breeding of livestock including poultry, fish and bees, and the use of land for any purpose ancillary thereto.

 

2-4. “Allottee” means a person or a body who purchases a unit in a public sale project.

 

2-5. “Alteration” means any change brought about after the approval of Building plan without affecting or violating any provision of these Regulations.

 

2-6. “Amalgamation” means the joining of two or more adjoining plots of the same land use into a single plot in accordance with these Regulations.

 

2-7. “Amenity Plot” means a plot allocated exclusively for the purpose of amenity uses as define in Chapter 19 of these Regulations, such as Government uses in 19-2.2.1, Health and Welfare uses in 19-2.2.2, Education uses in 19-2.2.3, Assembly Uses in 19-2.2.4, Religious uses in 19-

 

2.2.5, Parks and Play grounds in 19-2.2.7 Burial grounds in 19-2.2.8, Transportation right-of-way in 19-2.2.9, Parking in 19-2.2.10 and Recreational Areas in 19-2.2.12.

 

2-8. “Ancillary Building” means a building subservient to the principal building on the same plot e.g. servant quarters, garages, guardroom etc

 

2-9. “Apartment” means an independent residential unit consisting of at least one habitable room, bathroom, toilet, and cooking facilities in an apartment building as defined in 2-10 below.

 

2-10. “Apartment Building” means a building having more than one storey and containing more than two apartments sharing common staircase or access space.

 

2-11. “Approved” means approved in writing by the Authority.

 

2-12. “Arcade” means a covered walkway or a verandah between the shops and the street/footpath on which the shops abut.

 

2-13. “Architectural Plan” means a plan showing the arrangements of proposed building works, including floor plans, elevations and sections in accordance with the requirements of these Regulations.

 

2-14. “Area Standards” means those zoning regulations or other land development requirements or restrictions referred to in these Regulations which have heretofore been, or may hereafter be adopted for a specified area or areas by, or on behalf of, MP&ECD whether or not as part of a detailed plan.

 

2-15. “Assembly uses” Assembly uses as defined in Regulation 19.2.2.4.

 

2-16. “Attached Building” means a building, which is joined to another building on one or more sides by a common waft or walls.

 

2-17. “A.C.I.” means American Concrete Institute.

 

2-18. “Balcony” means a projection from a wall of a building on an open space or a public street.

 

2-19. “Basement” means a storey of a building partially or wholly below ground level.

 

2-20. “Bath Room” means a room containing a water tap/wash basin and a shower or a bathtub or a bath tray, and may with or without a W.C.

 

2-21. “Building Line” means a line upto which any part of a building from its lowest level, including any and all foundations, or other structure, abutting on a public street or a road planned future public street, may extend, provided always that such line is within the property line of such building or cut line as provided in these Regulation of such plots.

 

2-22. “Building Designer” means a person who had been granted license to act as such under Karachi Building Control Licensing Regulations 1982.

 

2-23. “Building Supervisor” means a person who has been granted a license to act as such under these Regulations.

 

2-24. “Building Works” means erection or re-erection/modification including complete or partial demolition of a building including full or partial thereof or making additions and alterations to an existing building.

 

2-25. “B.S.S.’ mean the latest applicable published edition of the relevant British Standard Specifications.

 

2-26. “B.S.C.P.” means the latest applicable published edition of British Standard Code of Practice.

 

2-27 “Carpet Area” means the net floor area within a rent-able/saleable unit excluding the area of peripheral walls but including the area of internal walls and columns.

 

2-28. “Car Porch” means a shelter or a shed for a car, which is permanently open on at least two sides.

 

2-29. “Chimney” means a structure enclosing one or more flues, and includes any opening therein for the function of a heat producing appliance/fireplace.

 

2-30. “Chief Controller of Buildings (CCOB)” means the authorized officer of the Authority to effect implementation of these Regulations.

 

2-31. “City District Karachi” includes the areas within the jurisdiction of the City District Government.

 

2-32. “Clinical Building” means the buildings specified for health and welfare uses as defined in sub-clause 19-2.2.2.

 

2-33. “Commercial Building” means a building constructed for commercial use as defined in sub-clause 19-2.2.6.

 

2-34. “Commercial use” means commercial (trade uses such as shops shopping centres, markets and other uses as defined in sub-clause 19-2.2.6.

 

2-35. “Compartment” as defined in Regulation No.14-5.

 

2.36. “Completion Plan” means an as built plan submitted to the Authority for the purposes of obtaining approval and occupancy certificate.

 

2-37. “Concerned Authority” means the public agency designated to perform the functions of the Concerned Authority for the purpose of these Regulations (Schedule IA) or any other Authority notified by the Government, from time to time.
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2-38. “Controller of Buildings (COB)” means the authorized officer of the Authority to effect implementation of these Regulations in respective circles/areas.

 

2-39. “COS -Compulsory Open Space ” means that part of a plot which is to be left completely open to sky, over which no structure or an integral part of the building shall be permitted except permissible projections, basement, steps, septic under ground tanks, soak pits, water reservoirs and lines for sewage, water, electricity, gas, telephone etc., or those structures required by civic agencies such as electric sub-station permitted elsewhere in these Regulations.

 

2-40. “Corner Plot” means a plot situated at the intersection of two or more streets/roads.

 

2-41. “Cottage Industry” includes small and medium size repair shops, handicrafts, and small-scale inoffensive non-hazardous and non-obnoxious production and manufacturing units in areas, specified for such uses.

 

2-42. “Covered Area” same as Floor Area Regulation 2-58.

 

2-43. “Dangerous Building” means a building or structure which is declared as structurally unsafe and/or which is hazardous as specified in Chapter-7 .

 

2-44. “Depth” in respect to a building means the measured distance perpendicular from the outermost part of such building at its rear excluding projections as permitted in these Regulations.

 

2-45. “Detached Building” means a building not joined to another building on any side by a common wall.

 

2-46. “Development Permit” means any general or special permit issued, including a permit customarily denominated as a “No Objection Certificate”, “planning permit”, “town planning permit” or other document having the effect of permitting development as defined in these Regulations.

 

2-47. “Development Plan” means the plan meant for the development of Karachi currently adopted by the Master Plan & Governmental Control Department and concerned agencies notified by the Statutory Authority or as revised from time to time.

 

2-48. “Development Works” means use or land as per approved plan, design and specifications.

 

2-49. “Engineer” means a person currently registered as such under PEC Act-1975.

 

2-50. “External Wall” means any outer wall of a building abutting on an external or internal open space on adjoining property lines.
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2-51. “Factory” means a building or part thereof used for manufacture, production or preparation of any article.

 

2-52. “Fire Escape” means an exit from a building, for use in the event of fire.

 

2-53. “Flat” means as defined in “Apartment” clause No.2-9.

 

2-54. “Flat sites” means plots designated as such for multi-family residential uses.

 

2-55. “Floor Area” means horizontal area of floor in a building covered with roof, whether or not enclosed by walls but excluding ancillary covered spaces and projection allowed under these Regulations.

 

2.56. “Floor Area Ratio” means the total floor area of a building divided by the area of the plot.

 

2-57. “Footpath” means the portion of a plot of land covered, at any level, by a building or part thereof other than basement.

 

2-58. “Government means the Government of Sindh.

 

2-59. “Ground Floor” means the floor of any structure built just above the plinth level.

 

2-60. “Habitable Room” means a room to be used primarily for human habitation.

 

2-61. “Head Room” means the clear vertical distance measured between the finished lower level and the underside of lowest obstruction such as ceiling or, rafter, whichever is lower.

 

2-62. “Height of a Building” means the vertical measurement from the highest part of the crown of the road along the length of the plot boundary of such a building, on the side determined to be the front of such plot, to the highest part of the building.

 

2-63. “Height of a Room” means the vertical distance measured between the finished floor level and under side of the ceiling.

 

2-64. “Hoarding” means a fence of temporary character erected around a building site on which erection, demolition or repair work is in hand.

 

2-65. “House/Bungalow means an independent residential building for the use of people, a family/families having at least one habitable room with a kitchen, a bath, and a toilet.

 

2-66. “Housing/Dwelling Unit” means a part or whole of a residential building capable of being used independently for human habitation.
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2-67. “Industrial Building” means a building constructed on a plot allotted exclusively for the purpose of industry, under these Regulations.

 

2-68. “Inspection Chamber” means any chamber constructed so as to provide access thereto for inspection and cleaning.

 

2-69. “Land” includes the earth, water and air, above, below or on the surface, and anything attached to the earth, and has the meaning assigned to it under Clause (a) of Section 3 of the Land Acquisition Act, 1984.

 

2-70. “Land Development” has the meaning assigned under clause 3-3.1.

 

2-71 “Land Use Plan” means a land use plan, referred to in Appendix A. heretofore or hereafter approved by, or on behalf of MP&ECD for a specified existing or new community or a major area thereof, which may include area standards or other provisions relating to.

 

2-71.1. The precise location and characteristics of road, other rights of way, and utilities.

 

2-71.2. the dimensions and grading of plots and the dimensions and siting of structures;


2-71.3. the precise location and Characteristics of permissible types of such development; and


2-71.4. any other planning matters which contribute to the development, renewal, maintenance and use of the area as a the whole.

 

2-72. “License” means a permission, granted under these Regulations by the Authority to perform such functions as are allowed under these Regulations.

 

2-73. “Licensee” means an individual’s or firm who has been duly licensed by the Authority.

 

2-74. “Licensed Non Professionals” means person/s or firm granted license under these Regulations, who are not registered with any of the statuary bodies.

 

2-75. “Light Industry” means an industry defined as such by the Industries Department or as defined in these Regulations.

 

2-76. “Loft” means a horizontal slab used only for storage purposes, which shall be allowed in kitchens, baths and store rooms/shops with access from inside only upto 5′-0″ clear height between the loft floor and roof height and shall not exceed 30% of the floor area of the room.

 

2-77. “Master Plan” means a Development Plan for an area providing short terms and long terms policy guideline for a systematic and controlled growth in future.


2-78. “Master Plan & Environmental Control Department (MP&ECD) is the Department established to implement Town Planning and Environmental Control Regulations or City District Karachi in accordance with these Regulations.

 

2-79. “Medical Waste” means such waste or items which can, or is likely to, cause infection, and without prejudice to the generality above, includes needles, operating theatre material, surgical gloves, bandages, blood, bones and flesh etc.

 

280. “NOC” means No Objection Certificate as defined in these Regulations.

 

2.81. “Notification” means a notification published in the Sindh Government Gazette.

 

2.82. “Obnoxious Industries” include, amongst others brick kilns, coke ovens, salt glazing, sulphur working, making of cellulose lacquer, pitch bitumen, charcoal burning, gut scraping, tannery, glue making, fish meal, soap boiling, tallow making, skin dyeing and those which may be specified as Obnoxious Industries by the Industries Department from time to time.

 

2-83. “Ordinance” means the Sindh Building Control Ordinance, 1979.

 

2-84. “Open Staircase” means a staircase at least two sides of which are open, except for a guardrail or wall of a maximum nominal height of 4ft.(1.2m), and which has no roof.

 

2.85. “Oversee Committee” means a Committee notified under Ordinance, as amended from time to time to oversee the functioning of the Authority.

 

2-86. “Owner” means a person or persons holding title to a piece of plot or land/construction thereupon.

 

2-87. “PEC” means Pakistan Engineering Council established under PEC Act, 1976.

 

2-88. “Pedestrian Lane” means thoroughfares intended exclusively for pedestrian traffic at least 10ft. (3m wide).

 

289. “Party Wall” means a wall separating adjoining properties.

 

2-90. “Pergola” means a horizontal structure of grid or trellis, the voids of which must be at least 75 percent of the total area in the plan of the pergola and are open to sky.

 

2-91. “Person” includes any individual, company or association of bodies or individuals, whether incorporated or not, or any public agency.

 

2-92. “Place of Public Worship” means a building designed for the purpose of performance of religious functions.

 

2-93. “Plinth” means the height of the finished floor level of the ground floor, measured from the top of the finished surface of the road serving the plot, taken from the centre of the property line of the plot along the road. In case of more than one road serving the plot, the plinth will be measured from the road providing principal access at the higher level. The height of the plinth shall be limited to
4′-6″, except on plots where the natural contours are more than 4-6″ over at least 40% of the plot area as measured from the point at the centre of the property line of the road adjacent to it

 

2-94. “Prescribed” means prescribed by these Regulations.

 

2.95. “Professional” means an individual or firm registered as such under the PCATP Ordinance-1983 and PEC Act.

 

2-96. “Proposed Plans” means plans submitted for approval in respect of proposed building works and/or land, development work and/or land development work.

 

2-97. “Prescribed Form” means form prescribed for various purposes by the Authority.

 

2-98. “Preservation” means protection of any building or area from any plot or development which may destroy or change its character.

 

2-99. “Professional Engineer” means a person recognized as such under PEC Act and Rules & Regulations framed there under.

 

2-100. “Property line” for the purposes of these Regulations means that for part of plot boundary which separates private property from the public property or a private property from another private property.

 

2-101. “Proof Engineer” means registered with Pakistan Engineering Council (PEC) as Consulting Engineer (Structural Design) and with minimum 10 years experience of structural design of building works and whose name is listed on the panel of Proof Engineers maintained by the Authority.

 

2-102. “Public Agency” includes a person or body of persons, autonomous body appointed by or under the authority of Government or the Federal Government and includes Town Councils and Union Councils, as defined in the Sindh Local Government Ordinance, 2001.

 

2-103. “Public Use Building” means a building designed for public use and includes a dispensary, post office, police station, Tonga stand and transport stand, town hall, public library, cultural centre, cinema and such other buildings which are meant for public use facilities.

 

2-104. “Public Open Space” means open spaces including parks, playgrounds. waterways, streets, road and lanes and such other places as defined in these Regulations.

 

2.105. “Public Sale Project” means a project designed with the intention of transferring to the public on ownership basis by way of public sale and for which Sale NOC is obtained from the Authority.

 

2-106. “Renewal” means renewal of any permission given by the Authority in accordance with the Regulations.

 

2.107. “Residential Building” means building constructed for residential purposes, e.g. bungalow, town house, flats and such other buildings.

 

2-108. “Regulations” means Karachi Building & Town Planning Regulations 2002 framed under Ordinance, as amended from time to time.

 

2.109. “Repairs” means repair work to services, painting, whitewashing, plastering, pointing and paving and such other works without change in the approved/completion plan.

 

2.110. “Revised/Amended Plan” means previously approved drawings/plans re-submitted for approval in accordance with the provision of these regulations.

 

2-111. “Road” means a public access-way, including any land reservation for such public access-way whether public or private.

 

2-112. “Scrutiny Fee” means a fee to be determined and levied as per the provision of the Ordinance, as amended from time to time.

 

2-113. “Society” means an organization registered as such under the relevant laws.

 

2-114. “Shop” includes any room or part of a building used, wholly or mainly, for the purpose of trade or business but shall not be used for any activity as may cause noise and nuisance in the neighborhood.

 

2-115. “Sub-Division” means the division of land held under the same ownership in to two or more plots.

 

2-116. “Sub-division plan” means a layout plan for a proposed sub-division duly approved by or on behalf of the concerned Authority/MP&ECD as provided in these Regulations.

 

2-117. “Sun-Shade” means an outside projection from a building to provide protection from weather, which cannot be converted to habitable space.

 

2-118. “Supervision” means to oversee and supervise the implementation of approved Architectural/Town Planning/Engineering design and specifications during the execution of buildings/development works at site.

 

2-119. “Temporary Structure” means a structure built/constructed purely on temporary basis, wholly within the plot with the approval of the Authority for a specific period of time and which shall be demolished on completion of the project.

 

2-120. “Toilet” means a space for personal ablution which includes at least one urinal and/or W.C. (water closet).

 

2-121. “Total Floor Area” means the sum of floor areas of all the floors of all the buildings on a plot, less exemption as permitted in these Regulations.

 

2-122. “Transport Department” means the Transport Department of the City District Karachi.

 

2-123. “Ware house” means a building in which goods are stored.

 

2-124. “Waste” includes industrial, hospital and municipal waste and sewage.

 

 

 

 

 

CHAPTER 3

PERMITS AND PROCEDURES

 

3-1. GENERAL

 

3-1.1. Public Notice

 

3-1.1.1. Public notice, whenever required under these Regulations, shall be given in the following manner:

 

1. They shall be given in the manner as A3 size in leading newspapers minimum one each (Urdu & English) as a display advertisement and not a classified advertisement.

2. By affixing copies thereof display on the site minimum size 3×4 ft. (1×1.2m) on board and at prominent AUTHORITY Public Notice Board.

 

3-1.1.2. The notice shall state the place at which, and the officers with whom replies/objections may be filed within a specified time.

 

3-1 1.3. The officer so designated shall consider the suggestions or objections filed or testimony given and submit a report to the relevant department of City District Government MP&ECD or the Concerned Authority/Authority as the case may be as defined under these Regulations
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3-1.1.4. A copy of the notice shall be submitted to the Concerned Authority which may have referred the matter or under whose jurisdiction the land falls.

 

3-1.1.5. Public notice relating to change of land use shall be issued under the Authority of MP&ECD which conform to the format at schedule 3C.

 

3-1.2. Revocation of Development Permits.


Where a development permit has been granted, if the authority which granted it, finds that any of the provisions of the Regulations or any conditions of the development permit have been violated, the Authority may issue an order revoking the permit:

 

3-1.2.1. If the person has misrepresented facts or has suppressed the facts;

 

3-1.2.2. If the person responsible for the violation has not taken the corrective action directed by such Authority within the time specified provided that the Authority has given such person an opportunity to be heard on the matter.

 

3-1.3. Classifications of Development Works For purposes of these Regulations, all buildings and land development shall be classified as per Table-

 

3.1.

 

3-1.4. Engagement of Professional

 

3.1.4.1. Every person who intends to carry out building/land development works or to demolish a building or to carry out addition/alteration or repairs in a building, shall engage respective Professional as per tables below, to prepare Architectural/Town Planning Engineering Design and Drawings including specifications and to supervise their respective works at site.

 

3-1.4.2. The requirement for engagement of Professionals and their authorization as per Clause 3-1.4.1 shall be as given in Tables 3.2 and 3.3.

 

Table 3.1

Categories of Development Works

CATEGORY I

– Bungalow on plot up to 120 Sq Yds (100.33 Sq M).
– Any other building on plot up to 120 Sq Yards (100.33 M) with
height up to 33 ft (10M).

CATEGORY II

– All bungalows.
– Any other building with total floor area up to 20,000 Sq ft
(1858.74 Sq M) and/or height up to 50ft (15.2 M) other than
Category I & IV.

CATEGORY III

– All buildings with total floor area greater than 20,000 sq ft
(1858.74 Sq M) and/or height greater than 50 ft (15.2 M) other
than Category IV.

CATEGORY IV

– Public use buildings with total floor area more than 3600 sq ft
(336 Sq M) buildings for essential facilities, public sale
buildings.

CATEGORY V

– Land development works for land with area 2.5 acres (1
hectare) and greater.

 

 

Table 3.2

Procedure for Approval

S.No

Category

Plan signed by Professional

Approval granted

1

I

Building Designer or Architect or Professional Engineer (Civil) or Structural Engineer

(One Stage) Final Approval

2

II

Architect and/or Structural Engineer*

(One Stage) Final Approval

3

III

Architect and Structural Engineer**

(Two stages) Architecture Approval Submission of Structural designs/drawing for record and vetting.**

4

IV

Architect and Structural Engineer Plumbing and electrical drawings in public sale buildings by relevant professional.

(Two Stages)
Architectural Approval Structural design and drawing duly vetted by proof Engineer Plumbing and electrical drawings duly signed by relevant professional.

5

V

Town Planner

(One Stage)
Final Approval

* Architect and Structural Engineer are both required for residential bungalows on more than 400 Sq Yards (336 Sq M) plots.

** Structural vetting by a Proof Engineer is required for any building having a height of more than ground plus four floors or 50 ft (15.2 M) and/or total floor area more than 100,000 sq ft (9293.6 Sq M) and for structures of special nature and unusual designs including shields and folder plate systems, water towers and stack like structures, apart from category C and D buildings.

 

 

Table 3.3

Maximum Authorization of Professionals

Sr. No.

Professional

Category I

Category II

Category III

Category IV

Category V

1

Building Supervisor

Supervision with 2 years experience

Supervision with 5 years experience

Supervision with 10 years experience

————–

———-

2

Building Designer

Design & Supervision

Supervision

———-

———

———–

3

Architect

Architectural Design and Supervision

Architectural Design and Supervision

Architectural Design and Supervision

Architectural Design and Supervision

 

4

Professional Engineer (Civil)

Design and Supervision

Supervision

Supervision with 5 years experience

Supervision with 5 years experience

Supervision

5

Structural Engineer

Structure Design and Supervision

Structure Design and Supervision

Structure Design and Supervision

Structure design and supervision

Structure Design and supervision

6

Proof Engineer

 

 

Structural Vetting

Structural Vetting

————–

7

Town Planner

————–

—————

—————-

—————–

Design and Supervision

 

 

 

 

 

 

 

3-1.4.3. the responsibility of every Professional signing the plan and documents as above shall be limited to his respective discipline.

 

3-1.4.4. The professional so engage shall submit to the Authority in writing on prescribed form (ZP-2 in case of building works) of his having undertaken to supervise such work.


3.1.5. Change of Professional

 

3.1.5.1 Where a professional ceases to be in charge of such building works before the same is completed, further execution of such work shall forthwith be suspended by the owner until a fresh appointment is made by the owner.

 

3.1.5.2 the previous professional shall immediately inform the Authority of his discontinuance from the works (on prescribed form ZP-6 in case of building works).

 

3.1.5.3 The new professional/s so engaged shall inform the Authority within 15 days of resuming work. He shall assume full responsibility as if he were the author, for the correction and competence of all designs prepared by the Professional previously engaged.

 

3.1.6 Submission on prescribed form

Every person who intends to carry out building/land development work under these Regulations shall submit application on relevant prescribed form.

3-2. PERMITS AND PROCEDURES – BUILDING WORKS

 

3-2.1. Definition of Building Works


For the purposes of these Regulations, the following activities shall be deemed to involve Building Works, unless expressly excluded by these Regulations:
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3-2.1.1. erection of a structure;


3-2.1.2. demolition of a structure;


3-2.1.3 addition or alteration to any structure;


3-2.1.4. demolition, addition or alteration to any preserved structure declared as a structure of historical or architectural significance:
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3-2.1.5. a reconstruction, alteration of the size or material change in the external appearance of a structure.

 

3.2.2. Submission of Plans for Approval

The Owner shall submit to the Authority:


3-2.2.1. Two sets of all documents relating to the plot together with a letter from the Concerned Authority confirming the title/land use physically fresh demarcated/dimensions of the plot along with the existence of any road widening/cut line reservation.

 

3-2.2.2. In case of form (ZP-1) for proposed plan, initially three sets and finally six sets of drawings for category I & II of buildings at the time of submission, duly signed by the owner and duly signed and stamped by the relevant Professional. The drawings should show Plans, Sections and Elevations together with other necessary details pertaining to RCC elements; work and covered area etc. of every floor, including basement, of the building intended to be erected, along with a block plan of the site, drawn to a scale of not less then 1:500 (1=40′) showing the position of proposed building and existing building if any; the width and levels if necessary, of the streets on which the pot abuts: and the survey number or the numbers of the adjoining plot or plots, if any, together with the cardinal points; which shall be drawn to a scale of not less than 1:100 (1″=8′). If the building is so extensive as to make a smaller scale necessary, it may be drawn to a smaller scale but not less than 1:200 (1″=16′). Such plans and sections shall show the purpose for which the building or parts thereof are intended to be used; the access to and from the several parts of the building, the position, dimensions, means of ventilation, the proposed height of the plinth and superstructure at the level of each floor, together with the dimensions and descriptions of all the walls, floors, roofs, staircases and elevator, etc. if any.

 

3-2.2.3. In case of Category III and Category IV buildings:

 

a) Initially three sets and finally Six sets of architectural working drawing/plans, at the time of initial submission, by the owner and duly signed and stamped by the relevant Professional. The drawings should show Plans, Sections and Elevations of every floor, including basement, of the building intended to be erected, which shall be drawn to a scale of not less than 1:100 (1″=8′). If the building is so extensive as to make a smaller scale necessary, it may be drawn to a smaller scale but not less than 1:200 (1″=16). Such plans and sections shall show the purpose for which the building or parts thereof are intended to be used; the access to and from the several parts of the building; the position, dimensions, means of ventilation, the proposed or the plinth and superstructure at the level of each floor, together with the dimensions and descriptions of all the walls, floors, roofs, staircases and elevator, etc. if any. After architectural approval six sets of structural working drawings and two sets of structural calculations shall be submitted for record duly signed by the owner and stamped by Architect and Structural Engineer respectively. Two (2) sets of design and working drawings for plumbing and electric work shall be submitted for record purposes and signed and stamped by the concerned Professionals.

 

b) Structural vetting by a Proof Engineer is required for any building as per table 3.2** The owner/architect will get it vetted by a registered Proof Engineer (enlisted with the Authority). The architect will submit two copies of the calculations and five sets of structural drawings along with the approved concept plan, two copies of vetting Performa (STP & STP.2), one copy of soil report duly signed by the owner, structural design engineer and architect. The proof engineer will return the same to the architect after doing the proper vetting after minimum of 10 days for onward transmittal to the structure section of the authority duly signed and with recommendations of the approval structured clearance. The structure section based on the proof engineer. recommendations will issue a N.O.C. of structural clearance and forward three sets of vetted structural drawings and copies of relevant documents to the concerned zone within seven days of receipt for further processing of the case. The proof engineer will be equally responsible in case there is any error in design, drawing and/or calculations, which may result in a problem in the said building.

 

c) The soil investigation is to be carried out by a Licensed Geo-technical firm.

 

d) Two sets of complete soil investigation report including the following signed and stamped by a licensed soil engineer
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(i) A minimum of two bore logs up to 30ft.(9m) minimum or as per requirements of the Structural Engineer.


(ii) Bore hole location plan.


(iii) Recommendation for bearing capacity, and type of foundation.


(iv) All necessary laboratory tests and reports.


(v) Recommendations of the Soil Consultant for the type of cement to be used below ground level.


(vi) De-watering scheme for subsoil water if required.

 

3-2.3. Corrections on Plan.

No corrections or overwriting shall be permitted on plans submitted for approval.


3-2.4. Alteration of Design.


In private residential buildings deviation from the approved building plan shall be allowed (provided it does not violate these regulations) during the construction stage at the responsibility of the concerned licensed/registered professionals. Such deviations shall be regularized on completion of the construction on payment of the requisite composition fee.

 

Deviations in internal layouts of non-sale public use buildings shall be allowed (provided they do not violate these regulations) during construction stage at the responsibility of the licensed/registered professionals for non-sale public use buildings. Such deviations shall be regularized on completion of construction, on payment of the requisite composition fee. No structural deviations or deviations in the external envelope of the building shall be permitted. The owner shall be required to submit a revised plan for approval before proceeding with the construction of such structural or external envelope changes.

 

3-2.5. Revised/Amendment of Plan

In public sale building deviation in internal layouts shall not be allowed during the construction stage. No structural deviations or deviations in the external envelope of the building shall be permitted. The owner shall be required to submit a revised plan for approval before proceeding with the construction of such structural or external envelope changes.

 

3-2.6. Period of Approval

 

3-2.6.1 After the receipt of an application for permission to carry out building works, the Authority shall:

a) Pass orders granting permission to carry out such building works within 60 calendar days.

b) In the case of refusal/objections, issue the consolidated objections/observations, specifying the provisions of the Regulations to the Professionals within 30 days.

 

3-2.6.2 If no order is passed on an application within 60 calendar days of its receipt, it shall be deemed to have been sanctioned to the extent to which it does not contravene the provisions of these Regulations or the Master Plan or sanctioned Site Development Scheme, if any, and after giving notice to the Authority, the person may proceed to carry out the said building works at any time within one (1) year starting from the date of submission provided the title of land is clear from all disputes and objections. Except in the case of building which fall in category III and IV of table 3.1.


3-2.7. Evidence of Permission


Whenever under any of these Regulations, the doing or the omitting to do a thing or the validity of any thing, depends upon the sanction, permission, approval, order, direction, requisition, notice or satisfaction of the Authority, a written document (ZD-4)/(ZD-5) along with the relevant set of drawings as required in Table 3.2 signed by the Authority or any officer duly authorized purporting to convey or set forth such sanction, permission approval, order, direction, requisition, notice shall be sufficient prima facie evidence thereof. One complete approved set of drawings shall be made available on the site/in the office of the developer for prospective buyer.

 

3.2.8. Cancellation of Permission and Right of Appeal

If at any time after permission to carry out building works has been granted and the Authority is satisfied that such permission was granted in consequence of any defective title of the applicant, material misrepresentation, or fraudulent statement contained in the application made under these Regulations, or in any change in the approved drawings not consistent with these Regulations in respect of such building, such permission may be cancelled if the professional/owner fails to satisfy the Authority within 15 days having being served a show cause notice by the authority and any work done there under shall be deemed to have been done without permission ab initio provided that the applicant shall have a right of appeal to Authority which shall be heard and decided by a committee of representatives of PEC and PCATP under the convener-ship of CCOB of the Authority or his nominee who shall not be less than COB within fifteen days of the order of cancellation.

 

3-2.9 Compliance of Conditions of Approval

Every person who carries out building works or demolition works shall comply with the directions and conditions accompanying the sanction given by the authority as per these regulations.

 

3-2.10 Notice of Verification of Building Lines (Plinth verification)


Every person who commences any building work except Category I under these Regulations, upon completion of plinth and in the case of basements, upon the completion of foundations and shall give notice the Authority on prescribed form (ZP-4), and shall not proceed further with the work for a period of 15 days from the date of receipt by the Authority of such notice, to enable the Authority to verify the building lines. The Authority shall intimate within the aforesaid period, to the owner or his representative, approval of verification of building line or of any error which may be found in the building line, on prescribed form (ZD-6). Verification of the buildings lines by the Authority in no way implies the acceptance of the title, location of the land, which is the sole responsibility of the applicant/owner. If no such intimation is received from Authority, the owner will be entitled to proceed with the building works after giving notice to the Authority provided the construction is in accordance with the approved building plan.

 

3.2.11. Floor Certificate


For Category III and Category IV buildings, the owner and Professionals shall submit to the Authority floor certificate (Form ZP-5) casting of slab of each floor verifying that all the building line and structural members on the said floor are in conformity with the design and specifications as approved by the Authority. If the owner/professional is fails to submit the floor certificate the authority may stop the further construction work.

3-2.12. Inspection of Buildings


The Authority may inspect the premises without giving prior notice:

 

3-2.12.1. At any time, before the approval of an application received under these Regulations;


3.2.12.2. At any time during the progress of the building works
; .


3-2.12.3. Within 20 days from the receipt of the notice of completion or the occupancy certificate (ZP.7) with respect to any such building;

 
3-2.12.4. If no notice of completion or occupancy certificate (ZP-7) has been received, at any time after the building has been erected, added to or altered;


3-2.12.5. The authorized officer of Vigilance Department of the Authority will have the right to inspect that proper record of pouring of all the Structural members is maintained at site along with the test results of 7 days and 28 days of cube/cylinder test of concrete and yield strength of steel for category III & IV types of building.


3.2.12.6. The authorized officer of Vigilance Department of the Authority shall also inspect the buildings to confirm whether the approved specifications are being followed and if otherwise notified in writing giving full details specifying the deviation/defects, where these occur with identification of the location.

 

3-2.13. Building Works to Conform to Approved Plan


3-2.13.1. If on making any inspection under these Regulations the Authority finds that the building works are:

 

a) not in accordance with the plans that have been approved, other than alterations as are allowable under these Regulations: or

 

b) contravene any of the provisions of the existing Regulations or any statute, it may, by written notice (ZD-6), require the person and the Professional carrying out building works within the period to be specified in such notice, with the object of bringing the works in conformity with the said plan, approved specifications, or provision of these Regulations, to get amended plans approved after complying with the requirements of these Regulations. In the case of Category “D” Building, the notice will be issued after personal inspection by at least a Deputy Controller of Buildings.

 

3-2.13.2 In the event of non-compliance with the Regulations made under Clause

 
3-2.13.1. above, the Authority shall have power to order cessation of work/sealing of the premises or order immediate demolition of that much of the construction which contravenes any of the provisions of these Regulations and the expenses thereof shall be realized from the owner or by sale recovered items after demolition or both.

 

3-2.14. Rectification of Works after Inspection and Appeal.


3-2.14.1. If there is evidence that in carrying out of building works any construction has been done contrary to any provision of these Regulations and relevant statute, or that anything required under these Regulations is omitted and if, on inspection of such building, it is found that the building work has been completed or has advanced to for and which could not be permitted or allowed under the provision of these Regulations, the Authority may, by written notice (ZD-6) require the owner/person who has/have carried out the building works to drill out, to cut into, or pull down so much of such building as is beyond the permissible limits as provided in these Regulations.

 

3-2.14.2. If on appeal, the appellant authority, which, in the first instance shall, be the Controller of Buildings of the concerned zone, finds that in the carrying out of such building works nothing had been or partially has been done in carrying out the building works contrary to these Regulations or which are also not allowable under these Regulations or statute, he shall either withdraw the notice in toto or shall pass partial revised orders for any, or required action as given under Clause 3-2.14.1 such decision shall be conveyed to the appellant within 15 days of the receipt of such an appeal.

 

If the appellant is dis-satisfied with decision of the first appellate officer, he may. within 30 days of the receipt of the decision of his first appeal may refer his review petition to Chief COB for decision who shall review the case and in case of disagreement with the applicant, shall place it before the KBCA Oversee Committee for final decision within 30 days.

 

3-2.14.3. Where a person erected or re-erected or commenced to erect or re-erect a building without submitting to the concerned authority building plan for sanction then not with-standing and in addition to any other action that the concerned authority may take under the relevant statute and these regulations, the concerned authority may give notice in writing directing such persons to submit to the authority within such time as specified in the notice, building plans in accordance with these regulations showing the buildings so erected or re-erected or proposed to be re-erected for the authority’s approval. The authority shall accord approval after levying a composition fee in addition to the scrutiny fee if the building is constructed as per these regulations.


3-2.15. Notice of Completion


3-2.15.1. Every person who carries out and completes building works fully or partially approved under these Regulations shall within one month of the completion of the works deliver to the Authority at its office in writing, the following documents:


a) Notice of Completion/occupancy on the prescribed form (ZP-7) duly signed by the relevant Professional together with certificate or certificates as the case may be.

 

b) A Completion Plan showing the building exactly as completed.

 

3-2.15.2. In case building work is completed in all respect but the utility services are not provided by the utility agencies despite the payment of estimate by the developer/owner in public sale buildings/projects, in such cases the completion certificate/occupancy certificate shall be issued on the basis of provision of services as provided in clause 5-1.21.2 of these Regulations.

The completion/occupancy certificate will automatically be deemed final, as soon as the connection of utilities by utility agencies.

 

3-2 15.3. No person shall occupy or permit to occupy any such land or building, or use, or permit to use, any part affected by the erection or re-erection of such building until the permission referred to in Clause 3-2.15.2 has been granted.

 

3-2.16. Partial Completion


The Authority may, upon completion of the structure as permitted by the approved plan, give an Occupancy/Completion Certificate for part of the building which is a complete section/unit of a project and which can be occupied without inconvenience or hazard of any kind to the occupants of the said unit, or to the visitors or users of the same and does not interfere with the construction of the rest of the buildings. Wherever such Partial Occupancy Certificate is issued to owner/Professionals, shall also be required to take all safety measures for the users, occupiers and visitors. In addition, they shall be required to take such measures as the Authority may at its discretion require to ensure adequate safety of the occupiers, visitors and users of the building or part thereof. Subject to the condition that in case of public sale project the condition as enumerated in clause No.5-1.22 shall be comply.

 

3-2.17. Refusal to issue Occupancy Certificate


The Authority may refuse an application to issue an Occupancy Certificate, if the proposed or completed building contravenes or is in any manner inconsistent with any building or zoning regulations or restrictions, and give direction with specific reason under the relevant statute or the Regulations.


3-2.18. Permit to Demolish Buildings.


No budding may be demolished without written permission from the Authority on a prescribed form (ZD-10). No permit to demolish will be issued unless the Authority is assured by the applicant through an undertaking that the electricity, gas, water, sewerage or other utility services connections to the building or portion to be demolished shall be effectively cut off or relocated and such connections shall remain cut off/relocated during the period of the work in case of any adverse eventuality the owner/contractor shall be fully responsible.

All applications for a permit to demolish a building shall be made on appropriate form (ZP-8) and permission to demolish by the Authority shall be issued on appropriate form (ZD-10).

 

3-2.19. Insurance


Contractor/Builder/Developers/owner will cover all the damage to life and property including third parties by Contractor’s All Risk Insurance Policy.


3-3. PERMITS AND PROCEDURES – LAND DEVELOPMENT

 

3-3.1 Definition

 

3-3.1.1. Unless there is anything repugnant in the subject or context, or unless otherwise provided in these Regulations, land development or the “development of land” shall include the dividing of land into plots, the amalgamation of plots, infrastructure development operations, in, on, over or under land, making of any material change in the use of land, and the creation or termination of rights of access.

 

3-3.1.2. The following activities or uses shall be taken for the purposes of these Regulations to involve land development as defined herein unless expressly excluded by these Regulations:

 

a) A change in type of land use a change from one designated class of use to a use in another designated class;

 

b) A material increase in the intensity of use of land, such as an increase in the number of businesses, manufacturing establishments, offices, or dwelling units in any, structure or on land;

 

c) Commencement of excavation on a plot of land;

 

d) Deposit of refuse, solid or liquid waste or fill on a plot of land.

 

e) Alteration of a shore, bank, or flood plain of a seacoast, river, stream, lake, pond or artificial body or water;
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f) The installation of underground or overhead public service facilities;

 

g) Departure from the normal use for which development permission has been granted, or failure to comply with the conditions of a regulation or an order granting the development permission under which the development was commenced or is continued.

 

3-3.1.3. The following operations or uses do not constitute land development for the purposes of these Regulations unless expressly included in these Regulations:-

 

a) The maintenance or improvement of a public road highway, street or rail road track not involving substantial engineering redesign, if the work, is carried out on land within the boundaries of the right-of-way;

 

b) Work by any public agency or public utility company or authority not involving substantial engineering redesign. for the purpose of inspection, repair or construction on established rights-of-way, or any sewers, drains, mains, pipes, cables, power lines, lighting traffic or telephone poles or other apparatus or similar facilities;

 

c) The use of any land or structure specified for residential purpose, for such occasional private family functions as are customary, in keeping with the norms of the society without any commercial usage and advantage.

 

d) The use of any land for agricultural purposes, including excavations, in the course of agricultural operations, except to the extent of the making of wells which may be specifically controlled by these Regulations, or by any other Regulations concerned with water preservation;

 

e) A change in the form of ownership of any land or structure not involving the division of land into plots or building into separate occupancy units.

 

3-3.2. General Requirements for Development Permission


No person or group of persons may carry out land development or permit land development without a valid development permit. The land development shall be in compliance with the requirements, restrictions or conditions of:

 

3-3.2.1 these Regulations;


3-3.2.2 any applicable detailed plan;


3-32.3 any applicable general standards and area standards;


3-3.2.4 any applicable land grant;


3-3.2.5 any applicable sub-division plan; and


3-3.2.6 the conditions attached to a development permit.


3-3.3. Inconsistencies between General and Area Standards/Zoning Regulations.


If with respect to any land development the provisions of any applicable Area Standards/Zoning Regulations are inconsistent with the provisions of any General Standards prescribed in Chapters 19 to 22 of these Regulations, the provisions of Area Standards/Zoning- Regulations shall prevail.

 

3-3.4. General Development Permits


3-3.4.1 General Development Permits for land developer meeting the following requirements, shall be issued by the Concerned Authority:

 

a) the proposed land development is in compliance with the requirements or conditions of these Regulations, an existing detailed plan, any applicable general standards and area standards, and any applicable land grant and sub-division and amalgamation plans:

 

b) does not involve a change in the use of land or a structure from a use within a class designated in these Regulations, to another use in a different class as defined in Clause 18-4 and any major sub-division and amalgamation as defined in these Regulations.

 

3-3.4.2. An application for a General Development Permit shall be made on the prescribed form to the Concerned Authority in which the land to be developed is located for onward submission to MP&ECD;

 

3-3.4.3. The Concerned Authority may attach to a General Development Permit conditions relating to:

 

a) Compliance with the plans and specifications submitted by the applicant to the Concerned Authority:

 

b) The time within which the development or particular phases of it must be carried out or completed, and

 

c) Protective measures which the applicant must undertake for the benefit of neighboring property, such as the construction of fencing or retention of open spaces etc.

 

d) The Concerned Authority shall simultaneously endorse a copy of each General Development Permit granted by it to MP&ECD.

 

3.3.5. Special Development Permits

 

3-3.5.1. Special Development Permits for any other land development, authorized under these Regulations, shall be issued by MP&ECD as required under these Regulations.


3-3.5.2. The Concerned Authority shall refer to MP&ECD for its decision, all applications for a Special Development Permit, except as otherwise provided in these Regulations.

 

3-3.5.3. MP&ECD after consultation with the Concerned Authority in whose jurisdiction the land development fall may grant a Special Development Permit where the provisions of a detailed plan, general standards or area standards, require special permission for designated kinds of land development, involving an exercise of policy decision.

 

3.3.6. Preparation of Contingency Plans as Foundations for Determination by MP&ECD.

 

3-3.6.1. Master Plan and Environmental Control Department may from time to time prepare Master Plan/Development Plans including contingency plans for the purpose of providing a foundation for the administration or revision of these Regulations.

 

3-3 6.2. The development plans or the contingency plans should be submitted to the Government for its approval.

 

3-3.6.3. The Government, within a period of sixty days shall approve or ask for amendments, and such approval shall be notified for the information of public in the manner prescribed under these Regulations.

 

3-3.6.4. Prior to making its determinations on such application MP&ECD shall conduct such studies for planning position or make such findings as it may deem appropriate regarding the feasibility, location or any other characteristics of the proposed land development which, in the judgment of MP&ECD may have important implications for implementation of the Development Plan or any other plan approved and prepared under Clauses 3-

 

3.6.1. to 3-3.6.3. and in particular, for the coordinated development of the vicinity.

 

3-3.6.5. MP&ECD shall give along with its decision on the application a statement of its planning position, which shall:


a) Summarize its findings:


b) Set forth guidelines or conditions under which the proposed land development and, as may be pertinent, any other land development in the vicinity may be carried out.

 

c) If deemed appropriate, include by reference and attach interim special area concept plan showing the planning position consisting of a map and explanatory matter, which is to govern land development in a specified area until such time as a detailed plan is approved for the area.

 

3-3.6.6. If MP&ECD rejects the application it shall state its reasons by reference to the planning position taken on the matter.

 

3-3.6.7. If a development plan or other development exists for the area, in lieu of the foregoing, the statement may consist of reference to provision of such a development plan on which the decision may be based.

 

3-3.7. Conditions for Development Permits


3-3.7.1. MP&ECD or the Concerned Authority may attach a development permit conditions which concern any matter subject to these Regulations including means for:


a) Establishing more detailed – record; by submission of drawings, maps, or specifications;

 

b) Minimizing any adverse impact of the proposed development upon other land, including the hours of use and operation and the type and intensity of activities which may be conducted;

 

c) Controlling the sequence of land development, including when it must be commenced and completed;

 

d) Controlling the duration of use of land development and the time within which any structure must be removed.

 

e) Ensuring that the land development is maintained properly in the future.

 

f) Designating the exact location and nature of development.

 

3-3.7.2. In addition, MP&ECD may condition the grant of a Special Development Permit to the development of streets, other rights of way, utilities, parks, and other open space, of a quality and quantity reasonably necessary for the proposed development.

 

3.3.8. Criteria for Decisions Relating to Special Development Permits. Contingency Plans or Planning Positions
In determining applications for Special Development Permits and making contingency plans or planning positions, MP&ECD shall take into account, as may be pertinent;

 

3-3.8.1. The provisions of the Master/Development Plan, and of any applicable concept plan or contingency plan or other development plan for the community in which the proposed land development is located.

 

3-3.8.2. The implications, if any, for the development of a larger region of which the community is a part, as such region is defined, by the Master/Development Plan, or an applicable development plan or detailed plan, or as defined by MP&ECD in the absence of such definition;

 

3-3.8.3. The provisions of any approved development programme or scheme of a public agency which might be adversely affected by the proposed land development.

 

3-3.8 4. The need, if any to protect existing resources, installations or investments of the Federal Government, Government or any public agency.

 

3-3.8.5. Relevant conditions or needs in the neighborhood and community relating to sanitation, road and street networks, traffic and transportation facilities, the existence or absence of municipal services, public amenities, industrial and commercial activities and facilities, air and water quality, other attributes of the physical environment, and significant social and economic characteristics of the inhabitants.

 

3-3.9. Notice for a Special Development Permit


3-3.9.1. In the case of an application for a Special Development Permit the MP&ECD shall give a public notice in the manner as described in 3-1.1. of these regulations.

 

3-3.9.2. The applicant or his representative may request, and if so shall be granted, an opportunity to be heard on the matter within such reasonable time, not exceeding 30 days, as shall be fixed by MP&ECD or the Concerned Authority, as the case may be.

 

3-3.9.3. The determinations made by MP&ECD or Concerned Authority on the applications for development permits shall be known as ‘orders’.

 

3-3.9.4. If MP&ECD or the Concerned Authority, as the case may be denies the application or grants permission subject to conditions it shall state the reasons for the denial or conditions.

 

3-3.9.5. An applicant for a development permit shall pay scrutiny/attestation fee to the Concerned Authority and if the matter is referred to MP&ECD, pay to it the prescribed fee for the type of land development there indicated.

 

3-3.10. Approval of Minor Sub-Division

 

3-3.10.1. In the case of minor sub-division the Concerned Authority may grant development permit to the owner as per the rules set forth in these Regulations.

 

3-3.10.2. Applications for development permits for minor sub-divisions shall be made to the Concerned Authority on Prescribed Form.

 

3-3.11. Approval Procedure for Special Development Permit.

 

3-3.11.1 For special development permit for major sub-division the owner shall apply to the Concerned Authority having jurisdiction and the concerned Authority shall refer the case to MP&ECD for approval. He shall give a public notice in the manner as described in 3-1.1 of these regulations. Upon approval by MP&ECD, the Concerned Authority shall issue special development permit to the owner.

 

3-3.11.2. The application shall be accompanied by documentary evidence demonstrating;

 

a) the payment by the applicant of the scrutiny fees prescribed,

 

b) the applicant’s ownership of sufficient title in the site to undertake the proposed sub-division and development;

 

c) the approval of Civil Aviation, Defence Authorities, or any other Concerned Authority, if required ; and

 

3. compliance with any provisions for rules or regulations under the Cooperative Societies Act, 1925 if the applicant is a co-operative housing society.

 

3-3.11.3. The application for approval of special development permit involving major sub-division shall include:-

 

a) a physical survey, submitted through a town planner, of the site and of any larger tract of the land of which the site is a part, showing the boundary lines of such site and tract, official survey numbers, and existing structures, water courses, wooded areas, streets, roads and other significant physical features within the site and on adjacent land within 600 ft.(182.75m) of the boundary of the site.

 

b) a topographical survey, with contours at intervals as deemed necessary by the MP&ECD, including both the site and adjacent land within 300 ft.(91.44m) of the boundaries of the site:

 

c) a proposed layout plan at a scale of not less than 1:4000, together with block plans at no less than 1:1000, or at such different scales as may be permitted by MP&ECD for large develop such layout plan shall show the locations and dimensions of proposed plots and structures, the locations, widths and grades of streets or other public ways, arrangements for street lighting; and the locations and dimensions of proposed parks, other open spaces, and areas to be set aside for non-residential use, including community facilities with percentages of each;

 

d) existing sewer, water supply, drainage and other utility lines or facilities:

 

e) the approximate locations and sizes of proposed water lines, hydrants, sewer lines, storm drainage or other utility lines or facilities, and information regarding their connections with existing or new systems:

 

f) the proposed construction schedule;

 

g) any other information if required

 

3-3.11.4. The layout plan required by regulation 3-3.11.3 (c) and revisions of such layout plan shall be prepared and endorsed by a town planner.

 

3-3.12 Site Inspections and Consultation

 

3.3.12.1. The applicant submitting a sub-division plan shall arrange for at least one site inspection by a representative of the concerned Authority or MP&ECD or both, as the case may be;

 

3-3.12.2. In connection with the submission of application the applicant shall consult with, or obtain information from, appropriate public agencies or companies concerned with the provisions of water supply, sewerage, electricity, telephone service, fire protection and other public services appropriate to the particular development; but the concerned Authority or MP&ECD may in its discretion, assist the applicant to obtain any necessary or desired clearances or commitments regarding such services.

 

3.3.12.3. Three copies of plan duly signed by Owner and Architect/Town Planner shall be submitted along with the proposal to the concerned Authority for the sub-division of plot.

 

 

 

 

Schedule 3A

SCRUTINY FEE

 

1. The Authority shall charge for the scrutiny of building plans and other matters during the disposal of the plan or in phase of its construction a fee to be known as Scrutiny fee.

 

2. For the purpose of scrutiny fees, total floor area shall include all exempted areas excepting voids.

 

3. Scrutiny Fee to be charged shall be as prescribed and revised from time to time by the Oversee Committee. The rate shall be made part of these Regulations in the form of an Appendix.

 

4. The Authority shall charge no Scrutiny Fee in respect of plans for building to be used exclusively for places of religious worship, public sector buildings, educational/vocational building for handicapped persons and building for registered charities.

 

5. The cost of various shall be determined by the Authority from time to time as per provisions of Ordinance.

 

SCHEDULE 3B

BUILT UP AREAS IN WHICH GENERAL DEVELOPMENT PERMITS MAY BE GRANTED IN THE ABSENCE OF A DETAILED PLAN.

S.No

NAME OF ORGANIZATION

NAME OF THE AREA

RESTRICTIVE PROVISIONS

1

Karachi Metropolitan Corporation

All built up areas under the jurisdiction of KMC except those mentioned in Appendices A to E.

1. Allotment conditions.
2. Lease Agreement.

2

Cantonments, Ministry of Defence

All built up areas under the jurisdiction of Cantonments except those mentioned in Appendices A to E.

1. Allotment conditions.
2. Lease Agreement.

3

Sind Industrial Trading Estates

All built up areas under the jurisdiction of SITE.

1. Allotment conditions.
2. Lease Agreement.

4

Karachi Port Trust

All built up areas under the jurisdiction of KPT.

1. Allotment conditions.
2. Lease Agreement.

5

Pakistan Western Railways

All built up areas under the jurisdiction of Pakistan Western Railways except those mentioned in Appendices A to E.

1. Allotment conditions.
2. Lease Agreement.

6

Sind Public Works Department

All built up areas under the jurisdiction of Sind Public Works Department except those mentioned in Appendices A to E.

1. Allotment conditions.
2. Lease Agreement.

7

Federal Public Works Department

All built up areas under the jurisdiction of Federal Public Works Department except those mentioned in Appendices A to E.

1. Allotment conditions.
2. Lease Agreement.

8

Board of Revenue

All built up areas under the jurisdiction of Federal Public Works Department except those mentioned in Appendices A to E.

1. Allotment conditions.
2. Lease Agreement.

 

 

SCHEDULE 3C

NOTICE FOR CHANGE OF LAND USE

 

Notice relating to Change of Land Use shall conform to the format provided below.

PUBLIC NOTICE

Change of Land Use of Plot No. _____________ Scheme _______Mr. ____________ owner of Plot No. ___________ has applied to this Office for Change of Land Use of above Plot from ____________ to _______ The City District Government Master Plan and Environmental Control Department is examining the proposed conversion and its implications on the amenities and infrastructure. This conversion will result in the following changes to the currently applicable Lease Conditions and Zoning Regulations.

Condition

Current

Converted

Total Floor Area

 

 

No. of Floors/Height of Building

 

 

Compulsory Open Spaces

 

 

Parking Requirements

 

 

Usage of Building

 

 

 

Anyone having any objections/comments/observations should file the same within 30 days from the date of publication of this notice to the undersigned.
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A Public Hearing will then be held at the office of the undersigned within 5 days of the expiry of the above mentioned 30 day period or an extension thereof, and all those having filed objections/comments/observations will be invited to present/explain their point of view. Master Plan & Environmental Control Department decision shall be final.
MP&ECD

 

 

CHAPTER 4

LICENSING/REGISTRATION OF PROFESSIONALS


4.1 Qualifications
The following tables list the requisite qualifications for various categories of professionals and firms.

Architect

A person recognized as such under PCATP Ordinance-ix of 1983 and Rules & Regulations framed there under.

Building Supervisor
Category I

Three years diploma in Civil Engineering or Architecture plus minimum two years experience in Building Construction.

Category II

Three years diploma in Civil Engineering or Architecture plus minimum five years experience in Building Construction.

Category III

Three years diploma in Civil Engineering or Architecture plus minimum ten years experience in Building Construction.

Building Designer

Three years diploma in Civil Engineering or Architecture plus three years practical experience of working as Building Supervisor (no new license shall be issued).

Professional Engineer (Civil)

A person recognized as such under PEC Act and Rules & Regulations framed there under.

Proof Engineer

A person registered with Pakistan Engineering Council (PEC) as Professional Engineer (Civil) and enlisted by the Authority as per clause 4-12.

Structural Engineer

A professional Civil Engineer recognized as Consulting Engineer under PEC Act.

Town Planner

A person recognized as such by PCATP Ordinance-ix of 1983 and Rules & Regulations framed there under.

 

Geo-Technical Laboratory

Fully equipped laboratory having technical staff as follows:-
Geo-tech consultant, registered with PEC as consultant (Geology or Soil Science).

List of all soil testing equipment required.

Soil testing and recommendations for foundations for all types of buildings and projects.

Material Testing Laboratory

Fully equipped laboratory having technical staff as follows:
Registered as Professional Engineer (Civil) with PEC, minimum five years experience in field and technical paper/article on material/soil testing.
Material/Soil Engineer (B.E. Civil) registered as professional Engineer (Civil) with PEC and with minimum five years of experience.

List of all Material Testing equipment required.

Material testing of all buildings and projects.

 

4-2. Manner of Grant of License

 

4-2.1. Any person and/or firm who holds the qualifications and experiences laid down in these Regulations may apply on a prescribed Form to the Authority for license.

 

4-2.2. The qualifications and experiences required for license in a particular category wherever required in these Regulations.

 

4-2.3. When an application for the grant of license has been approved by the Licensing Committee, the applicant will be informed accordingly and will be required to deposit the license fee (Schedule 4A).

 

4-3. Licensing Committee

 

4-3.1. The application for grant of license to professional or firm shall be considered by a Committee consisting of:

 

4-3.1.1. Chief Controller of Buildings – Chairman

 

4-3.1.2 One nominee each from:


a) Pakistan Council of Architects and Town Planners (PCATP) who has
at least 10 years of experience in design and planning of buildings. – Member


b) Pakistan Engineering Council (PEC) who has at least 10 years of experience in Structural Design of building works. – Member


c) Institute of Engineers Pakistan (IEP) who has at least 10 years of experience in Structural Design of building works. – Member


d) Institute of Architects Pakistan (IAP) who has at least 10 years of experience in design and planning of buildings. – Member


e) Controller of Buildings (Licensing) -Member/Secretary

 

4-3.2. The Committee shall hold it’s meeting at least every one-month or as and when required.

 

4-3.2.1. The quorum of this Committee shall be four out of which two must be representatives of Professional Bodies.

 

4-4. Functions of the Licensing Committee.
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4-4.1. The Committee shall decide the cases in the light of these Regulations. It shall also hear the appeals against rejection of licenses.

 

4-4.2. The Committee shall interview the applicants for grant of license.

 

4-4.3. The Committee, before approving or rejecting an application, shall also see besides prescribed qualifications and experience, the capability of the applicant.

 

4.4.4. The Committee at the time of interview for grant of license shall inspect the original documents submitted and may:

 

4-4.4.1. grant the license, or
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4-4.4.2. reject the application, specifying the reasons thereof.

 

4-4.5. On the recommendation of the Committee, Controller of Buildings (Licensing)/Secretary (Licensing Committee) shall issue license or inform the applicant of the rejection with reasons, as the case may be.

 

4-4.6. The Committee shall hear the appeals against the orders of suspension of licensee issued by the Chief Controller of Buildings and shall decide the cases.

 

4-5. Registration & De-Registration

 

4-5.1. When an application for a license has been approved by the Committee, the license shall be issued to the applicant .

 

4.5.2. No person shall practice in City District Karachi who is not Licensed by the Authority except the professionals registered with Pakistan Council of Architect & Town Planners (PCATP) and Pakistan Engineering Council (PEC), as Architect, Town Planner and Engineers. The professional employed in public sector shall not be allowed to practice except for the works of their concerned department.


4-5.3. Professionals and or constructors registered/enlisted with the PCATP/PEC will be registered by the Authority on production of their PCATP/PEC registration/enlistment certificates duly revalidated.. However Authority shall have the power to de-register professionals firms and builders (architects, town planners, engineers, de in case of misconduct. A Committee headed by an appointee of the Oversee Committee in which Authority, PCATP, PEC and the building developers are represented, should be formed to decide on such cases. In order to make this operative enclosed schedule should be incorporated.

 

4-6. Validity period of License

The licenses granted under these Regulations shall be valid for a calendar year ending on 31 December.

 

4-7. Licence & Renewal Fees


4-7.1. The applicant of a fresh license granted under those Regulations shall pay the fee as prescribed in Schedule 4A. Any fee paid to the Authority shall not be refundable.

 

4-7.2. The application for renewal of license that has been granted under these Regulations accompanied by such fee as prescribed in Schedule 4A shall be made to the Authority on prescribed form.

 

4-7.3. If the application for renewal of license has not been submitted within the allowed time, late fee shall be charged in addition to usual fee as prescribed in Schedule 4A.

 

4-8. Revocation of License


Without prejudice to any other action that may be authorized under the Ordinance or the rules framed there under the Authority may revoke or suspend the license of a Licensee/firm etc. after issuance of show cause notice and, if the licensee fails to satisfy the Authority in respect of the violation of these regulations as allegedly committed by him from the Authority.

 

4-9. Appeal against the Decision of Licensing Committee


4-9.1. Any person aggrieved by an order of the Authority under these Regulations or against the decision of the licensing committee may refer an appeal to the Oversee Committee for review of the decision. The decision so made shall be final.

 

4-9.2. The period of limitation for filing such appeal under these regulations shall be 90 days from the date of receipt of cause for such grievances.

 

4-10. Reasons for Cancellation/Suspension of License


4-10.1. The licensee disobeys or fails to comply with any Regulations or directions issued by the Authority from time to time or any rule framed under the Ordinance amended up-to-date and the provisions of these Regulations.

 
4-10.2. The licensee in case of individual or in case of registered company, its directors/partners, shall personally and severally be held responsible for the breach of any provision of the Ordinance amended up-to-date, and rules and regulations framed there under.

 

4-10.3. The licensee executes and supervises any unauthorized work or any work which is being raised in the absence of a Development Permit, or is not in accordance with the specifications, plans, design and drawings approved by the Authority except with allowable variations as given in these Regulations and allowed under Engineering codes.

 

4-10.4. The licensee disturbs, defies or breaks the discipline of any office of the Authority.

 

4-10.5. The licensee willfully obstructs the officers of the Authority in carrying out their duties, fails to provide facilities for inspecting the building/site and refuses to furnish the required information from time to time.

 

4-10.6. The licensee fails to comply with these Regulations.

 

4-107. The licensee willfully misrepresents any fact or makes any false statement to the Authority or suppresses information of any material fact relating to the work for which he has been engaged.

 

4-11. Period of Suspension


The license of the Licensee shall be suspended until the rectification of the cause of suspension or for maximum period as given below:

 

4-11.1. First time suspension six months.

 

4-11.2. Second time suspension one year.

 

4-11.3. In case the license violates the terms and conditions, as per these Regulations for the third time the license shall stand cancelled.

 

4-12. Committee for Enlistment of Proof Engineers

 

4-12.1. Chief Controller of Buildings – Chairman

 

4-12.2. One nominee each from:

 

4-12.2.1. Pakistan Council of Architects and Town Planners (PCATP) who has at least 15 years of practical experience in the
professional field. – Member

 

4-12.2.2. Pakistan Engineering Council (PEC) who has at least 15 years of practical experience in Structural design
of building works. – Member

 

4-12.2.3. Institution of Engineers (IEP) who has at least 15 years of practical experience in structural design of building works.
– Member


4-12.2.4. Controller of Buildings (Structure) – Secretary

Quorum of this Committee shall be three out of which two must be representatives of Professional Bodies.

 

 

 


SCHEDULE 4A

REGISTRATION/LICENSING FEES

 

These fees may be revised subject to the approval of Oversee Committee formed under Ordinance.

Table 1. Fees for Registration/renewal of Builder/Developer Registration

I

Fees for Builder Registration

Rs. 30,000/-

II

Renewal of Builders/Developers Registration

20% of the fees for registration

III

Registration fees for Builders/Developers Registration

Original Fee

 

 

 

 

 

 

 

Note: If license/registration was not renewed for three consecutive years then the license shall be deemed to be cancelled and new application would be required.

Table 2. Fees for grant/renewal of License to Firms (Soil/Material testing laboratories)

 

I

Fees for granting license to firm

Rs. 7,500/-

II

Renewal of firm’s license

20% of the fees for granting license

III

Registration fees for firm’s license

Original License Fee

 

Note: If license is not renewed for three consecutive years, then the license shall be deemed to be cancelled and new application would be required.


SCHEDULE 4A – REGISTRATION/LICENSING FEES CONT/2

Table 3. Fees for registration/renewal of Professional Registration.

I

License/registration fee

Rs. 500/-

II

Renewal fee

Rs. 250/-

III

Restoration fees

Rs. 500/-

Note: If registration is not renewed for three consecutive years then it shall be deemed to be cancelled and new registration/licensing would be required.

 

 

 

 

CHAPTER 5

PUBLIC SALE PROJECTS

 

5.1 No objection certificates for sale of units in buildings.

 
5-1.1. Application for NOC


A developer applying for NOC to the Authority shall furnish the requisite documents and particulars in Form (DNP-1) as appended to these Regulations, duly signed by all concerned.

 

5-1.2. Contractor All Risk Insurance Policy


The Developer shall also submit Contractor All Risk Insurance Policy (CAR Insurance Policy) from the Insurance Companies approved by the Authority in respect of the project under clause 12(7) of Ordinance. The said CAR Insurance Policy shall also cover the losses arising out of defects in design or due to earthquake and shall be valid upto 12 months of maintenance period after issuance of Occupancy Certificate or physical handing over of possession which ever is later.

 

5-1.3. Undertaking of the Developer/Builder/Professional


The Developers, his builder and his Architect/Engineers shall submit the undertaking along with the Form DNP-1. The undertaking of the Developer shall be on stamp paper in accordance with format specified in Form DNP-1, (Annexure l) while the builder shall submit undertaking in accordance with the format specified in Form DNP-1, Annexure-2.

The undertaking of Architect/Engineer shall be in accordance with the format as provided in ZP-2 form.

 

5-1.4. Determination of Price and Cost Estimate.


A developer shall submit the Selling Price of various units for registration purposes with details specification and work program for the project as specified in Form DNP-l Annexure (3) & (4) respectively.

This price shall be quoted in all the advertisement and promotion literature published by the developer, no escalation in the cost shall be allowed except where inflation (as defined by the Ministry of Finance) is above double digit for particular year in such case excess over the double digits shall be the percentage of price increase. In this case the developer shall simply inform the Authority, along with relevant inflation, figure. No escalation shall be granted to the developer who has failed to complete the project in time.

 

5-1.5. Fee for NOC


A Developer shall pay to the Authority a fee for the “NO OBJECTION CERTIFICATE FOR SALE” as per the provision of Ordinance. Authority to publish a notice on the salient features of each public sale project (name of project, address builder, office address architect/engineers, No. of floors, No. and sizes of shops/flats/offices, compulsory open spaces, date of completion model agreement, etc.) within seven days of issuance of “NOC for Sale“.

 

5-1.6. Security Deposit.


5-1.6.1. The Developer shall deposit cash security deposit or a bank guarantee equivalent to 2% of the cost of project with the Authority to be held in a Corporate account which shall be utilized as defined in Clause 5-1.6.3: In addition, in case of delay in completion of the project, where such delay has not been condoned as per clause 5-1.18., deduction from the security shall be made in proportion to the extent of the delay. This amount or lesser amount shall be refunded on the, successful completion of the project and after obtaining the Occupancy/Completion Certificate and the expiry of the maintenance period as enunciated in the NOC granted by the Authority. .

 

5-1.6.2. The 2% security deposit will be paid in four (4) equal installments as under:


i) At the time of collection of the NOC for sale.


ii) On the approval but before collection of plinth certificate.


iii) On the completion of the casting of roof stab/building or the commencement of internal plaster, whichever is
earlier.


iv) On the commencement of the internal development works of the project.

 

5.1.6.3 Authority shall have the right to utilize the Security Deposit to remedy any fault/defect in the construction of the building after receiving complaints/notice and if the developer fails to rectify the same by himself or violation of any condition of the NOC granted by the Authority that come to light at the time of the completion of the project or in case the builder/developer fails to comply with any of the following:-

 

a) to construct the building in accordance with the design specifications agreed with the purchaser and approved by the Authority;
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b) to complete the building in time as per terms of agreement with the purchaser and/or as provided in these Regulations or Ordinance amended up-to -date;

 

c) To provide services as per agreement with purchaser;

 

d) To obtain Occupancy Certificate from the Authority.

 

e) If Developer is found to be indulging in or involved in any unlawful activities pertaining to the project.

 

f) To rectify defects after occupation, if the Developer fails to act, as per Clause 5-1.8.4. (provided the Authority is satisfied that the Developer is at fault) and that such a matter has not arisen due to misuse, mischief of the allottees and is subject to normal wear & tear.

 

5-1.6.4 Any such defect or violation shall have to be made good by the Developer at their own cost and risk and the cash security deposit, shall not absolve the Builder/Developer of his responsibility to the project as per condition of NOC and the agreement made with the allottee or as enunciated in clause No.5-1.7.4.

 

5-1.6.5 This security deposit shall not in any way, prejudice the Authority’s rights under these Regulations to initiate any other proceedings or action in the event of violation of any of these Regulations.

 

5-1.6.6 – The deposit shall be released to the Developer after one year of obtaining Occupancy Certificate but after meeting all Developer’s liabilities as cleared by the Committee defined in Clause 5-1.27.

 

5.1.7. Application Form for Allotment.


After the receipt of No Objection Certificate from the Authority the Developer shall get filled an application form specified as Form DNP-1
Annexure-5, from a person intending to book a unit in the project.

 

5-1.8. Execution of Sub-lease.


A unit shall be offered for sale on cash/cash-cum-loan basis as per Schedule of Payment described in Form DNP-1 Annexure-6. Sub-lease shall be executed as per sale and allotment conditions, in favour of allottee, before delivering the possession of the unit. The allottee shall own the building structure of his unit and, shall, proportionately share the price/rent of land of the unit with allottees of the project.

 

5-1.9. Confirmation of Allotment.


The allocation of the unit shall be confirmed by the Developer through an Allotment letter to the allottees as specified in Form DNP-1 Annexure-7, within 15 days of booking. The allotment letter shall specify the unit number, floor, floor, area of the unit, general facilities, fittings and fixtures with their make and material, the total price of the unit and details of other charges together with the key plan of unit in line with key plan approved by the Authority at the time of NOC.

 

5.1.10. Agreement with Allottee


Within 15 days of the issuance of allotment letter before calling other installments in respect of the unit the Developer shall in pursuance of Clause 12 (4) of the Ordinance, execute an Agreement with the allottees as specified in Form DNP-3.

 

5-1.11. Payment of Installment


5-1.11.1. The payment of installments shall be made by the allottee strictly according to the Schedule of Payment (Form DNP-1 Annexure 6) attached to the agreement. In case of failure a 15 days notice shall be issued by Registered A/D or registered courier service on the last given address and if the allottee fails to make payment within the above period, another notice shall be issued by the Developer extending the period up to another 30 days. In case of further failure, a cancellation letter shall be issued to the allottee, a copy of which shall be endorsed to the Authority. The Developer shall not rebook the cancelled unit within 30 days of receipt of copy of cancellation letter by the Authority, provided that Developer shall publish the cancellation notice in the weekend addition of two leading newspapers (English & Urdu) in the classified advertisement section in a bold format under the heading of cancellation of flat/unit.

 

5-1.11.2. In response to the above cancellation notice, if the allottee intends to continue the booking, the Developer shall restore the allotment, after receipt of pending payment and charging the mark-up on the prevailing Bank rate for the period of delay on unpaid installment.

 

5-1.11.3. If no response to the Authority is received from the allottee during the said period, the cancellation of the- unit shall be confirmed automatically. In case the cancellation is made before allocation, the Developer shall refund the total amount paid till that time by the allottee within 30 days. However, after allotment of unit, 4% of the amount paid that far shall be retained by the Developer, and the rest of the amount shall be refunded within 30 days.

 

5-1.11.4. In spite of failure to make payment of installments in time, if the Developer, does not resort to cancellation as provided in these Regulations, the Developer may or may not charge markup on the unpaid installments at the prevailing bank rate and the allottee shall be informed accordingly.

 

5.1.12. Loan Component

 

5-1.12.1. The Developer may arrange the availability of loan, if the project proposed contains a loan component as mentioned in the Schedule of Payment (Form Annexure-6).

If the loan is refused or reduced due to any reason whatsoever by the loan giving agency, the allottee shall pay the loan amount from his own resources. However extra time of at least six months shall be given to allottee to pay the loan component to the developer.

 

5-1.12.2. The allottee must complete all documentation for lease and loan within 120 days of booking as written in the agreement and a reminder shall be issued by the Developer: The repayment of the loan installments shall be made by the allottee/borrower to the loaning agency as and when it falls due as per rules of the relevant agency. The allottee/borrower will abide by the arrangements of loan and will follow rules and regulations and orders and instructions of the loaning agency.

 

5-1.13.Documentation and Connection & Meter Charges

 
Documentation charges for sub-lease and loan, and external service connection charges for gas, electricity, sewage and water shall be paid in proportion to the unit area in accordance with the actual payment made to these agencies plus 15% as service charges for their respective services. This amount should be paid at the time of deposit of challan. In case any allottee fails to make this payment he shall pay mark up on the amount at the prevailing Bank rate.

 

5-1.14. Minor Changes


The building shall be constructed by the Developer strictly according to the approved building plans and specifications. However minor changes, if any, within the unit in plan or p may. be made by mutual arrangement between Developer and allottee subject to the conditions that these do not contravene any of the Regulations and provided that such changes do not effect the structural stability of the building and do not usurp the right of the other allottees.

 

5-1.15. Clearance of Dues for Execution of Sub-lease


The sub-lease of the unit shall be executed in favour of the allottee before handing over the possession of the unit, provided the allottee has made payment of outstanding amount up to that time.

 

5-l.l6. Timely Completion of the Project

 
The Developer shall maintain steady progress of work irrespective of the situation of payment by the individual allottees and availability of loan by the- loan-giving agency. The Developer shall, if needed, fulfill the obligation of the timely completion of the project by arranging the deficit finances from his own resources. The Developer shall inform the allottees every three months regarding progress of the project.

 

5-1.17. Withdrawal of Allotment


The allottee if he/she so wishes can withdraw his/her allotment of the unit by surrendering the original letter of allocation/allotment to the company and in this event the Developer will refund to the allottee the amount deposited till that time. In case the cancellation is made before allotment the Developer shall refund total amount paid by the allottee till cancellation within 30 days. However, after the allotment of unit 4% of the amount paid that far, for the unit, shall be retained by the Developer and the rest of the amount shall be refunded within 30 days.

 

5-1.18. Extension in Date of Completion


Extension in Date of Completion shall be allowed to a developer if he produces documentary proof that more than 50% of his clients have defaulted in payments of 2 or more installments for over 6 months period. The developer shall also submit consent of at-least 50% of the allottees while applying for the extension in time prescribed in form DNP (5).

 

5-1.19. Sublet & Transfers of Allotment


The allottee can sublet/transfer or sell his unit to any one, with prior written permission of the Builder/Developer, who shall allow transfer on receipt of all outstanding dues up to that time and transfer fee of 0.5% of total price of unit However, no transfer fees shall be charged in case the transfer is made within 3 months of allotment.

 

5-1.20 Physical Possession and Care taking Charges

 

5-1.20.1. The Developer shall, after obtaining Occupancy Certificate from the Authority, which shall include the provision of electric, gas, water and sewerage services, issue intimation letters to the allottees. The allottee shall take over possession of the unit within 30 days of receipt of such letter from the builder. In case of delay the Developer shall charge per month as specified in the agreement from the allottee for care taking of the unit in good condition.

 

5-1.20.2. In case of occupancy/completion certificate is issued by the Authority on the basis of clause No.3-2.15.3. The operation and maintenance of generator will be in a manner that 30% will be born by the builder and 60% by the occupied units and 10% by the unoccupied units this arrangement is seized after the commissioning the utilities by the utilities agencies.

 

5-1.21. Delay in Completion and Compensation for period of Delay

 
The Builder/Developer shall complete the project and hand over physical possession of the unit complete in all respect to the allottee by the time specified by the Authority. In case of delay in handing over possession the Developer shall pay mark-up to the allottee at the rate of prevailing banks rate on the total amount paid, for the period of delay calculated from the completion time specified by the Authority or extension made thereof.

 

5-1.22. Abandonment of the Project


If, for any reason, the project is abandoned by the Developer, the Developer will refund the total amount received from the purchaser with mark up at the prevailing bank rate on the same, for the whole periods of retention of the money, along with an additional compensatory amount equal to 10% of the amount received from the allottee up-to-date against the booked unit, within 60 days of the announcement to the effect of the abandonment of the project.

 

5-1.23. Defect Liability


The Developer shall assume Defect Liability of the unit for a period of 12 months in respect of structure and six months in respect fixture from the date of offering possession of the unit after obtaining Occupancy Certificate, and all defects shall be rectified to the satisfaction of the allottee as per provisions of the Ordinance amended as amended from time to time.

 

5-1.24. Sale or Transfer of the Project


No Developer shall sell or transfer the whole project to any one for sale or transfer the units of the project to the general public, unless prior intimation to the Authority is given and No Objection from the 2/3rd majority of the allottees is obtained. The new Developer shall assume all responsibility and liabilities of the agreement made between outgoing Developer and allottees, in addition the new builder/developer must get the previous NOC issued by the Authority revised/revalidated in his favour.

 

5-1.25. Formation of Association & Maintenance of Utilities


The maintenance of the services and amenities at the project will be finally looked after by the allottees who would form an Association to handle the affairs of the project. The rights of easement, appurtenances and other common rights shall be transferred to such Association/Society.

 

5-1.26. Settlement of Disputes


All disputes of the Builder/Developer and allottee shall be referred to the Authority. Any appeal against the decision made by the authorized officer of the Authority may be filed before the Chief Controller of Buildings and thereafter any further appeal all be made to an Appeal Committee consisting of the Chief Executive of the Authority, Chairman PEC or his representative. Chairman PCATP or his representative, one representative of Association of Builders & Developers (ABAD) and the representative of concerned Authority. The decision of this Committee shall be final and irrevocable.

 

5-1.27. Instructions of the Authority


Besides the above Regulations, the orders and instructions of the Authority in accordance with these Regulations issued from time to time in this regard shall be followed strictly.

 

5-2. NO OBJECTION CERTIFICATE FOR SALE OF PLOTS IN PUBLIC SALE PROJECTS

 

5-2.1. Application Form


An Owner/Developer applying for NOC to the Authority shall furnish the requisite documents and particulars in Form (DNP-2) as appended to these Regulations duly signed by all concerned.

 

5-2.2. Undertakings of Developer/Builder and Professional


The Developers, his builder and his Architect/Engineer shall submit the undertaking along with the Form DNP-2. The undertaking of the Developer shall be on stamp paper in accordance with format specified in Form DNP 2, Annexure (8) while the builder shall submit undertaking in accordance with the format specified in Form DNP-1.
Annexure-9.

 

The undertaking of Architect/Engineer shall he in accordance with the format as provided in ZP-3 form.

 

5-2.3. Price and Work Programme


A Developer shall also submit the selling price of various plots, clearly specifying the development cost of water supply sewerage and roads.

 

5-2.4 Fee for NOC


A Developer shall pay to the Authority a fee for the ‘NO OBJECTION CERTIFICATE FOR SALE as per procedure prescribed in the Ordinance. Authority to publish a notice on the salient features, of each public sale project (name of project, address, builder, office address town planner number and sizes of various types of plot, date of completion, model agreement. etc.) within seven days of issuance of ‘NOC for Sale.”

 

5-2.5. Security Deposit


5-2.5.1. The Developer, shall deposit cash security deposit equivalent to 2% of the cost of the development work of the project with the Authority to be held in a separate account which shall only be utilized as defined in Clause 5-2.5.3. This amount or lessor amount shall be refunded on the successful completion of the project and after obtaining the Occupancy/Completion Certificate and the expiry of the maintenance period as enunciated in NOC granted by the Authority.

 

5-2.5.2. The 2% security deposit will be paid in four (4) equal Installments as under:


i) At the time of collection of the NOC for sale.


ii) On the commencement of demarcation work at site.


iii) On the completion of sewerage & water supply system.


iv) On the commencement of carpeting of the roads.

 

5-2.5.3. Authority shall have the right to utilize the Security Deposit to remedy any fault/defect in the development works or violation of any condition of the NOC granted by the Authority that come to light at the time of the completion of the project or in case the builder/developer fails to comply with any of the following:-


a) to develop the township in accordance with the design specifications agreed with the purchaser and approved by the Authority,


b) to complete the development on time as per terms of agreement with the purchaser and/or as provided in these Regulations or Ordinance amended up-to-date;


c) to provide services as per agreement with purchaser:


d) to obtain Occupancy Certificate from the Authority;


e) If Developer is found to be indulging in or involved in any un lawful development/construction activities pertaining to the project.


f) to rectify defects after occupation if the Developer failed to act as per Clause 5-2.5.4, provided the Authority is satisfied that the Developer is at fault and that such a matter has not arises due to misuse, mischief or subject to normal wear & tear.

 

5-2.5.4. Any such defect or violation shall have to be made good by the Developer at their own cost and risk and the cash security deposit, shall not absolve the Builder/Developer of his responsibility to the project as per condition of NOC and the agreement made with the allottee or as enunciated in clause No.5-2.5.4.

 

5-2.5.5 This security deposit shall not, in any way, prejudice the Authority’s rights under these Regulations to initiate any other proceedings including prosecution or any other action in the event of violation of any of these Regulations.

5-2.5.6 The deposit shall be released to the Developer after one year or obtaining Occupancy Certificate but after meeting all Developer’s liabilities as cleared by the Committee defined in Clause 5-2.26.

 

5-2.6. Application Form for Allotment


After the receipt of No Objection Certificate from the Authority, the Developer shall get filled an application form specified as Form DNP-2 Annexure-12, from a person intending to book a plot in the project together with the allotment letter, the allottee shall be provided not only the site plan of his allotted plot but also and invariably an approved layout plan of the entire scheme showing the location and area of his plot together with location and list of all amenity plots with their dimensions and area.


5-2.7. Execution of Sub-Lease


A plot shall be offered for sale as per schedule of payment described in Form DNP-2 Annexure-13 and by virtue of sale, lease shall be executed, as per sale or lease conditions by the Developer in favour of allottee before delivering the possession of the plot.

 

5-2.8. Price of the plot


5-2.8.1 The price of the plot shall not be Increased or escalated by the Developer without approval of the Authority under Clause 13(1) of the Ordinance. The Developer while fixing the price of plot shall take into account the escalation anticipated during the declared development period. The grant of any extension in the. time of completion of the development by the Authority shall not entitle the builder to any escalation of cost over the initially fixed cost n the plot.

 

5-2.8.2. If the allottee refuse to agree with the escalation in price granted by the Authority, the Developer shall refund the amount deposited along with the mark-up at the prevailing rate of profit of the average of three Scheduled Banks for the period extending for the date of first payment by the allottee to the date of refund by a Developer. This amount shall be paid within 60 days as per banking principle.

 

5-2.9. Confirmation of Allotment


The allocation of the plot shall be confirmed by the developer through an Allotment Letter to the allottee as specified in Form DNP-2 Annexure-14 within 15 days of booking. The allotment letter shall specify the Plot Number, Sector or Block, general facilities, the total price of the plot and details of other charges. If the allotment letter is not given within 15 days than the developer shall pay mark-up to the allottees at the prevailing bank rate.

 

5-2.10.Agreement between Developer and Allottee


Within 15 days of the issuance of allotment letter and before calling, other installments in respect of the plot, the Developer shall, in pursuance of Clause 5(4) of the Ordinance, execute an Agreement with the allottees as specified in form DNP-4 in case of the failure of the developer in this effect the developer shall pay the mark-up to the allottee at the prevailing bank rate in addition.

 

5.2.11 Payment of Installment

 

5-2.11.1. The payment of installments shall be made by the allottee strictly according to the Schedule of Payment (Form DNP-2 Annexure-13) attached to the Agreement. In case of failure, a 15 days notice shall be issued by Registered AD or registered courier service on the last given address and if the allottee fails to make payment within the above period, another notice shall be issued by the Developer extending the period up to another 30 days. In case of further failure, a cancellation letter shall be issued to the allottee, a copy of which shall be endorsed to the Authority. The Developer shall not rebook the cancelled plot within 30 days of receipt of copy of cancellation letter by the Authority, provided further that the Owner/Developer shall publish the cancellation notice in the weekend addition of two leading newspapers (English & Urdu) in the classified advertisement section in a bold format under the heading of cancellation of plot.

 

5-2.11.2. If, in response to the above cancellation notice the allottee intends to continue the booking, the Developer shall restore the allotment, after receipt of pending payment a charging the mark-up on the prevailing Bank rate for the period of delay on unpaid installment.

 

5-2.11.3. If no response to the Authority is received from the allottee during the said period, the cancellation of the plot shall be confirmed automatically. In case the cancellation is made be before allocation, the Developer shall refund the total amount paid till that time by the allottee within 30 days. However, after allotment of plot 4% of the amount paid that far shall be retained by the Developer, and the rest of the amount shall be refunded within 30 days. In spite of failure to make payment of installments in time, if the Developer does not resort to cancellation as provided in these Regulations he may or may not charge mark-up on the unpaid installments at the prevailing Bank rate. If the amount is not refunded with in 30 days the developer shall pay the mark-up to the allottee at the prevailing bank rate.

 

5-2.12. Documentation, Connection and Meter Charges


Documentation charges for sub-lease and loan, and external service connection charges for sewage and water shall be paid in proportion to the area of the plot, in accordance with the actual payment made to these agencies plus 15% as service charges for their respective services. This amount is to be paid at the time of deposit of challan. In case allottee fails to make this payment he shall pay mark-up on t at the prevailing Bank rate, for the period of the delay.

 

5-2.13. Clearance of Dues for Execution of Sub-Lease


The sub-lease of the plot shall be executed in favour of the allottee before handing over the possession of the plot provided the allottee has made payment of all outstanding amounts due up to that time:

 

5.2.14. Timely Completion of the Project


The Developer shall maintain steady progress of work irrespective of the situation of payment by the individual allottees and fulfill the obligation of the timely completion of the project even by arranging the required funds from his own resources.

 

5-2.15. Withdrawal of Allotment


The allottee if he/she so wishes can withdraw his/her allotment of the plot by surrendering the original letter of allocation/allotment to the Developer and in this event the Developer will refund to the allottee the am deposited till that time. In case the cancellation is made before and the Developer shall refund total amount paid by the allottee till cancellation within 30 days. However, after the allotment of plot, 4% of the amount paid that for, for the plot shall be retained by the Developer and the rest of the amount shall be refunded within 30 days.

 

5-2.16.Extension in Date of Completion


For extension of date of completion of the project, the Developer shall invite “No Objection” through display advertisement of two leading circulated newspapers in Urdu and English. A prescribed fee in this regard shall be paid by the Developer (Schedule 4A), before extension is granted by the Authority.

 

5-2.17. Sublet & Transfer of Allotment


The allottee can sub-let, transfer or sell his plot to any one before taking over possession, with prior written permission of the Developer, who shall allow such transfer on receipt of all outstanding dues up to that time and a transfer fee @0.5% of the total price of plot. However, no transfer fees shall be charged in case the transfer is made within 3 months of allotment.

 

5-2.18. Physical Possession & Care taking Charges


The Developer, after obtaining Completion Certificate from the Authority which shall include the provision of Water and Sewerage Services, shall issue intimation to the allottee. The allottee shall take over possession of the plot within 15 days of receipt of such letter from the Developer. In case of delay the Developer shall charge an amount as specified in agreement per month from the allottee for care taking of the plot in good condition.

 

5-2.19. Delay in Completion and Compensation for period of delay


The Developer shall complete the project and, after obtaining Completion Certificate, hand over physical possession of the plot complete in all respect to the allottee, by the time specified by the Authority. In case of delay in handing over the possession, the Developer shall pay mark-up to the allottee at prevailing Bank rate on the total amount paid, for the period of delay, from the time specified or extension made thereof by the

 

5-2.20. Development of Scheme


The Developer shall develop the area by providing water supply system, sewage disposal system, storm water drainage system, roads and walkways, refuse collect on depots, and parks and play grounds. The Developer shall initiate the process for the arrangement of bulk supply of electricity and gas for the concerned development scheme/area.

 

5-2.21 Abandonment of the Project


If, for any reason, the project is abandoned by the Developer, the Developer will refund the total amount received from the purchaser with mark up at the prevailing bank rate for the same, for the whole period of retention of the money, along with an additional compensatory amount equal to 5% of the amount received from the allottee up-to-date against the booked plot, within 60 days of the announcement to the effect of the abandonment of the project.


5-2.22. Defect Liability


The Developer shall assume Defect Liability of the plot and external services provided for a period of 12 months- from the date of offering possession of the plot after obtaining Completion Certificate, and all defects shall be rectified to the satisfaction of the Authority as per provision of Ordinance as amended from time to time.

 

5-2.23. Use of Amenity Spaces


Amenity spaces in the project shall neither be converted nor mis-utilized but will be used exclusively for the benefits of the residents of the project as per approved Master/Layout Plan.

 

5-2.23.1. The Developer shall ensure the development of all amenity plots by the time 50% of the cost of the allotted plots have been received from the allottee before demanding any further plot from the allottee. Development of the amenity plot shall be certified by the Authority before allowing the developer to demand any further installment/payment.

 

5-2.24. Formation of Association for Maintenance of Utilities & Environment


The maintenance of the services and amenities at the project will be finally looked after by the allottees who would form an Association to handle the affairs of the project. The rights of easement, appurtenances and other common rights shall be transferred to such Association/Society.

 

5-2.25. Sale or Transfer of the Project


No Developer shall sell or transfer the whole project to any one for sale of transfer the plots of the project if any to the general public unless prior intimation to the Authority is given and No Objection from the 2/3d of allottees is obtained. The new Developer shall obtain revised/revalidated NOC from the Authority in his favour before taking the work of development in hand or offering for sale the remaining numbers of plots to the general public. In addition, the new Developer shall assume all responsibility and liabilities of the agreement made between outgoing Developer and allottees.

 

5-2.26. Settlement of Disputes


All disputes of the Developer and allottee shall be referred to the Authority. Any appeal against the decision made by the authorized officer of the Authority may be filed before the Chief Controller of Buildings and thereafter any further appeal shall be made to an Appeal Committee consisting of the Chief Executive of the Authority. Chairman PEC or his representative, Chairman PCATP or his representative, one representative of Association of Builders & Developers (ABAD) and the representative of the concerned Authority. The decision of this Committee shall be final and irrevocable.

 

5.2.27. Instructions of the Authority


Besides the above regulations, the orders and instructions of the Authority is from time to time in this regard as per the Regulations shall be followed strictly.

 

 

 

 

CHAPTER 6

VIOLATIONS OF LAND DEVELOPMENT

 

 

6-1. Removal or Prevention of Violation.


6-1.1 The Authority and each Concerned Authority shall carry out inspection and take other appropriate measures to ensure compliance with these Regulations.

 

6-1.2 If the Authority/Concerned Authority shall find that any of the provisions of these Regulations, or any rules relating thereto, or any conditions of a General or Special Development Permit, are being or have been violated, it shall serve a notice in writing on any person responsible for the violation

 

6-1.2.1 The notice that indicate the nature of the violation and the Authority/Concerned Authority may order such action as it may deem appropriate to correct the violation including but not limited to:

 

a) The discontinuance of any illegal work being done on, or activities being conducted in relation to, land:

 

b) Requiring the Owner/Professional who are carrying out or have carried out such building works on or before such day as shall be specified in such notice by a statement in writing subscribed by him or by an agent duly authorized by him and addressed to the Authority, to show sufficient cause why such building works or such part thereof shall not be removed or altered to comply with these Regulations;

 

c) If such person fails to show sufficient c to the satisfaction of the concerned Authority such building works or part thereof shall not be removed or altered, the concerned Authority may take the following actions:

 

i) require the person who has carried out the works against the provisions of these Regulations or any other statute, to alter or cessation the whole or part of development works thereof;

 

ii) any other measures authorized by these Regulations, or with the conditions of development permit.

 

6-1.2.2 The order shall specify the period within which the violation shall be corrected and in the event of non-compliance with the order the Authority/Concerned Authority may itself cause appropriate measures under the relevant statute to be taken to effect compliance. The expenses shall be recoverable from the owner or owners in the manner provided for the recovery of arrears of land revenues or taxes.

 

6-1.2.3. The giving of notice and making and serving of an order under this clause shall not be a prerequisite to the initiation of, and shall not bar, any prosecution under any applicable Law, and the Authority/Concerned Authority may take action under this clause whether or not a prosecution has been initiated.

 

6-2. Enforcement by MP&ECD.


MP&ECD may direct the Concerned Authority (under whose jurisdiction violation/s occur) to take action under Regulation 1-4 with respect to any violation

 

6-3. Appeals


6-3.1. Within 30 days from the date of receipt of any order of an Authority/Concerned Authority/MP&ECD under these Regulations, any aggrieved person so served may appeal to the Authority/Concerned Authority/MP&ECD as the case may be, which shall give him an opportunity to be heard before such officer within 15 days of filing such appeal.

 

6-3.2. Within 30 days from the date of receipt of any order of Authority/Concerned Authority/MP&ECD under these Regulations or of its determination on an appeal under the preceding sub-clause, the aggrieved person, so served may appeal to the Government which shall give him an opportunity to be heard before such officer or committee and within such reasonable time as shall be designated by the Government.

 

6-3.2.1 Authority/Concerned, Authority/MP&ECD or the Government, as the case may be, after considering a report and any recommendations of the hearing officer or officers may affirm, modify or over-rule the order or determination.

 

6-4. Finality of Orders or Determinations


Unless an appeal has been admitted as provided by Clause 6-3 of above, an original or appellate order, or determination of the Authority/Concerned Authority/MP&ECD or the Government shall be final.

 

 

 

 

CHAPTER 7

DANGEROUS BUILDINGS

 

7-1. General


For the purposes of this chapter all such buildings, walls or structures which are declared by the Technical Committee on Dangerous Buildings as dangerous shall lie in the following two categories:

 

7-1.1. Any Building or structure whose strength, stability, serviceability, robustness and/or durability has been impaired due to any reason such as improper structural design and detailing, faulty and/or poor construction, decay. dilapidation, obsolescence, natural disasters or leading to abandonment due to all these reasons to a level, where it c not be restored to its original status, shall classify as Dangerous Building Category-I, and shall liable to be demolished.

 

7-1.2. Any building or structure or part thereof whose strength stability robustness, serviceability and/or durability has been impaired due to all such reasons as cited in 7.1.1 to a level where it could by way of strengthening re-strengthening, appraisal and restoration be brought partially or wholly near to its original status, shall be classified as Dangerous Building Category-2, and shall be governed by the Regulation No.7-4 set forth in these regulations.

 

7-2. Technical Committee on Dangerous Buildings (TCDB).


7-2.1. The Controller of Buildings of the concerned Circle of the Authority shall examine, or cause to examine, every building or structure or portion thereof in his Circle reported as dangerous, and shall refer the matter to the Technical Committee specially constituted by the Authority for a term of office not more than three years. The committee shall be reconstituted after every ten years.

 

7-2.1.l. A nominee of Pakistan Engineering Council who has at least 15 years of practical experience in the field of Structural Engineering.

 

7-2.1.2. A nominee of Pakistan Council of Architects & Town Planners, who has at least 15 years of practical experience in the professional field.

 

7-2.1.3. A nominee of K.M.C. not less than the rank of Chief Engineer with experience in the relevant field.

 

7-2.1.4. A nominee of KDA not less than the rank of Superintending Engineer with experience in the relevant field.

 

7-2.1.5. A nominee of Department of Heritage

 

7-2.1.6. COB (Dangerous Buildings), Member/Secretary of the Committee.

 

7.2.1.7. In addition to the above, the committee (TCDB) may co-opt experts for specific purposes as and when required. The Committee shall operate under the rules of business, as framed and approved by the Committee in its first meeting.

 

7-2 2. If in the opinion of COB of the concerned Circle, a building or part thereof has become dangerous for human habitation he shall give at least twenty-four hours (24 hrs) notice to the owner/owners or occupants (who need not to be named) for inspection of such buildings by the Technical Committee (TCDB).

 

7-2.3. In case the Technical Committee (TCDB) considers a building or a part thereof repairable or modifiable without causing danger to human life or property, it may issue such orders to the owner/occupant/tenant of such building in this regard.

 

7-2.4. If the above Technical Committee finds such building dangerous/ ruinous/unsafe after proper inspection and investigation. Controller of Buildings of the concerned C shall serve to the -owner of such building or structure a written notice stating the defects thereof as determined by the TCDB and shall require the owner or person in-charge of the building or premises to commence either the required repairs or improvements, or demolition and removal of the building or structural portion thereof as the case may be, and all such works shall be commence/completed within the period specified by the Committee (TCDB).

 

7-3. Buildings Unfit for Human Habitation and Notice of Prohibition


7-3.1. If for any reason it shall appear to the Authority that any building or part thereof intended or used for human habitation or human occupation for any purpose whatsoever is unfit for such uses, it shall signify its intention to prohibit the further use of such building or part of a building and call upon the owner or occupiers/tenants, to state in writing their objections (if any), to such prohibition within fifteen (15) days after the receipt of such notice. If no objection is raised by such owner or occupier within the prescribed period or if any objection which is raised appears to the Authority, to be invalid or insufficient, the Authority may prohibit by an order in writing the further use of such building or part thereof and immediately inform the Committee (TCDB) for further necessary action. The owner or occupier of the building shall be given an opportunity of appearing before Authority in person or by an agent in support of his objection, if he so desires.

 

7-3.2. Notice of such prohibition shall be served in person or by any courier service, mail, or the pasting at site in presence of authorized officer of Authority upon the building or part of the building affected thereby and also upon every occupied portion thereof (wherein the occupant need not to be named), stating the fact of such prohibition and appointing a day (not being more than fourteen (14) days after the date of such notice) before which every such person shall remove himself and his property from the said building or part thereof and if on the day so appointed such person has failed to remove himself and his property as aforesaid, the Authority may cause him and his property to be removed at his own risk and cost. In case of imminent danger, 24 hours notice may be issued by the Authority.

 

7-3.3. When a building or part of a building has been vacated under Clause 7 the Authority shall cause to be displayed at each entrance at prominent places to such building a notice to read “DO NOT INTER UNSAFE TO OCCUPY” in English & Urdu and no person except with the permission in writing of the Authority and in accordance with the terms and conditions of such permission shall enter into or remain in such building or part thereof. Such notice shall remain displayed until the required repairs, demolition, or removal are completed. Such notice shall not be removed without written permission of the Authority.

 

7-4. Alteration/Modification/Updates and Repairs of Dangerous Buildings of Category-2.

 

7-4.1. At any time after a building or part of a building has been vacated under Clause 7-3.2 if the Committee (TCDB) considers that it can be rendered fit for human habitation by the structural alterations/repairs of modification/updates or repairs before or after the vacation of habitants from such buildings, the Committee (TCDB) may by notice in writing call upon the owner to commence through Professional within such time as may be specified (but not less than thirty (30 days) and to complete within the period as specified in the notice but not more than ninety (90) days from the date of receipt of such notice, such structural alterations/modifications/up-dates or repairs, as deemed necessary and if at the expiration of the aforesaid period such alterations/modifications/updates or repairs have not been commenced or completed to the satisfaction of Authority it shall issue to the said owner a notice in writing ordering the demolition within thirty (30) days from the date of receipt of such notice.

 

7-4.2. If the Technical Committee on Dangerous Buildings (TCDB) considers it impracticable to render such building or part thereof fit for human habitation the concerned Controller of Buildings may by notice in writing call upon the owner to demolish it in a period specified by the committee.

 

7.5. Demolition of Dangerous Buildings on Expiration of Notice Period.

 
If at the expiration of the period specified in the notice and order to demolish a building or part of a building issued under Clause 7-4 has not been complied with the Authority may direct, by an order in writing, the demo thereof by through approved contractor (who has on his roll at least one Professional responsible for undertaking all necessary safety measures during the process of demolition) as per procedure laid down by the Authority. The credit if any, of the cost of such demolition and sale after appropriation, shall be paid to the owner after deducting the charges accrued by the Authority such demolition. In case the sale proceeds are insufficient to meet total charges of the Authority for such demolition the same be recovered from the owner as the arrears of land revenue.

 

7-6. Extension of Period For Repairable Buildings


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7.6.1. For sufficient causes, the Authority may recommend and refer to extend the time allowed under, or prescribed by Clause 7-4 above, to the Committee (TCDB).


7-7. Evacuation of Dangerous Buildings


7-7.1. If in the opinion of the Authority, any building, wall, or structure or anything affixed thereto is in a hazardous or dangerous state, authority may, by notice in writing, require the owner or occupier thereof forthwith either to remove the same or to cause such repairs to be made thereto as the Authority considers necessary for the public safety, and if the danger appears to be imminent, the Authority may forthwith take such steps as may be required to avert such danger, including the evacuation without notice from such building of all the occupiers thereof.

 

7-7.2. Any expenses incurred by the Authority under Clause 7-7.1 shall be paid by the owner concerned.

 

7-7.3. When the owner of any building, wall, structure or any thing affixed thereto fails to execute the repairs required from him by the Authority under Clause 7.7.1. the tenant/occupy of such building, wall, structure or anything affixed thereto may, with the previous approval of the Authority, carry out such repairs.

 

7-7.4. Except with the permission in writing of the Authority no person shall enter into or remain in any building from which the tenant/occupier has been removed under Clause 7-7.1.

 

 

 

 

 

CHAPTER 8 – TEMPORARY WORKS IN CONNECTION WITH
BUILDING OPERATIONS (SAFETY AND SECURITY
MEASURES

 

8-1. Site Hoardings
No person shall start building works on a site abutting on a street without having first provided hoarding or barriers to the satisfaction of tire Authority along the whole length of such site so as to prevent danger or injury to the public or to the persons employed in the work provided however that this Regulation does not apply in the case of building works in connection with structures situated at least l5ft.(4.5m) away from a public street and being not more than 25ft.(7.5m) in height.

 

8-2. Use of Public Streets
No part of any street shall be used in connection with the construction, repair or demolition of any building except with the written permission of the Concerned Authority. Any person holding such permission shall put up and maintain to the satisfaction of the Concerned Authority, fences or barriers in order to separate the building work from such street. Where such separation is not possible he shall make arrangement for the security of public to the satisfaction of the Concerned Authority.


8-3. Obstruction to be lit & marked
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8-3. 1 Any person causing any building material or other things to be deposited, any excavation to be made, or any hoarding to be erected shall at his own expense cause sufficient and adequate red lights to be fixed upon or near the same and shall continue such lights every night from sunset to sunrise while such materials, hoardings, things or excavation remain. In addition to above, red flags of reflectorized material shall be provided during daytime.

 

8-3.2. Any excavation is to be sufficiently fenced to a height of at-least 4ft.(1.21m) until it is filled up.
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8-4. Utility Services not to be Obstructed
All material, hoarding, fences or other obstructions on any street shall be kept clear of any fire hydrants if any, and, other utility service installations, or alternative arrangements shall be made and precautions shall be taken according to the laid down procedure of the utility agencies and to the satisfaction of the Concerned Authority to divert or keep clear of obstruction of any roadside or other drain during the period of temporary obstruction.

 

8-5. Removal of Obstruction after Completion of Works
All obstructions shall be removed within seven (7) days of the completion of the work and the street and all drains and public utility installations shall be left in clean, tidy and in serviceable conditions.

 

8-6. Dangerous Obstruction
If any material, hoarding, excavation or any other thing near or on any street, shall be, in the opinion of the Concerned Authority, dangerous to the passers-by along such street, the Concerned Authority shall cause the same to be removed, protected or enclosed so as to prevent danger there from and shall be entitled to recover the expenses thereof from the owner of such materials or from the person who made such hoarding, excavation or other thing to become dangerous.

 

8-7. Stability of Adjacent Buildings
No excavation or dewatering or earthwork or demolition of, a building which is likely to effect the stability of adjacent building shall be stated or continued unless steps before and during the work to prevent the collapse/damage of any adjacent building or the fall of any part of it.

 

8-8. Filling of Excavated Site
A site once excavated shall not be kept open and idle for a period beyond the validity period of building plan, failing which the Authority shall not revalidate the building plans and shall inform the Concerned Authority for further appropriate remedial measures and in case of any mishaps the owner shall be responsible for life and property of the effectees.


8-9. Adequate Safety Measures
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8-9.1. Adequate safety measures shall, where necessary, be provided and used to protect any persons from falling on earth rock or other material of or adjacent to any excavation or earth work.

 

8-9.2. Material shall not be placed or stocked near the edge of any excavation so as to endanger persons working below.

 

8-9.3. No load shall be placed or moved near the edge of any excavation, where it is likely to cause a collapse of the side of the excavation and/or endanger any person.

 

8-9.4. Where vehicles or machines are used- close to any excavation there shall be measures to prevent the vehicles or machines from over-running and falling into the excavation or causing collapse of any side of the excavation.

 

8-9.5. In all buildings of greater than 20 ft. (6m) height, temporary rails/ scaffolding/barriers shall be installed during construction at the edge of slabs and around all openings such as lift, stairwell, etc.

 

8-10. Supervision of Demolition work
The demolition of a building and the operations incidental thereto shall only be carried out under the direct supervision of a Professional.

 

8-11. Safe Loading
No roof, floor or other part of the building shall be so overloaded during demolition and construction with debris or materials as to render it unsafe.

 

8-12. Scaffolds
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8-12.1 Suitable and sufficient scaffolds- shall be provided for all work that cannot safely be done from the ground or from part of the building or from a ladder or other available means of support, and sufficient sale means of access shall be provided to every place at which any person has to work at any time.

 

8-12.2 Every scaffold and means of access and every part thereof shall be adequately fabricated with suitable and sound material, and of re-strength for the purpose for which it is used, shall be properly supported and shall where necessary be sufficient and properly strutted or braced to ensure stability. Unless designed as independent structures they shall be rigidly connected to a part of the building which is of sufficient strength to afford safe support. All scaffolds, working gangways, runs and stairs shall be maintained to ensure safety and security.


8-12.3. All vertical members of scaffolds on ground level facing road side should be adequately wrapped with spongy materiel up to a height of at least 7 ft. (2.13m) and for any horizontal member if used upto a height of 7 ft. (2.13m) from ground, should be wrapped all along its length with such material

 

8-13. Road Side Protection
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8-13.1. To ensure adequate safety of the pedestrian and other road users, aft buildings having a height of over ground + 2 floors should have adequate arrangement by way of providing protective covering of suitable material such as Hessian sheets/Burlap etc. as per requirement.

 

8-13.2. Adequate provision of safe passage for pedestrian shall be provided, in case the scaffolding covers part of the road/footpath.

 

8.14. Working Platform
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8-14.1. Every working platform from which a person is liable to fall which is more than 7ft. (2.13m) height shall be at least 2ft. (0.6m) wide provided the platform is used as a working platform only and not for the deposit of any material.

 

8-14.2. A clear passageway at least 1.5ft.(0.45m) wide shall be left between one side of any working platform and any fixed or deposited materials.

 

8-15. Guard Rails
Every side of a working platform, gangway and stair shall be provided with a suitable guardrail of adequate strength, to a height of at least 3′(1m) above the platform, gangway or steps.

 

8-16. Ladders

 

8-16.1. Every ladder shall be of good construction, sound material and adequate strength for the purpose for which it is used.

 

8-16.2. Every ladder shall be securely fixed when in use and shall not have any missing or defective rungs.

 

8-17. Work on Sloping Roofs
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8-17.1. Where work is to be done on the sloping surface of a roof, suitable precautions shall be taken to prevent persons employed from falling off.

 

8-17.2. Suitable and sufficient ladders or boards, which shall be securely supported, shall be provided and used to avoid concentration of loads leading to unsafe conditions.

 

8-17.3 Where persons are employed in a position below the edge of a sloping roof and where they are in position of being endangered by work done on the roof, suitable precautions shall be taken to prevent tools or materials falling from such roofs so as to endanger such persons or passers-by.

 

8-18. Precautions for Raising and Lowering Loads
For raising or lowering loads or for suspending them by either hand or power operation the following precautions shall be observed:
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8-18.1. No broken wire rope shall be used.
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8-18.2. No chain shall be used which has been shortened or jointed to another chain by means of bolts and nuts.
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8-18.3. No chain or wire rope shall be used which has a knot tied in any part which is under direct tension.
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8-18.4. Provide with an efficient device to prevent the displacement of the sling or load from the hook or of such shape as to reduce as far as possible the risk of such displacement.
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8-18.5. All debris and waste material during construction shall be disposed off through well designed chutes from each level of under construction building of height over Ground + 2 floors or more.

 

8-18.6 The vertical hoist platform used shall be enclosed/protected by proper barrier. Every opening of lift shaft or other such vertical voids or openings in slab etc. where a person is likely to fall shall be protected by safety barrier and properly lit. Any area e.g. basement, where natural light is not available or which is dark shall be so illuminated to eliminate any risk of life or hazard to users.

 

 

 

 

CHAPTER 9 – SPACE REQUIREMENTS IN AND ABOUT
BUILDINGS

9.1. Space for Electrical Sub-Station
A minimum space of 16ft. x 2lft. (5m. x 6.5m) (or as per requirement of KESC) shall be left for electrical sub-station which is abutting on road side/street or has a clear passage of 16ft. (4.87m). width for public sale, commercial, residential building and industrial building having an area in excess of 25,000 Sq.ft.(2323Sq.m) all Category III and Category IV buildings. In the event that KESC sub-station is not required, this space may be utilized as per Regulations.

 

9-2. Method of Measuring Minimum Clear Space
The minimum clear space prescribed between a building and from the property line shall be measured from the external face of the perimeter wall enclosing the covered or usable area of the building after its greatest projection from the building, at right angles to the plot boundary, and excluding permissible chajjas and balconies. If there are more boundaries than one in the plot affecting the building, the above requirements will be satisfied at all such boundaries also.


9-3. Separate Approach for every Building

Every building more than 35 feet (10.5m) high not abutting on a street shall have an access for an approach from the street, open to the sky at least 13ft.(4m) width.

 

9.4. Projections beyond Property Limits
No projections or overhanging features shall be permitted beyond property limits except where permitted under the Regulations.

 

9-5. Allowable Projections
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9-5.1. Maximum allowable projection of chajjas and sunshades in compulsory spaces shall be 2.5ft.(0.75m) or half the width of COS whichever is less.

 

9-5.2. No construction shall be allowed in the chamfered portion upto l7ft (5.17m) measured from the adjacent road.

 

9-5.3. Open balconies projecting on to public streets from buildings abutting such streets be permitted by the authority such projection shall not be used as a room as per conditions stated here under:

Width of Street

Max. length of Balconies

Max. projection

Min. height above street level from center of street Balconies and sunshades

30 ft (9.13m) & less than 40ft (12.18m)

23 ft (7m)

2ft (60cm)

17ft (5.17m)

40 ft (12.18m) & less than 50 ft (15.2m)

23 ft (7m)

3ft (90 cm)

17 ft (5.17m)

50 ft (15.2m) & above

23 ft (7m)

4ft (120cm)

17ft (5.17m)

 

In case of corner plots no balcony will be allowed at the corner of the plot below 17 ft (5.17m).

 

9-6. Residential Buildings
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9-6.1. No habitable room shall have a floor area, of less than 100 sq ft (9.3 sq m).

 

9-6.2. The minimum width of a habitable room shall be 8ft.(2 44m).

 

9-6.3. The minimum floor area of kitchen shall be 50 sq.ft.(4.53 sq.m). The minimum width of kitchen shall be 6ft.(1.8m).

 

9-6.4. The minimum areas and widths of W.C.’s and bathrooms shall be:

 

Min. Area

Min. Width

W.C.

15 sq ft (1.4 sq m)

3.5 ft (1.07m)

Shower

15 sq ft (1.4 sq m)

3.5 ft (1.7m)

Combined W.C. and Bathroom

35 sq ft (3.25 sq m)

4.5 ft (1.38 m)

9-6.5. The minimum clear height of rooms under any structure member shall be except in the cases when central air conditioning provides are applicable as purchase No.10-8-1:

Habitable rooms

9.5 ft (2.65m)

Kitchens W.C.’s. Latrine

9.5 ft (2.65m)

Bathrooms,

8 ft (2.43m)

Garages and Car parch

7.5ft (2.28m)

Passages, galleries, corridors

7.5 ft (2.28m)

Dress Room

7 ft (2.13m)

9-7. Commercial Buildings
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9-7.1. The minimum floor area of a shop shall be 100 sq ft.(9.29 sq m) and the minimum width of the shop shall be 8ft.(2.4m).

 

9-7.2. The shop having a loft shall have carpet area 100 sq.ft. (9.29 sq.m) and a minimum height of 16 ft.(4.87m) and with loft area of not exceeding 40% of the carpet floor area.

 

9-7.3. The minimum ceiling height of an arcade shaft be 8ft (2.5m)

 

9-7.4. 40% of the shopping area may have shops of minimum floor area of 56 Sq.ft(5.2 sq. m) provided they are not facing the road.

 

9.7.5. The minimum clear height of shop will be 10ft (3m).

 

9-7.6. Clear width of Arcade between inner surface of the outer column and shop shaft be minimum of 5′-6 and width from outer column and shop shaft be 8′.

Staircases

 

9-8.1. The riser of all buildings shall not be more than 6 inches (15 cm) and the tread shall not be less than 10 inches (25cm) except for residential houses where the maximum riser shall be 7 inches (1 cm) and the minimum tread will be 9 inches (23 cm). However, for staircases to lofts, circular staircases to non-public access mezzanines and heights not exceeding 7 feet 6 inches (2.25 m) staircase risers and treads will be worked out through the following formula: 2 R + T = 22 where R is riser and T is tread and the minimum T is 6 inches.

 

9-8.2. For all buildings other than Category I buildings and bungalows, the minimum width of staircases shall be 4 ft.(1.2m). The distance from any point to the nearest staircase shall not exceed 100 ft. (30m). The minimum clear headroom under beams and stair landing shall be 7 ft.(2.1m).

9-8.3. Other than bungalows, all staircases shall be provided with a handrails.

 

9.8.4. A handrail shall be provided on each side of the staircase when the staircase is 6ft (1.8m) wide or more.

 

9-8.5. For all buildings other than bungalows there shall not be more than 15 risers between each landing in a straight flight. Depth of the landing shall not be less than the width of the flight.

 

9-8.6. Winders shall be permitted in Category I buildings and bungalows only.

 

9-9. Lifts

No lift will be of capacity less than 6 person, and lifts shall conform to the technical provisions of BS5655 with respect to all safety devices, procedures of examination and annual testing/certification of lifts by a professional engineer of concerned disciplines.

The following recommendations will be considered in the design of lifts:-
Minimum provision of Lifts.

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