Noida and Greater Noida Building Bye Laws
Noida and Greater Noida bye-laws cover FAR, setbacks, height limits, and sustainability norms.
Noida and Greater Noida are governed by the New Okhla Industrial Development Authority (NOIDA) and the Greater Noida Industrial Development Authority (GNIDA), key urban hubs in the Delhi NCR region.
Ground Coverage
Residential plots typically have a maximum ground coverage ranging from 50% to 75%, depending on the plot size.
For plots up to 100 sqm, the permissible ground coverage can be as high as 75%.
For larger plots above 300 sqm, the permissible ground coverage is generally 60%.
These percentages help maintain open spaces and prevent overcrowding.
Floor Area Ratio (FAR)
For residential plots, FAR varies according to plot size:
Up to 100 sqm: FAR ranges from 1.8 to 2.0.
101 to 200 sqm: FAR is 1.5 to 1.8.
Above 200 sqm: FAR decreases to 1.2 to 1.5.
For group housing projects or high-rise apartments, FAR is typically higher, ranging between 2.75 and 3.5, depending on adherence to sustainability norms and planning regulations.
These variations in FAR ensure construction density is managed according to plot size and infrastructure capacity.
Setbacks
Front setbacks typically range between 3 to 6 meters.
For smaller plots up to 100 sqm, the minimum front setback is around 3 meters.
For larger plots above 300 sqm, the front setback increases to around 6 meters.
Rear setbacks usually range between 1.5 to 3 meters.
Side setbacks range between 1 to 3 meters, depending on plot size and development type.
Setbacks ensure proper airflow, fire safety, and prevent overcrowding.
Height Restrictions
For independent residential plots, the maximum permissible height is generally 15 meters (up to 4 floors including the stilt floor).
For high-rise residential and commercial buildings, the height limit can be extended based on FAR and clearance from authorities like the Airport Authority of India (AAI), especially near flight paths.
Buildings taller than 15 meters must comply with strict fire safety requirements, including fire exits, fireproof staircases, and access for fire tenders.
Stilt Parking and Basement Construction
Stilt parking refers to the open ground floor area reserved for parking vehicles. The minimum height for stilt parking is generally 2.4 meters.
Basement construction is permitted if used for parking, storage, or utility services. Basements should not be used for habitable purposes unless special permissions are granted. Basement height should be between 2.4 to 4.75 meters, and if habitable, it must comply with FAR and fire safety regulations.
Balcony and Projections
Balcony projections can extend up to 1.5 meters into open space, provided they do not exceed 50% of the setback area.
Chajja (sun-shades) or canopies are allowed, but they must maintain a minimum height of 2.3 meters from ground level and must not project beyond the plot boundary into public spaces.
Plinth and Foundation
The minimum plinth height is typically 450 mm above the surrounding road level to protect against water accumulation.
The plinth must have an adequate drainage system to avoid flooding, especially during the monsoon season.
Rainwater Harvesting
Rainwater harvesting is mandatory for all buildings, particularly for plots measuring 100 sqm or larger.
A well-designed system includes rooftop collection, drainage pipes, and a recharge pit located at least 10 meters away from sewage or wastewater systems to avoid contamination.
Green Building Norms
Authorities encourage energy-efficient measures and sustainable designs to promote eco-friendly construction.
Use of solar energy for water heating and electricity generation.
Water recycling systems, including reuse of greywater.
Creation of green spaces within housing projects to promote environmental sustainability.
Compliance with green norms can offer benefits like additional FAR and tax incentives.
