Haryana Building Bye Laws
Permissible FAR, coverage, setbacks, and key building requirements for Haryana residential plots.
Below is the permissible FAR for different plot sizes, as per Haryana's Town and Country Planning Department.
Permissible FAR Table
| Plot Size | Max. Coverage | Existing FAR | Additional FAR | Total FAR |
|---|---|---|---|---|
| Up to 75 sqm | 66% | 1.65 | 0.99 | 2.64 |
| 75 to 100 sqm | 66% | 1.65 | 0.99 | 2.64 |
| 100 to 150 sqm | 66% | 1.45 | 1.19 | 2.64 |
| 150 to 200 sqm | 66% | 1.45 | 1.19 | 2.64 |
| 200 to 250 sqm | 66% | 1.45 | 1.19 | 2.64 |
| 250 to 350 sqm | 60% | 1.25 | 1.15 | 2.40 |
| 350 to 500 sqm | 60% | 1.20 | 1.20 | 2.40 |
| Above 500 sqm | 60% | 1.00 | 1.40 | 2.40 |
Exemptions from Ground Coverage and FAR Calculations
Certain areas, such as permitted roof projections, lift rooms, mumties, open staircases, terraces, fire escapes, and stilt areas (if used for parking), are exempted from FAR and ground coverage calculations. However, ventilation shafts over 3 sqm and the areas under shafts, chutes, lift wells, and staircases are counted only once, on the ground floor.
Ground Coverage in Haryana
Ground coverage refers to the area of a building that directly touches the ground. This includes spaces such as shafts, chutes, lift wells, atriums, and staircases. Areas like ventilation shafts over 3 sqm, fire staircases, and approved open courtyards are excluded from this calculation.
In recent amendments to the Haryana Building Code (2017), the government permits 85% ground coverage for small plots (60 to 150 sqm). For larger plots (150 to 225 sqm), up to 70% ground coverage is allowed.
Setbacks in Haryana
According to Haryana Building Code, the setbacks for different plot sizes are:
| Plot Area (sqm) | Front Setback (m) | Rear Setback (m) |
|---|---|---|
| Up to 60 sqm | 0.5 | 0.5 |
| 60 to 150 sqm | 1.5 | 1.0 |
| 150 to 225 sqm | 2.5 | 2.0 |
| 225 to 450 sqm | 3.0 | 3.0 |
| Above 450 sqm | 4.5 | 4.0 |
Setback Considerations
Front setbacks can be modified to meet ground coverage limits, but rear setbacks must remain constant.
Setback areas can be used for ventilation, light, and access to the basement as long as they do not obstruct fire trucks.
All open areas must have walls that are at least 230 mm thick.
Building Height
Measured from the finished ground level to the roof. Protruding elements like mumties, ducts, water tanks, and parapets under 1.2 m are excluded from the height calculation. Total building height, including stilts, should not exceed 16.5 m.
Stilt and Lift Lobby
Stilts, typically used for parking, must have a minimum height of 2.45 m from the floor to the bottom of the beam. Lift lobbies should be at least 1.8 m x 2.0 m in size.
Plinth
The plinth must be between 450 mm and 1.5 m high, and proper drainage must be ensured.
Bathrooms and Water Closets
These areas must have proper drainage and ventilation.
Boundary Wall
Maximum height for the front boundary wall is 1.2 m, while rear and side walls can go up to 1.8 m.
Party Wall
A common boundary wall between adjacent houses requires the consent of neighboring property owners and must be 230 mm wide.
Staircase
Each staircase must allow 2.1 m of headroom. A spiral staircase must be at least 1 m wide.
Passage and Corridors
Corridors and passages must be at least 1.25 m wide and fire-resistant, with a headroom height of 2.15 m.
Exits
Exit doors must be wide enough to allow for easy evacuation: 1 m in residential buildings and 2 m in assembly or institutional buildings.
Light and Ventilation
Adequate natural light and ventilation must be provided, with internal courtyards at least 3 x 3 m in size. Ventilation shafts must follow prescribed dimensions based on building height.
Cantilevered Roof and Chajja Projections
Chajjas (sunshades) must be 0.23 m wide and at least 2.3 m above ground. These should not exceed half the setback width.
Basement
The basement should have a clear height of 2.4 to 4.75 m. It must meet conditions for ventilation, and clearance from the fire department is mandatory if it is habitable.
Balcony
Front and rear balconies should not exceed 1.8 m in width. In buildings with side setbacks, side balconies can be up to 1 m wide.
Rainwater Harvesting
Rainwater harvesting systems are mandatory for buildings with roofs of 100 sqm or more. Groundwater recharging is also required for plots over 500 sqm.
