Delhi development authority

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Building Bye-laws applicable for the 'development areas' of the Delhi Development Authority within the Union Tenitory of Delhi-Building Bye-Laws, 1983.

Published in Extra-Ordinary Part IV of Delhi Gazette, published by the Government ofIndia (Delhi Administration) vide S.O. No. 104 dated 23-6-1983.

File No. F 16 (153)/76-M.P. Dated the 23rd June, 1983.

In exercise of the powers confened under sub-section (1) of Section 57 of Delhi Development Act, 1957the Delhi Development Authority, with the previous approval of the Administrator of Union Tenitory of Delhi read with notification No.-18011(25)/67-UD, Gov!. ofIndia, Ministry of Health & Family WelfaTe and Urban Development dated 14th February, 1 969, make the following regulations under clauses (e), (h)& (i) of the said section.

2. The regulations earlier notified under these clauses vide Notifications No. S.O. 513, dated 26-2-1959 Gazette ofIndia, Part-II, Section 3 (ii) dated 7-31959 and the building bye­laws in force, as adopted by the Delhi '''Development Authority, vide Resolution No. 229 dated 1-5-1965 and subsequent resolutions and amendments thereof shall stand superseded from the date the Building Bye-Laws for Union Tenitory of Delhi, 1983 have come into force.



1.1 These bye-laws shall be called the Building Bye-Laws for Union Tenitory of Delhi, 1983, under jurisdiction of Delhi Development Authority.

1.2 These bye-laws shall apply to building activity under jurisdiction of DDA except JJ/ Resettlement Colonies/unauthorised colonies to be regularised/regularised urban villages/ Rohini.

.3 These bye-laws shall come into force with immediate effect.



2.0 1 In these bye-laws, unless the context otherwise requires the definition given under 2.1 to 2.90 shall have the meaning indicated against each term.

2.02 The words and expressions not defined in these bye-laws shall have the same meaning or sense as in the Delhi Development Act, 1957 and the Master Plan for Delhi.

2.03 All mandatory Master Plan/Zonal regulations regarding use, coverage, FAR, set-backs, open spaces, height. mm1ber of storeys, number ofD.V's parking standards etc. for various categories of buildings including modifications there in made from time to time shall be applicable mutatis-mutandis in the building regulations under this clause. All amendments/ modifications made in these regulations will automatically be included as part of these Bye­Laws.

Note:- Extract relating to these regulation/provisions are reproduced as it's from the Master Plan at Annexure' J' which includes amendment upto 1 st June, 1983.

2.1 Act-Delhi Development Act, 1957.

2.2 Air Conditioning-The process of treating air so as to control simultaneously its tem-

perature, humidity, cleanliness and distribution to meet requirement of conditioned space.

2.3 Alteration-A change from one occupancy to another or a structural change, such as an addition to the area or height, or the removal of a part of a building, or any change to the structure, such as the construction of cutting into for removal of any well, partition, column, beam, joist floor or other support, or a change to or closing of any required means of ingress or egress or a change to the fixture or equipment.

2.4 Approved-Approved by the Delhi Development Authority.

2.5 Authority Having Jurisdiction- The Delhi Development Authority hereinafter called

the' Authority'.

2.6 Automatic Sprinkler System-An arrangementof piping and sprinklers, designed to operate automatically by the heat offire and to discharge water upon that fire and which may


imultaneously give automatic audible alarm.

~. - Balcony-Horizontal cantilevered projection including a hand-rail or balustrade to serve ..s passage or sitting out place.

2.8 Barsati-Habitable room/rooms on the roof of building with or without toilets/kitchen.

_.9 Basement or Cellar-The lower storey of a building below or partly below ground level.

_.10 Building-Any structure for whatsoever purpose and whatsoever material constructed and every part thereof whether used as human habitation or not and includes foundation, linth walls, floors, roofs, chimneys, and building services, fixed platforms, verandahs, bal­ony, or projection part of a building anything affixed thereto or any wall enclosing or in­tended to enclose any land or space and signs and outdoor display structures, monuments,

memorials or any contrivance of permanent nature/stability built under or over ground .

. 11 Building, Height 0/- The vertical distance measured in the case of flat roofs, from the average level of the centre line of the adjoining street to the highest point of the building adjacent to the street, wall; and in the case of pitched roofs, upto the point where the external surface of the outer wall intersect the finished surface of the sloping roof, and in the case of gables facing the road, the mid-point between the eaves level and the ridge, Architectural features serving no other function except that of decoration shall be excluded for the purpose of taking height. If the building does not abut on a street, the height shall be measured above the average level of the ground and contiguous to the building.

2.12 Building Line-The line upto which the plinth of a building adjoining a street or an extension of a street or on a future street may lawfully extend. It includes the lines prescribed in the Delhi Master Plan or specifically indicated in any Scheme or Layout Plan, or in these Bye-Laws.

2.13 Cabin-A room constructed with non-load bearing partition/partitions with minimum width of2.0 mtr. provided light and ventilation standards prescribed in these bye-laws are met with or the provision oflight and ventilation is to the satisfaction of the authority.

2.14 Chhajja-A continuous sloping or horizontal overhang.

2.15 Chimney-The construction by means of which a flue is formed for the purpose of carry­ing the products of combustion from a heat producing appliance to the open air. Chimney includes chimney stack and the flue pipe.


2.16 Combustible l04aterial-A material, if it burns or adds heat to a fire when tested for combustibility in accordance with good practice.

2.17 Conversion-The change of an occupancy to another occupancy or change in building structure or part thereof resulting into change of space or use requiring additional occupancy celiificate.

2.18 Courtyard-A space permanently open to the sky, enclosed fully or partially by build­ings and may be at ground level or any other level within or adjacent to a building.

2.19 Covered Area-Ground area covered immediately above the plinth level covered by the building but does not include the spaces covered by;

a) Garden, rockery, well and well structures,plant nursery, water-proof, swimming pool (if uncovered), platform around a tree, tank, fountain, bench, CHABUTRA with open top and unenclosed on sides by walls and the like;

b) Drainage culvert, conduit, catch-pit, gully-pit, chamber, gutter and the like; and

c) Compound wall, gate, slide swing canopy, areas covered by Chhajja or like projections and straircases which are uncovered and open at least on three sides and also open to sky.

2.20 Damp Proof Course-A course consisting of some appropriate waterproofing material provided to prevent penetration of dampness or moisture.

2.21 Detached Building-A building whose walls and roofs are independent of any other building with open spaces on all sides as specified.

2.22 Drain-A line of pipes including all fittings and equipment such as manholes, inspection chambers, traps, gullies and floor traps used for the drainage of a building, or a number of buildings or yards appurtenant to the buildings, within the same curtilage. Drain shall also include open channels used for conveying surface water.

2.23 Drainage-The removal of any liquid bya system constructed for this purpose.

2.24 Enclosed Staircase-A staircase separated by fire resistant walls from the rest of the building.

2.25 Existing Building or Use-A building, structure or its use as sanctioned/approved/ regularised by the Competent Authority, existing before the commencement of the bye-laws.


Edt-A passage, channel or means of egress from any buildings, storeys or floor area to _ ~::-eet or other open space of safety .

. 1 Vertical Exit-A Vertical is a means of exit used for ascension or descension between or more levels including stairways, smoke proof towers, ramps, and fire escapes.

:. 26.2 Horizontalli-xit-A horizontal exit is a protected opening, through or around a fire wall a bridge connecting two buildings.

:'_~6.3 Outside Exit-/\n outside exit is an exit from the building to a publicway, to an open 2:"ea leading to public way or to an enclosed fire resistive passage leading to a public way.

_._7 External Wall- An outer wall of a building not being a party wall even though adjoining ·0 a wall of another building and also means a wall abutting on an interior open space of any uilding.

_._8 Fire Alarm System-An anangement of call joints or detectors, sounders and other equip­ments for the transmission and indication of almm. Signals for testing of circuits and when­ver required for the operation of auxiliary services. This device may be workable automati­ally or manually to alert the occupants in the event offire.

_.29 Fire Lifi-One of the lifts specially designed for use by fire service personnel in the event of fire.

_.30 Fire Proof Door-A door or shutter fitted to a wall opening and constructed and erected with the requirement to check the transmission of heat and fire for a specified period.

_.31 Fire Resisting A1aterial- Material which has certain degree of fire resistance.

_.31.1 Fire Resistance- The time during which it fulfils its function of contributing to the fire safety of a building when subjected to prescribed conditions of heat and load or restrain. The fire resistance test of struc,tures shall be done in accordance with good practice.

_.32 Fire Separation-The distance in metres measured from other building on the site, or from other site, or from the opposite of a street or other public space to the building .

. 33 Fire Service Inlets-A connection provided at the base of a building for pumping up water through in-built fire fighting anangements by fire service pumps in accordance with the recommendation of the fire Services Authority.


2.34 Fire Tower- An enclosed staircase which can only be approached from the various floors through landings or lobbies separated from both the floor areas and the staircase by fire resisting doors, and open to the outer air.

2.35 Floor- The lower surface in a storey on which one normally walks in a building. The general term, floor, unless otherwise specifically mentioned, shall not refer to a mazzanine floor.

Note: The sequential numbering of floor shall be determined by its relation to the determin­ing enterance level. For floors at or wholly above ground level the lowest floor in the building with direct entrance from the road/street shall be termed as Ground floor, The other floors above ground Floor shall be numbered in sequence as Floor 1, Floor 2, etc. with number increasing upwards.

2.36 Floor Area Ratio (F AR)- The quotient obtained by dividing the total covered area (plinth area) on all floors multiplied by 100 by the area of the plot.

Total covered area of all floors x 100


Plot Area

2.37 F'ooting- A foundation unit constructed in brick work, masonry or concrete under the base of a wall or column for the purpose of distributing the load over a large area.

2.38 Foundation- That part of the structure which is in direct contact with and transmitting loads to the ground.

2.39 Gallery- An intermediate floor or platform projecting from a wall of an auditorium or a hall providing extra floor area, additional seating accommodation etc.

2.40 Garage, Private- A building or out-house designed or used for the storage of private owned motor driven or other vehicles.

2.41 Garage, Public- A building or portion thereof designed other than a private garage, operated for gain, designed or used for repairing, servicing, hiring, selling or storing motor driven or other driven vehicle.

2.42 Habitable Room- A room occupied or designed for occupancy by one or more persons


for study, living, sleeping, eating, kitchen if it is used as living room, but not including bathrooms, watercloset compartments, laundries serving and storage pantries, conidors, cel­lars, attics and spaces that are not used frequently or during extended periods.

2.43 Jhamp- A downward, vertical or sloping projection hanging below any horizontal projection like balcony, canopy,verandahs, passage etc., to provide protection from direct sun and rain.

2.44 Jhot- strip of land permanently left open for drainage purposes not to be used as an accessway and is not a street or be included as a part of set backs.

2.45 Katra or Chawl- A building so constructed as to be suitable for letting in separate tenemants each consisting of a single room, or of two rooms, but not of more then two rooms, and with common sanitary anangements.

2.46 Ledge or Tand- A shelf-like projection, supported in any manner whatsoever except by means of vertical supports within a room itselfbut not having projection wider than 0.9 metre and at a minimum clear height of2.2 meters from the floor level.

2.47 Loft- An intermediary space created by introduction of a slab between floor and ceiling of a room, passage or wherever it is provided with maximum clear height of 1.5 metre for storage purposes only.

2.48 Mumti or Stair Cover-A structure with a covering roof over a staircase and its landing built to enclose only the stairs for the purpose of the providing protection from weather and not used for human habitation.

2.49 Masomy- An assemblage of masonry units properly bonded together with mortar.

2.50 Masonry Unit- A unit whose net cross-sectional area in every plane parallel to the baring surface is 75% or mor~ of its gross cross-sectional area measured in the same plane. It may be either clay brick, stone, concrete block or sand-lime brick.

2.51 Master Plan- The Master Plan for Delhi approved by the Central Government under the Delhi Development Act. 1957 and the amendments made from time to time.

2.52 Mezzanine Floor- An intermediate floor between two floor levels above ground floor and at least one side of it should form an integral part of spacelfloor below.


2.53 Non-Combustible- A material witch does not burn nor add heat to a fire when tested for combustibility in accordance with good practice.

2.54 Occupancy Or Use Group-The principal occupancy for which a building or a pat1 of a building is used or intended to be used, for the purposes of classification of a building according to the occupancy, an occupancy shall be deemed to include subsidiary .occupancies which are contingent upon it.

The occupancy classification shall have the meaning given from 2.54.1 to 2.54.9 unless otherwise spelt out in Master Plan.

2.54.1 Residential Buildings- These shall include any building inwhich sleeping accommo­dation is provided for normal residential purposes with or without cooking or dining or both facilities.!t includes one or two or multi family dwellings, lodging or rooming houses, dormi­tories, apartment houses and flats and hotels.

2.54.2 Educational Buildings-These shall include any building used for school, college or day-care purposes for more than 8 hours per week involving assembly for instruction, educa­tion or recreation.

2.54.3 Institutional Buildings-These shall include any building or part thereof which is used for purposes such as medical or other treatment or care of persons suffering from physical or mental illness, disease or infirmity, care of infants, convalescents or aged persons and for penal or correctional detention in which the liberty of the inmates is restricted. Institutional buildings ordinarily provide sleeping accommodation for the occupants. It includes hospi­tals, sanatoria, custodial institutions and penal institutions like jails, prisons, mental hospi­tals, reformatories.

2.54.4 Assembly Buildings-These shall include any building or part of a building where group of people congregate or gather for amusement, recreation social, religious, patriotic civil, travel and similar purposes; for example theatres, motion picture houses, assembly halls, auditoria, exhibition halls, museums, skating rinks, gymnasium, restaurants, places of worship, datlCe halls, club rooms, passenger stations, and terminals of air surface and other public transportation services, recreation piers and stadia.

2.54.5 Business Buildings-These shall include any building or part of a building which is used for transaction of business for the keeping of accounts and records for similar pur­poses, doctors' service facilities, barber shops, city halls, town halls, court houses, libraries shall be classified in this group in so far as principal function of these is transaction of public business and the keeping of books and records.


~.54.6 Mercantile Buildings-These shall include any building or part ofa building which is used as shops, stores, market, for display and sale of merchandise either wholesale or retail. Office, storage and service facilities incidental to the sale of merchandise and located in the same building shall be included under this group.

2.54.7 Industrial Buildings-These shall include any building or part of a building or struc­ture, in which products or materials of all kinds and properties are fabricated, assembled or processed, refineries, gas plants, mills, dairies, factories, etc.

2.54.8 Storage Buildings-These shall include any building or part of a building used prima­rily for the storage or sheltering of goods, wares or merchandise, like warehouses,coJd stor­ages, freight depot,transit sheds, store houses/garages,hangars, truckterrminals.grain eleva­tors, barns and stables.

2.54.9 Hazardous Building-These shall include any building or part of building which is used for the storage, handling, manufacture or processing of highly combustible or explosive materials or products which are liable to bum with extreme rapidity and/or which may pro­duce poisonous fumes or explosions for storage,handling, manufacturing or processing which involve highly corrosive, toxic or noxious alkalies, acid or other liquids or chemicals pro­ducing flame, fumes, and explosi ve, mixtures of dust or which result in the division of matter into fine particles subject to spontaneous ignition.

2.55 Open Space-An area, forming an integral part of the site, left open to the sky.

2.56 Owner-This owner is a person, group of persons, a Company, Trust, Institute, Regis­tered Body, State or Central Government & its attached subordinate Departments, Undertak­ing and like in whose name the property stands registered in the revenue records.

2.57 Parapet-A low wall or railing built along the edge of a roof or a floor.

2.58 Parking Space-An area enclosed or unenclosed, covered or open, sufficient in size to park vehicles, together with a driveway connecting the parking space with a street or alley and permitting ingress and egress ofthe vehicles.

2.59 Partition-An interior non-load bearing wall, one storey or part storey in height.

2.60 Party Wall-It includes:

a) a wall forming part of a building, and being used or constructed to be used in


any part of the height or length of such wall for separation or adorning buildings belonging to different owners or occupied or constructed or adapted to be occu­pied by different persons; or

b) a wall forming part of a building and standing in any part of the length of such wall, to a greater extent than the projection of the footing on one side on grounds of differ­ent owners.

2.61 Permanent Open Air Space-Air space is deemed to be permanently open if:

a) it is a street or or it is encroached upon by no structure of any kind; and

b) its freedom from encroachment in future by a structure of any kind is assured either by law or by the fact that the ground below it is a street or is permanently and irrevo­cably appropriated as an open space provided that in determining the open air space required in connection with construction work on a building any space occupied by an existing structure may, if it is ultimately to become a permanently open air space, be treated as if it were already a permanently open space;

2.62 Permit-A permission or authorisation in writing by the Authority (DDA) to carry out the work regulated by the Bye-laws.

2.63 Plinth-The portion of a structure between the surface of the surrounding group and surface of the floor, immediately above the ground.

2 .. 64 Plinth Area-The built up covered area measured at the f100r level of the basement or of any storey.

2.65 Porch-A covered surface supported on pillars or otherwise for the purpose of pedes­trian or vehicular approach to a building.

2.66 Licenced Architect/Engineers/Group/Supervisors/Plumbers-A qualified Architect, Engineer, Group, Plumber who has been enrolled/licensed by the Authority.

2.67 Road/Street-Any highway, street, lane, pathway, alley, stairway, passageway, carriageway, footway, square, place or bridge, whether a thoroughfare or not, over which the public have a right of passage or access or have passed and had access uninterruptedly for a specified period, whether existing or proposed in any scheme, and includes all bunds, chan­nels, ditches, storm-water drains, culverts, sidewalks, traffic islands, roadside trees and hedges, retaining walls, fences, barriers and railings within the street lines.


_.68 Road/Street Level or Grade- The officially established elevation or grade of the central line of the street upon which plot fronts and if there is no officially established grade, the existing grade of the street at its mid-point.

2.69 Road/Street Line-The line defining the side limits of a street.

2.70 Room Height-The vertical distance measured from the finished floor surface to the finished ceiling.

2.71 Row Housing-A row of houses with only front, rear and interior open spaces.

2.72 Semi-Detached Building-A building detached on three sides with open spaces.

2.73 Service Road-A road/lane provided at the rear or side of a plot for service purposes.

2.74 Set Back Line-A line usually parallel to the plot boundaries or centre line of a road and laid down in each case by the Authority or as per recommendations of Master/Zonal Plan, beyond which nothing can be constructed towards the plot boundries, excepting with the permission of the Authority.

2.75 Site or Plot-A parcel/piece ofland enclosed by definite boundries.

2.76 Site Corner-A site at the junctions of and fronting on two or mores intersecting streets.

2.77 Site, Depth of-The mean horizontal distance between the front and rear site boundries.

2.78 Site, Double Frontage-A site, having a frontage on two streets other than a comer plot.

2.79 Site, Interior or Tandem-A site, access to which is by a passage from a street whether such passage forms part of the site or not.

2.80 Smoke Stop Door-A door for preventing or checking the spread of smoke from one area to another.

2.81 Storage-A space where goods of any kind or nature are stored.

2.82 Store Room-A room used as storage space.

2.83 Storey-The portion of a building included between the surface of any floor and the surface of the floor next above it, or ifthere be no floor above it, then the space between any floor and the ceiling next above it.


2.84 To Abut-To be positioned juxtaposed to a road, lane, open space, park, building etc.

2.85 To Erect-To erect a building means:

a) To erect a new building on any site whether previously built upon or not;

b ) To re-erect any building of which portions above the plinth level have been pulled

down, burnt or destroyed; and

c) conversion from one occupancy to another.

2.86 Travel Distance-The distance from the remotest point on a floor of a building to a place of ~afety be it a vertical exit, horizontal exit or an outside exit measured along the line of travel.

2.87 Unsafe Building-Unsafe buildings are those which are structurally unsafe, insanitary or not provided with adequate means of egress or which constitute a fIre hazard or are other­wise dangerous to human life or which in relation to existing use constitute a hazard to safety or health or public welfare, by reason of inadequat maintenance, dilapidation or abandon­ment.

2.88 Water Closet (WC)-A privy with arrangement for flushing the pan with water. It does not include a bathroom.

2.89 Width o.f Road- The whole extent of space within the boundries of road when applied to a new road, as laid do\\-'ll in the surveys of the city or development plans and measured at right angles to the course or intended course of direction of such road.

2.90 Window-An opening to the outside other than a door which provides all or part of the required natural light or ventilation or both to an interior space and not used as a means of egress/ingress.


3.1 In addition to the provision of Delhi Development Act, 1957, the building bye-laws shall apply to the building regulation, activity, in the Union Territory of Delhi under the jurisdiction of the Delhi Development Authority as given in clause under 3.2 to 3.6.

3.2 Where a building is erected, the Bye-law applies to the design and construction of the building.


3.3 Where the whole or any part of building is removed, the Bye-laws applies to all parts of the building whether removed or not.

3.4 Where the whole or any part of the building is demolished the Bye-laws apply to any remaining part and to work the involved in demolition.

3.5 Where a building is altered (See-Bye-laws No.6.4 and 6.4.1), the bye-laws apply to the whole building whether existing or new except that the Bye-law applied only to part if that part is completely self contained with respect to facilities and safety measures required by the Bye-law.

3.6 Where the occupancy of a building is changed, the Bye-law applies to all parts of the building affected by the change.

3.7 Existing Approved Building-Nothing in the Bye-law shall require the removal, alter­ation or abandonment, nor prevent continuance of the use or occupancy of an existing ap­proved building, unless in the opinion of the Authority, such building constitutes a hazard to the safety ofthe adjacent property or the occupants of the building itself.


4.1 In the bye-laws, the use of present tense includes the future tense, the masculine gender includes the feminine and the neuter, the singular number includes the plural and the plural includes the singular. The word 'person' includes a Corporation as an individual, writing includes printing and typing and 'signature' includes thumb impression made by a person who cannot write ifhis name is written near to such thumb impression.


5.1 No person shall erect, re-erect or make alterations or demolish any building or cause the same to be- done without· first obtaining a separate building pennit for each such building from the Authority.

5.2 Pre-Code Building Permit-If any building, permit for which had been issued before the commencement of the Bye-laws,ifnot wholly completed within a period of two years, from the date of such permit, the said permission shall be deemed to have lapsed and fresh pem1it shall be necessary to proceed further with the work in accordance with the provision of the Bye-laws.



6.1 Notic.e-Every person who intends to erect, re-erect or make alterations in any place in a building or demolish any building shall give notice in writing to the Authority of his said intention in the prescribed form (See Appendix A) and such notice shall be accompanied by plans and statements in sufficient (See-Bye-IawNo. 6.1.1) copies, as required under Bye­law No. 6.2 ~d 6.3. The plans may be ordinary prints on ferro paper or any other type. One of them shall be cloth mounted. One set of such plans shall be released and the rest retained in the office of the Authority for record after the issue of permit or a refusal.

6.1.1 Copies of Plans and Statements-Normally 4 copies of plans and statements shall be made available alongwith the notice. In case of building schemes where the clearance is required from Delhi Fire Service (See bye law No., the number of copies of the plan and statements accompanying the notice shall be 6. In case of schemes requiring clearance of Delhi Urban Arts Commission, the number of copies shall be 8 and in addition special draw­ings and models as desired by Delhi Urban Arts Commission shall be made available. In case of sites requiring the clearance of Land and Development Office, 9 copies of the plan shall be made available.

6.2 Information Accompanying Notice-The notice shall be accompanied by the site plan, building plans, services plans, specification and certificate of supervision and ownership title and other documents as prescribed by the Authority and in clauses 6.2.1 to 6.2.6

6.2.1 SIZE OF DRAWING SHEETS AND COLOURING OF PLANS The size of drawing sheets shall by any of those specified in table 1.


1. 2. 3. 4. 5. 6.



AO Al A2 A3 A4

Trimmed Size, mm

841x1189 594x 841 420x 594 297x 420 210x 297

148x 210 Colouring Notations jor Plans-The plans shall be colomed as specified in Table 2.

Further, prints of plans shall be on one side of paper only. Dimensions-All dimensions shall be indicated in metric units.


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