DIRECTORATE OF TOWN AND
COUNTRY PLANNING
Government of Andhra Pradesh
FUNCTIONS OF DT&CP
COMMON BUILDING RULES
1
Directorate of Town & Country Planning, Government of A.P.
FUNCTIONS:
DTCP is an apex body in Planning and Development issues in Urban and
Rural areas in the State.
TECHNICAL STATUTORY FUNCTIONS:
 Preparation of General Town Planning Scheme for ULBs (Master Plan)
 Preparation of Indicative Land Use Plans for RLBs .
 Technical Approval of Layouts in Urban & Rural areas.
 Technical Approval of Building Plans (Group Housing), Commercial
Complexes and Major Buildings in Urban & Rural areas.
 Technical Clearance of Installations (Industries) in Urban & Rural areas.
 NOC for Cinema Theatres / Multiplex in Urban & Rural areas.
 Approval of Road Development Plans.
 Appraisal of variations to the sanctioned Master Plans.
 Preparation of and approval of type designs for Community
and Public buildings.
2
Directorate of Town & Country Planning, Government of A.P.
ACT PROVISIONS
URBAN LOCAL BODIES
 A.P. Town Planning Act 1920
 A.P. Municipal Corporation Act 1955
 A.P. Municipalities Act 1965
 A.P. Cinematography Act 1962
 A.P. Agricultural Land (Conversion for Non
Agricultural Purposes) Act, 2006.
RURAL LOCAL BODIES
 A.P. Panchayat Raj Act 1994
 A.P. Agricultural Land (Conversion for Non
Agricultural Purposes) Act, 2006.
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Directorate of Town & Country Planning, Government of A.P.
ADVISORY FUNCTIONS TO:

A.P. Housing Board

Andhra Pradesh Industrial Infrastructure Corporation

A.P. Pollution Control Board

Rajiv Swagruha Housing Corporation Ltd.

Government on planning matters

Urban Development Authorities
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Directorate of Town & Country Planning, Government of A.P.
STRUCTURE OF THE DEPARTMENT
5
Contd..
Directorate of Town & Country Planning, Government of A.P.
STRUCTURE OF THE DEPARTMENT
There are 6 Regional Offices each headed by Regional Deputy
Director of Town and Country Planning
Sl.
No.
Regional Office
Head Quarter
Districts in the jurisdiction of Regional Office
1
Vishakapatnam
Srikakulam
Vizianagaram
Vishakapatnam
2
Rajahmundry
East Godavari West Godavari Krishna
3
Guntur
Guntur
Prakasam
SPSR Nellore
4
Ananthapur
Ananthapur
YSR Kadapa
Chittoor
Kurnool
5
Warangal
Warangal
Adilabad
Kareemnagar
Khammam
6
Hyderabad
Rangareddy
Nalgonda
Nizamabad
Medak
Mahaboobnagar
6
Contd..
Directorate of Town & Country Planning, Government of A.P.
STRUCTURE OF THE DEPARTMENT
The Department is functioning on four-tier system i.e.,
1. Head Quarters for overall Town Planning Administration of the State
and providing policy guidance & monitoring
2. Regional level for better coordination and liaison between
Regional level administration and grass root level Local Bodies
the
3. District level for better coordination and liaison between the State
Level Administration and District level administration
4. At the grass root level i.e. Urban Local Bodies
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Directorate of Town & Country Planning, Government of A.P.
ORGANIZATION CHART: HEAD OFFICE
DIRECTOR
JOINT
DIRECTOR (RE)
DEPUTY DIRECTOR
JOINT
DIRECTOR (MP)
DEPUTY DIRECTOR
DEPUTY DIRECTOR
PLANNING
ASST DIRECTOR
SUPT.
VIGILANCE
TPA
AO(GE)
ASST DIRECTOR
TPA
SO(AC)
ASST DIRECTOR
TPA
AO(I)
DEPUTY DIRECTOR
IDSMT
ASST DIRECTOR
ASST DIRECTOR
TPA
TPA
AO (M.E)
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Directorate of Town & Country Planning, Government of A.P.
ORGANIZATION CHART: REGIONAL OFFICE
RDDTP
ASST DIRECTOR
TPA(MPSU)
ADM
OTHER STAFF
TPA
TPA
ADM
ADM
OTHER STAFF
SUPDT
OTHER STAFF
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Directorate of Town & Country Planning, Government of A.P.
ORGANIZATION CHART: DISTRICT OFFICE
DTCPO
TPA
SURVEYOR
TPA
SURVEYOR
SURVEY ASSTS
(OUTSOURCING)
Sr. ASST.
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Directorate of Town & Country Planning, Government of A.P.
DECENTRALIZATION OF THE FUNCTIONS OF DT&CP
Regional Offices
(As per the powers delegated)
Urban local bodies (Municipalities / Corporations)







Technical clearance of Layouts up to an extent of 1 Hectare
(Acs.2.50)
Approval of Layouts for Weaker Section Housing
Sub-division of Plots in approved Layouts.
Buildings of height below 18m (Stilt + G+4 Floors) up to an
extent of 1000sq.m of site area.
Preparation of Road Development Plans.
Industrial clearances (Plant and machinery cost up to Rs.5.00.
crore)
Annual inspection of Municipalities
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Contd..
Directorate of Town & Country Planning, Government of A.P.
DECENTRALIZATION OF THE FUNCTIONS OF DT&CP
Regional Offices
(As per the powers delegated)
Rural Areas (Gram panchayats)






Technical clearance of Layouts up to an extent of 2 Hectares
(Acs.5.00).
Approval of Layouts for Weaker Section Housing
Sub-division of Plots in approved Layouts.
Industrial clearances (Plant and machinery cost up to Rs.5.00.
crore)
Preparation of Indicative Land Use Plans for Mandal Head
Quarters (Gram Panchayats) (As per G.O.Ms.No.569 Revenue
(Mandal) Department, Dt.22-05-1985).
Annual inspection of Mandal Head Quarters (Gram
Panchayats).
12
Contd..
Directorate of Town & Country Planning, Government of A.P.
DECENTRALIZATION OF THE FUNCTIONS OF DT&CP
District Offices (As per the powers delegated)
Rural Areas (Gram panchayats)

Technical clearance of Layouts up to an extent of 1 Hectare
(Acs.2.50) (Not covered in GTP Schemes)

Sub-division of Plots in approved Layouts

Approval of Layouts for Weaker Section.

Buildings of more than 3 Floors or 9m height in an extent not
exceeding 450Sq.m of site area.

Industrial clearances (Investment up to Rs.1 Crore in Plant and
machinery).

Preparation of Indicative Land Use Plans for Grampanchayats
(other than MHQ’s).

Annual inspection of Gram Panchayats (other than MHQ’s).
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Directorate of Town & Country Planning, Government of A.P.
STATUS OF GENERAL TOWN PLANNING SCHEMES
(MASTER PLAN):
S.
No
1
2
3
4
5
6
7
8
Details
Total
ULBs in the jurisdiction of UDAs
Balance ULBs in the jurisdiction of DTCP
Master Plans Sanctioned / formally approved
Master Plans under preparation
Under Preparation by the Consultants
Master Plans to be taken up
Master Plans prepared and pending with District
Collector for rehabilitation of built up area
(covered under open cast area)
No. of
ULBs
124
20
104
88
10
2
2
2
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Directorate of Town & Country Planning, Government of A.P.
NEW BUILDING RULES

First approved and implemented for GHMC and HMDA Areas
(vide GOMs No. 86 MA Dt. 3.3.2006)

Then extended to other 2 metro regions, viz. Visakhapatnam &
Vijayawada UDAs vide GOms No. 678 MA Dt. 9.7.2008

Later on to all other ULBs and UDAs vide G O Ms No. 302 MA
Dt.15.04.2008
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Directorate of Town & Country Planning, Government of A.P.
PURPOSE OF BUILDING RULES

Basic instrument for regulating all building activities

- in the interest of public health,
public safety
and public convenience
- For operationalising planned development
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Directorate of Town & Country Planning, Government of A.P.
PARAMETERS OF BUILDING RULES

Building volume (FAR, coverage, etc.)

External aspects (setbacks, height, etc.)

Standards and specifications of construction

Internal building standards and specifications are given as per
the National Building Code
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Directorate of Town & Country Planning, Government of A.P.
BUILDING PARAMETERS (Contd.)
It regulates








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The plot size
Abutting road width
Setbacks
Height
Plot coverage
Floor Area Ratio
Parking requirements
Restriction of buildings in certain areas, Enforcement
Directorate of Town & Country Planning, Government of A.P.
SALIENT FEATURES OF PRESENT BUILDING RULES







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Issued in 1998 vide GOMs 423 Dt. 31-7-1998
Streamlining of building approval procedure
Empowers architects to approve normal residential
buildings
Time limit requirement brought down to one month
Provisions for Rain Water harvesting
Rationalised Parking requirements
Security Deposit to discourage violations
Directorate of Town & Country Planning, Government of A.P.
PRESENT BUILDING RULES
SHORTCOMINGS

Built-up area & height not consistent with abutting road width

No uniform Building Line and plot size

No deterrent penal provisions

Large plot size requirements and more setbacks for various uses resulting
in violations
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
No encouragement for gated and planned housing development

No gradation of Multi-storied buildings w.r.t abutting road widths
Directorate of Town & Country Planning, Government of A.P.
CONSULTATIVE PROCESS IN FINALISING THE PROPOSED
BUILDING RULES

Draft rules were notified for objections & suggestions

Consultative meetings with all stakeholders held in Visakhapatnam,
Vijayawada & Hyderabad

Draft was examined & modified by a Committee consisting of senior
officials and experts headed by Principal Secretary, I&TC Dept.

Draft further examined & modified by High level Committee headed
by Spl. Chief Secretary
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Directorate of Town & Country Planning, Government of A.P.
SALIENT FEATURES OF PROPOSED BUILDING RULES
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
Initially applicable to MCH & HUDA Area

Later on extended to Municipal Corporations & Municipalities.

Minimal parameters, i.e.,
◦
Only setbacks and height stipulated.
◦
A single and Common Table for all types of buildings.

Separate stipulations for old and congested areas

Uniform Building line for all areas.
Directorate of Town & Country Planning, Government of A.P.
SALIENT FEATURES (Contd.)

Building height specified based on area and location viz.,
◦ Congested areas
◦ existing areas
◦ new and developing areas
◦ prohibited areas for High Rise Building
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Directorate of Town & Country Planning, Government of A.P.
SALIENT FEATURES (Contd.)


Provisions made
◦
Mandating maintaining of greenery
◦
Flexibility in transferring of setbacks
◦
Solar heating and external lighting
◦
Structure stability and earthquake resistance in major complexes
◦
Facilities for physically handicapped persons in public usage buildings
Encouragement
of
spaces/courtyards
24
U
shaped
buildings
with
central
open
Directorate of Town & Country Planning, Government of A.P.
SALIENT FEATURES (Contd.)
HIGH RISE BUILDINGS

Setbacks made at par with National Building Code. No restriction on
height..

Introduction of differential City level Infrastructure Impact fee above
5 floors – ranging from Rs 25 to 300 psft for residential; Rs 50 to 500psft
for commercial; Rs 10 to 200 for others for GHMC & HUDA area.

Provisions given for various types of High Rise Buildings -mono &
multiple blocks;Podium & Tower block, U shaped & Pyramidal type

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Provisions for Skyscraper zones
Directorate of Town & Country Planning, Government of A.P.
SALIENT FEATURES (Contd.)
PROVISIONS MADE TO ENCOURAGE GROUP & GATED
DEVELOPMENTS
viz. row type, cluster type, group of Apartment blocks &
residential enclaves.
◦ Flexibility given in layout pattern/site planning and design
parameters vis –a-vis traditional plotted development
◦ Common pool parking encouraged
26
Directorate of Town & Country Planning, Government of A.P.
SALIENT FEATURES (Contd.)
PARKING STIPULATIONS
27

Simplified – as a percentage of total built up area; choice
given in type: combination of cellars or in stilt as well as on
upper floors

Encouragement & Incentives for providing parking complexes
in notified areas◦ moratorium on property tax;
◦ no permit fees & charges for granting building permissions
Directorate of Town & Country Planning, Government of A.P.
INCENTIVES PROPOSED FOR COMPLIANCE OF RULES
◦ Incentives by way of rebate in property tax to building owners who
◦ Provides more setbacks
◦ Install and use solar heating and lighting undertake recycling of
waste water and rain water harvesting structures;
◦ Provides at least 25 % additional parking;
28
Directorate of Town & Country Planning, Government of A.P.
ENFORCEMENT MEASURES PROPOSED

Occupancy certificate made compulsory for all buildings

procedure simplified.

For not taking occupancy certificate◦ levy of penalty by functional agencies dealing with electricity,
water supply, drainage and sewerage.
◦ levy of 2 times the property tax by the local authority

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Compulsory licensing of builders and developers along with other
technical personnel;
Directorate of Town & Country Planning, Government of A.P.
ENFORCEMENT MEASURES PROPOSED (Contd.)

Sanction and release of building plan given only after owner hands
over the GF/FF to sanctioning authority as surety

Registering Authority to register built up area as per sanctioned plan
only and maintain Prohibitory Register

Financial institutions to extend loan facilities only to extent of built up
area in sanctioned plan
30
Directorate of Town & Country Planning, Government of A.P.
ENFORCEMENT MEASURES PROPOSED (Contd.)

Provision for compounding of up to 10% setback violations (except
front setback) by the sanctioning authority – at Rs. 1000 per sq.m in
MCH
&
Municipal
Corporations
and
Rs.500/-
per
sq.m
for
Municipalities and UDA areas.

Owner & Builder to take comprehensive insurance policy which is
forfeited in case of violations

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Provision for constitution of Building Appellate Tribunal
Directorate of Town & Country Planning, Government of A.P.
ENFORCEMENT MEASURES PROPOSED

Provision for constitution of Building Ombudsman

Payment of fees and charges made rational: (only 10 % of
total fees & charges to be paid initially and balance before
release of approved plans)
32
Directorate of Town & Country Planning, Government of A.P.
NEW BUILDING RULES

These have been made in sync with National Building Code
and other Acts and rules and Government policies, viz.:

Fire Services Act,1999

IT Policy

Tourism Policy

Multiplexes and Shopping Malls policy
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THANK YOU ALL
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