Excerpt of Building Bye-Laws


  • Building Bye-Laws are legal tools used to regulate coverage, height, building bulk, and architectural design and construction aspects of buildings so as to achieve orderly development of an area.
  • They are mandatory in nature and serve to protect buildings against Fire, Earthquake, Noise, Structural Failures and Other Hazards.
  • Salient features of Building Bye-Laws includes Safety and Security, Barrier Free Environment, Environmental Concerns, Adoption for Modern Construction Technology, Swachh Bharat Mission, Rain Water Harvesting and Effects of Communication Technology etc.

Building Bye-Laws contain regulations related to:-

Building Height means the vertical distance measured in the case of flat roofs, from the average level of the center line of the adjoining street to the highest point of the building adjacent to the street; and in the case of pitched roofs, up to the point where the external surface of the outer wall intersects the finished surface of the sloping roof and in the case of gables facing the road, the midpoint between the eaves level and the ridges.

Building Norms

  • Provision of Lifts : Provision of the lifts shall be made for all Multi-Storeyed Building having a height of 15.0 m and above and the provision of lift for EWS/LIG houses in Apartment/ Housing Project building with a height less than 15 mtr. shall not be insisted.
  • Lift Enclosure/ Lift : For buildings 15.0 m. and above in height, collapsible gates shall not be permitted for lifts and solid doors with fire resistance of at least one hour shall be provided.
  • Automatic Sprinklers :
    • Automatic sprinkler system shall be installed if all buildings are of 24 m. and above in height, except Housing Projects and 45 m. and above in case of apartment /Housing Projects society building.
    • Hotels below 15 m in height and above 1000 square meters built up area at each floor and or if basement is existing.
  • Fire Alarm System : All buildings of 15 m and above in height shall be equipped with fire alarm system, and also residential buildings (Dwelling House, Boarding House and Hostels) above 24 m. height.
  • Fire Drills and Fire Orders : All high rise buildings above 30 m in height where covered area of one floor exceeds 1000 square meters except apartments / Housing Projects shall be equipped with Fire Drills and shall have to take fire order from Chief Fire officer.
  • Petrol Pump and Compressed Natural Gas Station : For Construction of Petrol Pump and Compressed Natural Gas Station, the max. height should be 7 meters.
  • Outhouse : For Construction of Outhouse, the max. height should not exceed 3 m.
  • In case of buildings more than 24 m in height, in non-ventilated lobbies, corridors, smoke extraction shaft should be provided.

Certificates/Clearances

  • In case of building of height between 15 m and 30 m, the structural plan and the structural design shall have to be vetted by the Government engineering colleges.
  • In case of building more than 30 meters height, the Structural plan and the structural design shall have to be vetted by any State Resource Centre identified by the Odisha State Disaster Management Authority or any Indian Institute of Technology or National Institute of Technology or Government Engineering Collage or any reputed technical institution identified by the Authority.
  • The validity of the Occupancy Certificate of buildings of 15 meters height and above and special buildings shall be as specified by the Odisha State Fire Service rules in force.
  • No building exceeding 10 meters height shall be permitted without clearance from Police within 200 meters radius from the boundary of the Governor’s House, Odisha State Secretariat, Odisha Legislative Assembly, Residence of the Chief Minister and any other such building notified by the Authority from time to time.

Height Restriction with respect to Approach Funnels : The height restrictions with respect to approach Funnels and Transitional area of Airport shall be as follows:

Height Restriction with respect to Approach Funnels
Sr. No. Distance from nearest runway end (in meters) Maximum Permissible Height above the elevation of the nearest runway end (in meters)
1 Up to 360 0
2 361 to 510 6
3 511 to 660 9
4 661 to 810 12
5 811 to 960 15
6 961 to 1110 18
7 1111 to 1260 21
8 1261 to 1410 24
9 1411 to 1560 27
10 More than 1560 30

Plot Size Wise Permissible Height of Buildings

Sr. No. Plot size (in Square meters) Maximum height of building permissible (in Mts.)
1 Upto 40 --
2 Above 40 & Upto 100 7
3 Above 100 & upto 200 10
4 Above 200 & Upto 300 10
5 Above 300 & upto 400 12
6 Above 400 & upto 500 12
7 Above 500 & upto 750 Less than 15
8 Above 750 Less than 15

Floor Area Ratio or FAR means the quotient obtained by dividing the total covered area on all floors with the area of the plot.

The Floor Area Ratio (F.A.R) for Residential, Commercial, Corporate, IT/ITES buildings shall be decided on the basis of the road width on which the plot/site abuts as specified below:-

FAR As Per Road Width

Sr. No. Road width (in meters) FAR for Commercial / Residential Building FAR for IT/Corporate Buildings
1 Up to 6 1.00 --
2 6 or more & less than 9 1.50 --
3 9 or more & less than 12 1.75 --
4 12 or more & less than15 2.00 2.00
5 15 or more & less than18 2.25 2.25
6 18 or more & less than30 2.50 2.50
7 30 & above 2.75 2.75

Building Norms

  • In case of group housing the maximum permissible FAR shall be 2.00. However additional FAR up to 0.25 shall be allowed for dwelling units meant exclusively for LIG/EWS
  • In case of Institutional and Assembly buildings the maximum permissible FAR shall be 1.5 for plots up to 1000 square meters and 1.75 for plots above 1000 square meters:
    Provided, for hospitals and tertiary healthcare centers, FAR shall be made applicable as per norms specified for commercial buildings.
  • In case of transport related activities such as; railway yards, railway station, bus stands, bus shelters, transport depot, airport, special ware housing, cargo terminals, the maximum permissible FAR shall be 1.00.
  • In case of Industrial building the maximum permissible FAR shall be 1.00.
  • In case a part of the plot is acquired / donated for public purpose like road, drain, etc., the Authority may allow additional FAR up to 0.25 in the form of TDR (Transferable Development Right) as per the modality approved by the Authority.
  • The Authority may allow premium FAR up to 0.25 on IT/ITES buildings on payment of fees to be decided by the Authority from time to time, on roads of width 30 mt. and above. The Authority may refund the fee proportionate to 0.10 premium FAR in case of platinum/ gold certified green buildings
  • Exclusive multi-story parking blocks can be provided within the required setback area without reducing the driveway for the fire tender to the extent of minimum 6 meters which will not be included in the calculation of coverage and FAR.

FAR shall not include:

  • Basements or cellars and space under a building constructed on stilts and used as a parking space, and air conditioning plant room used as accessory to the principal use.
  • Electric cabin or substation, watchman booth of maximum size of 3 Sq.m. with minimum width or diameter of 1.732 m., pump house, garbage shaft, space required for location of fire hydrants, electric fittings and water tank, society room of maximum 12 Sq.mtr.
  • Projections and accessories buildings as specifically exempted from the open space/setback requirement.
  • Staircase room and lift rooms above the topmost storey, architectural features, and chimneys and elevated tanks of dimensions as permissible under the NBC; the area of the lift shaft shall be taken only on one floor

Integrated Township (General)

  • The maximum permissible FAR and maximum permissible ground coverage shall be 2.75 and 40% respectively.

Setback means the distance between the plinth lines of the building and the boundary of the plot.

Minimum Setbacks for Non-High Rise Buildings : The Minimum Setbacks Permissible in a given size Plot for Residential and Commercial Building in Non-High rising category shall be as stated:-

Sr. No. Plot size (in Square meters) Front setback (in meters) - Abutting road width Minimum setbacks other sides (in Meters)
Less than 9 m. 9 Mts and below 12 m. 12 Mts and less than 18 m. 18 Mts and less than 30 m. Above 30 m. Rear side Other side
1 Upto 40 1.0 1.0 1.0 1.0 1.0 -- --
2 Above 40 & Upto 100 1.0 1.0 2.0 2.0 2.0 -- --
3 Above 100 & upto 200 1.0 1.0 2.0 2.0 3.0 1.0 --
4 Above 200 & Upto 300 1.5 1.5 2.5 2.5 3.5 1.0 1.0
5 Above 300 & upto 400 1.5 1.5 2.5 2.5 3.5 1.5 1.0
6 Above 400 & upto 500 1.5 2.0 2.5 3.0 3.5 1.5 1.5
7 Above 500 & upto 750 1.5 2.0 3.0 3.0 4.0 2.0 2.0
8 Above 750 1.5 2.0 3.0 4.0 4.0 3.0 2.5

Building Norms

  • Outhouse : An outhouse with zero rear and one side set back may be permitted on plot having an area not less than 150 square meters.
  • Petrol Pump : For construction of Petrol Pump, the Front set back should be minimum 6 meters.

The setbacks/open spaces for other occupancies shall be as below:-

  • Educational buildings : In case of nursery schools, the open spaces around the building shall not be less than 3 meter and for all other educational buildings the open spaces around the building shall not be less than 6 meter.
  • Institutional buildings : The open spaces around the building shall not be less than 6 meters.
  • Assembly buildings : the open space in front shall be not less than 12 meters and the other open spaces around the building shall not be less than 6 meters.
  • Commercial & Storage buildings : In case of plots with more than 500 sq.mtr. area, the open spaces around the building shall not be less than 4.5m
  • Industrial buildings : The open spaces around the building shall not be less than 4.5 meters for heights up to 15 meters, with an increase of 0.25 meter for every increase of 1 meter or fraction thereof in height.
  • Hazardous occupancies : The open spaces around the building shall not be less than 6 meters.
  • Basti Area : The rear setback and front setback shall not be less than 3.0 m. and 1.5 m. respectively.
  • IT, ITES and other Corporate Buildings : In case of plots up to 750 square meters, the minimum setbacks around the building shall not be less than 3 meters. In case of plots above 750 square meters, the minimum setbacks around the building shall not be less than 4.5 meters.

Minimum Setbacks for High Rise Buildings

Provision of Exterior Open Spaces around the Buildings
Sr. No. Height of the Building Up to (in meters) Exterior open spaces to be left out on all sides (in meters) -(front rear and sides in each plot)
1 15 and above up to 18 6
2 More than 18 & up to 21 7
3 More than 21 & up to 24 8
4 More than 24 & up to 27 9
5 More than 27 & up to 30 10
6 More than 30 & up to 35 11
7 More than 35 & up to 40 12
8 More than 40 & up to 45 13
9 More than 45 & up to 55 14
10 More than 55 16

Road Width or Width of Road/Street means the whole extent of space within the boundaries of a road when applied to a new road/street as laid down in the city survey or development plan or prescribed road lines by any act of law and measured at right angles to the course or intended course of direction of such road.

Building Norms

  • In case of Institutional, Administrative, Assembly, Industrial and other Non- Residential and Non-Commercial activities, the minimum road width shall be 12 meters.
  • In case of Group Housing, The minimum abutting road width shall be 9 m. for non-high rise and 18 m. for high-rise building blocks and must be black topped.
  • Further, in case of layouts for Economically Weaker sections, the minimum road width may be relaxed to 6.0 meters.

Minimum Road Width as per Category wise as follows :-

Sr. No. Category Min. road width(m)
1 Kalyan Mandaps 18
2 Cinema, game centers, Multiplex, convention centers 18
3 Social clubs and amenities 12
4 Multi storey car parking 12
5 Office buildings 12
6 Primary/Upper Primary school 12
7 High School , Residential school 12
8 +2 College / Junior college 12
9 Degree College 18
10 Technical educational institution 18
11 Petrol pumps / Filling stations 18
12 Restaurant 12
13 LPG storages 12
14 Places of congregation 12
15 Public libraries 12
16 Conference hall 15
17 Community hall 12
18 Nursing homes/polyclinics 12

Hierarchy and Width of Roads

The Hierarchy and Width of Roads in cases of sub division layout shall be as per following :-

Minimum road width for Sub-division Layouts
Sr. No. Area for Development (In Ha) Right of Way
1 Up to 1.0 9 meters
2 1.0 to 4.0 12 meters
3 Above 4.0 18 meters
4 Above 10.0 30 meters

Size of the Plot and Road Width

The minimum width of roads within the area of subdivision/ lay out shall be as per following table :

Sr. No. Length of Road in (m) Min. Width of Road
1 Up to 250 9.0
2 Above 250 up to 500 12.0
3 Above 500 to 1000 15.0

Ground Coverage means percentage of covered area on the ground floor which is not open to sky excluding the chajja or roof projections up to 0.75 meter width overhanging the open space to the total plot area.

Building Norms

  • Residential : For construction of building in Open space zone and in Environmentally Sensitive Zone, The maximum coverage shall not exceed 40% of the area.
  • Outhouse : The coverage of the outhouse shall not exceed 30 square meters and the height shall not exceed 3 meters.
  • Basti area : In a Basti area, the coverage shall be limited to 50% of the plot area.
  • Semi- detached and row housing : For row houses the ground coverage shall not be allowed to exceed 60%.
  • Petrol Pump and Compressed Natural Gas (CNG) Station : For Permission of Petrol Pump and Compressed Natural Gas (CNG) Station, the ground coverage shall not exceed 20% of the area.
  • Farm House and Country Homes : For construction of Farm House Building and Country Homes, maximum permissible ground coverage shall be 15%.
  • Integrated Township : Maximum permissible ground coverage shall 40%.
  • Addition/alteration of Existing Building : Proposed coverage of the upper floor shall not exceed 75% of the plinth area of existing floor for organizing an open terrace to facilitate light and ventilation to habitable rooms.

Plot Size means the actual size of plot on a piece of land which is used for human habitation or for any purpose. Size of the plot varies in Residential, Commercial, Industrial, Institutional etc.

Building Norms

  • Basement / Cellar : Individual residential and small commercial buildings (plot size maximum 500 Sq. Meter) may have one basement.
  • Rainwater harvesting system : Provision of rain water harvesting is mandatory for all plots, which are more than 300 Sq.m. in area.
  • Apartment : No apartment building shall be permitted on plots less than 500 Sq. m. in size.
  • Semi-detached and Row Housing : The minimum size of the plot on which a unit of a row housing may be allowed shall be 30 sq. m
  • Petrol Pump: Plot size
    • Only for filling stations - 30 m X 17 m
    • Filling-cum-service station - 36 m X 30 m
    • Frontage of the plot shall not be less than 30 m
  • Compressed Natural Gas (CNG) mother station : The max plot size for Compressed Natural Gas (CNG) mother station should be 36 m X 30 m.
  • Provisions for Farm Houses and Country Homes : Plot size shall not be less than 1.0 Ha and 1000 square meters for Farm Houses and Country Homes; respectively

Minimum Size of Plot

Sr. No. Category Min. size of plot in Sq. m.
1 Kalyan Mandaps 1000
2 Cinema, game centers, Multiplex,convention centers 2000
3 Social clubs and amenities 1000
4 Multi storey car parking 1000
5 Office buildings 300
6 Primary/Upper Primary school 2000
7 High School , Residential school 6000
8 +2 College / Junior college 4000
9 Degree College 6000
10 Technical educational institution 10000
11 Petrol pumps / Filling stations 500
12 Restaurant 500
13 LPG storages 500
14 Places of congregation 500
15 Public libraries 300
16 Conference hall 1000
17 Community hall 500
18 Nursing homes/polyclinics 300

Interior Open Space means at least one side of all the rooms intended for human habitation, if such room does not abut on the front or the rear or the side setbacks, shall abut on an Interior open space whose minimum dimension shall be 3 meters x 3 meters in cases of buildings up to a height of 12 meters. In cases where the height of the building is more than 12 meters, the width of the interior open space shall be increased at the rate of one meter for every additional 3 (three) meters height. This provision shall be applicable to all categories of buildings, namely, residential, apartment, commercial, institutional, administrative, assembly.

Exemption in Open Space : Every open space provided either in the interior or exterior in respect of any building shall be kept free from any erection thereon and shall be open to the sky and no cornice, roof, or weather shade of more than 0.75 m. in width shall overhang or project over such open space.

Regulations for Ventilation Shaft : For ventilating the spaces for water closets and bath rooms if not opening on to front, side, rear and interior open spaces, these shall open on the ventilation shaft, the size of which shall not be less than the values given below:

Height of Buildings in Meter Size of ventilation shaft in Square Meter Minimum dimension of one side of the shaft in Meter
Upto 10 1.2 0.9
Upto 12 2.8 1.2
Upto 18 4.0 1.5
Upto 24 5.4 1.8
Upto 30 8.0 2.4
Above 30 9.0 3.0

A staircase means a construction designed to bridge a large vertical distance by dividing it into smaller vertical distances, called steps.

Building Norms

  • Apartment : One staircase for every 6 dwelling units or fraction thereof in a floor shall be provided.
  • Staircase Requirements : There shall be minimum of two staircases and one of them shall be enclosed stairway and the other shall be on the external walls of building and shall open directly to the exterior, interior open space or to any open place of safety. Single staircase may be accepted for educational, business or apartment buildings where floor area does not exceed 300 square meters and height of the building does not exceed 24 m. and other requirements of occupant load, travel distance and width of staircase shall meet the requirement. The single staircase in such case shall be on the outer wall of the building.
  • External Stairs : Fire escape staircase in the mercantile, business, assembly, hotel, buildings above 24 m height shall be a fire tower and in such a case width of the same shall not be less than the width of the main staircase. No combustible material shall be allowed in the fire tower.
  • Spiral Stairs : The use of spiral staircase shall be limited to low occupant load and to a building height 9 m. A spiral stair shall not be less than 1.5 m in diameter and shall be designed to give the adequate headroom.

The Minimum Width of staircase shall be as follows :-

Type of Building and Staircase Width
Sr. No. Type of Building Width (m)
1 Residential low rise building 0.9
2 Other residential building e.g. flats, 1.25
3 Hostels, group housing, guest houses, etc 1.25
4 Assembly buildings like Auditorium, theatres and cinemas 2.0
5 All other buildings including hotels 1.5
6 Institutional building like hospitals 2.0
7 Educational building like School, Colleges. 1.5

Tread Width : The minimum width of treads without nosing shall be 0.25 meter for staircase for residential buildings. In the case of other buildings the minimum tread shall be 0.3 meter.

Riser Width : The maximum height of riser shall be 0.19 meter in the case of residential buildings and 0.15 meter in the case of other buildings and shall be limited to 15 risers per flight.

EWS House means a house or dwelling unit intended for Economically Weaker Sections with maximum built up area of 32 square meters or as decided by the State Government and EWS Plot means a residential plot intended for Economically Weaker Sections having maximum plot area of 48 square meters or as decided by the State Government.

Building Norms

  • Affordable Housing : In the plots/ project sites for which provisions of 10% EWS housing are mandatory as per affordable housing overlay.
  • Integrated Township : At least 15% of the housing units developed will be earmarked for EWS/LIG category.
  • Parking requirement for EWS/LIG : For Residential Apartments and Housing Projects, for the dwelling units under EWS/LIG category parking requirement shall be calculated at minimum of 10% of total built-up area of such dwelling units.
  • Provision of Lift : Provision of lift for EWS/LIG houses in Apartment/ Housing project building with a height less than 15 meters shall not be insisted.