BUILDINGS PLAN// PLANNING OF BUILDINS CONSTRUCTION

 

A proper buildings plan is very necessary for one who use the buildings as well as the one’s who see the buildings. The direct influence is judged from the feed back as to how far the building help in making its occupants comfortable, healthy and cheerful. The relation of site with its environment and the site itself would influence the moulding of the Architect’s scheme. The architect is faced with either of the two possible situations while planning.

·      When the site of the proposed building is already earmarked.

·      When the site for the building is not decided and the choice is left to the planner.

SELECTION OF SITE:

·      The site should preferably be located on an elevated and levelled ground. It should not be located in a flood prone area.

·      The soil at site should not be of black cotton or made up type and should have good value of bearing capacity.

·      The water table table of ground at the site should not be high.

·      The site should not be irregular in shape or have sharp corners. The site should preferably be rectangular or square in shape.

·      The site should be located away from quarries, kilns, industrial plants/buildings emitting smoke, steam, fumes, noise or other similar environmental pollutions.

·      The site should have clear status of the present ownership or the title of the property.

·      The site should have clear status of the present ownership or the title of the property.

 

PRINCIPLES OF PLANNING:

    The main objective of planning a building is to ensure that different components of a building are so arranged that the occupants can perform desired function with ease and comfort. The various principles which should be kept in view while planning of buildings can be broadly summarised as under.

Aspact

Prospect

Grouping

Privacy

Furniture requirement

Roominess

Circulation

Sanitation

Elegance

Flexibility

Economy

Aspect: Aspect means the peculiarity of the arrangement of doors and windows in the external walls of a building which permits the occupants to enjoy the gifts of nature. Aspect gains special significance in case of residential buildings. This provision is necessary to ensure proper comfort conditions in the room and it also helps in providing hygienic conditions in the room as the sun rays destroy the insects and also impart cheerful living conditions in the room.

A kitchen in dwelling should as far as possible have eastern aspect so that rising Sun would purify and refresh the air and the kitchen would remain cool during the remaining part of the day. The living room may have southern or south eastern aspect. The sun is towards south during winter and as such the living room with southern aspect would have the advantage of sunshine during winter and obviate sun during summer.

The bed room may have west or south west aspect as the breeze required during summer will be available from that side.

The reading room, store, studios, class-room etc. should have north aspect since there will be no direct sun from north side for most part of the year. Besides this the light from north will be diffused and evenly distributed which result in achieving desired comfort conditions in such rooms.

Prospect: Prospect is the term used to highlight the architectural treatment given to a building so as to make it aesthetically pleasing from outside are arranging external doors and windows in such a manner that the occupants are able to enjoy the desired outside views from certain rooms. Hence like aspect, prospect of a building also require the disposition of external doors and windows in a building at particular places and in particular manner so as to expose the notable and pleasant features of the openings in the external façade of the building and concealing the undesirables in a given site.

 Grouping: we know that every apartment in a building has got a definite function and there is some inter-relationship of sequence in between them. Grouping consists in arranging various rooms in the layout plan of the building in such a manner that all the rooms are placed in proper co-relation to their functions and in proximity with each other.

For instance in a residential building dining room should be close to the kitchen. The kitchen, on the other hand should be kept away from drawing room or living room to avoid smell from kitchen in those rooms.

The W.C. should be located away from the kitchen. Main bedrooms should be so located that there is independent and separate access from each room towards the w.c. directly or through un-important rooms.

In case of office buildings, hospital etc. should be located for convenience and economy in the cost of providing services. 

 

 Privacy: Privacy is considered to be one of the most important principle of planning in all buildings specially in residential buildings. Privacy may be from one part to another part of the same building or it may be the privacy of all parts of the building from neighbouring buildings, public street etc.

The extent of privacy of a building from the street, bye-ways or neighbouring buildings depends mainly upon the functions performed in the building. This is achieved by proper layout of streets, roads, entrances, provision of trees, creepers etc.

The privacy within the building means screening interior of one room from other rooms or parts. In case of residential buildings, privacy can be achieved by judicious planning of the building with respect to grouping. Importance of privacy requires special consideration in case of bedrooms, toilets, lavatories, W.C. etc. All these services should have an independent access from every bedrooms without disturbing others. Doors with single shutter are desirable for such rooms.

 

Furniture Requirements: The furniture requirements of a room or an apartment depends upon the functions required to be performed therein. The furniture requirements of a living room in a dwelling will be different from that of a class room in a school or a operation theatre in a nursing home. It should however be sufficient to accommodate the normal needs of maximum number of persons who can use the room without overcrowing. The space requirements of non-residential building is planned paying regard to the furniture, equipment and other fittings which are essential to meet the need of the particular functions required to be performed in the building.

 

Roominess: The effect produced by deriving the maximum benefit from the minimum dimensions of a room is termed as roominess. Roominess is hence the accomplishment of economy of space without cramping of the plan. Following points should be kept in view for creating desirable impression regarding roominess.

·      A room square in a plan appears relatively smaller than a rectangular room of same area. It is also considered relatively smaller from utility point of view as compared with rectangular room of the same area. Length to breath proportion for a good room is taken 1.2 to 1.5. if the ratio of length to breath exceed 1.5 it creates an undesirable effect. A small room having its length more than 2 times its width is objectionable, as it creates tunnel effect.

·      A small room with high walls appears relatively smaller than its actual size and as such small rooms should have the minimum permissible height as per bye-laws.

·      The design of the building should be evolved in such a manner that its floors, walls and ceiling creates a sense of un-interrupted surfaces carried consistently through.

 Circulation: Circulation means internal thoroughfares or access provided in a room or rooms on the same floor. Passage, halls and lobbies perform the function of circulation on the same floor, such provisions are termed as horizontal circulation.

·      For comfort and convenience , all passages, corridors, halls etc. on each floor should be short, straight, well ventilated and sufficiently lighted.

·      The location of entrance passage and staircase which serve as link between various rooms and floors, need careful consideration right at the initial stage of planning.

·      Toilet should be planned near the staircase block for easy accessibility.

 Sanitation: The sanitation covers not only sanitary conveniences like W.C., urinals, bath rooms, wash basins etc. but also proper adequate lighting ventilation and facilities for general cleaning of the building. From hygienic consideration, all parts should be well ventilated and lighted. The lighting of the interior of the building should be done by natural lighting and artificial lighting. For ensuring sun light for greater length of time it is desirable to provide vertical windows. For proper lighting the area of windows in a room should not be less than 1/10 th of the floor area which may be increased to 1/5 th for buildings like schools, offices, workshops and factories.

Good ventilation is important to achieve desired comfort conditions in a building. Ventilation is the change of air in a room. Ventilation may be achieved by natural or artificial means.

In case of natural ventilation the circulation of air takes place through doors, windows and ventilators. Artificial ventilation the change of air is effected by mechanical means.

General cleaning of the building has to be done on daily basis to prevent accumulation of dust which is turn promotes the growth of bacteria and spread of disease. The floors should be smooth and of non-absorbent type. The floors should be given proper slope to faciliate washing and the floor traps should be suitably located for drainage of water. The interior of the rooms should have a plain surface finish to minimise deposition of dust.

 Elegance: Elegance is the term used to express the effect produced by the elevation and general layout of the building. Hence for a building to be elegant, it is necessary that its elevation should be so evolved that it should be aesthetically pleasing and its layout should fit in well in relation to the site and its environment.

 Flexibility: Flexibility means designing certain rooms required for specific purpose in such a manner that they may be used for overlapping functions as when desired. It is therefore, desirable to plan drawing room and dining room with a removal partition wall or screen in between them so that a large room can be obtained by removing the partition to accommodate large gathering.

 Economy: Economy is one of the very important factors which is required to be kept in view while envolving any scheme. Every unit of the build up area is function of cost and as such the architect has to make sure that the building planned by him can be completed within the funds available for the project.

·      Conceive simple elevation without ornamental work.

·      Standardise the size of various components of the building.

·      Do not use rich specifications for internal and external finishes.

·      Adopt single stack system of plumbing.

 

DESIGN OF BUILDINGS FOR DIFFERENT CLIMATE:

Improved indoor comfort conditions can be achieved by paying regard to –

Orientation of building

By judicious layout of the rooms and by providing required area of openings to ensure proper light and ventilation.

For buildings in hot climate, living rooms on the south and west sides should be protected by verandas, bath, W.C., etc. Sun shade may be provided to cut off the sun on the south and west sides. Eastern and north eastern corner in the best for kitchen. The kitchen should have cross ventilation.

For bed rooms at least one wall must be on the out side for good ventilation and the room should be placed in the direction of the prevailing wind. Water closet should be located in such a manner that the foul smell should exit in the direction away from the house.

Rooms which remain normally occupied day time should be located on the north and east side to secure maximum glarefree natural light.

Public buildings like schools, hospitals etc. one of the long side should preferably face north and south to receive more solar heat during winter months. The west side of the building should be protected by veranda.

Drawing ofc., dark room etc. should be located on north side. Trees, creepers when planted on the sunny side help to reduce the effect of heat on the building by shading the wall surface. Tree planted suitably also serve as barriers to obstruct the hot winds striking the building.

Spraying of water on roof and applying coat of white wash on roof surfaces during summer months give cooling effect to the buildings.

Penetration of sunlight into the building can also be controlled by providing louvers/ventilation for glazed areas, tinted glass and curtains etc.

For designing building in cold climate/hilly areas, the living room should generally open on the south and west sides to achieve maximum solar heat gain. For windows double glazing is desirable to avoid heat loss during night.

 

BUILDING BYE-LAWS:

Building bye-laws consists of certain rules and regulations framed by a municipal or town planning development board to control the development of area under its jurisdiction. The aim of framing bye-laws is to ensure provision of reasonable minimum requirements and standards in the planning, designing and construction activities of buildings in the zone. The bye-laws are framed paying due regard to the weather conditions, local practice, availability of materials, labour and other similar factors.

OBJECTIVE OF BYE-LAWS:

The building bye-laws are essential to achieve the following objectives:

It prevents construction of building in a haphazard manner.

The building which are planned based on bye-laws are comfortable to live in, have proper light and ventilation and safe.

Bye-laws serve as a standard document for the local bodies to lawfully enforce the prescribed norms in the planning of building.

 

 LIGHTING AND VENTILATION OF ROOMS:

All habitable rooms shall have for the admission of light and air one or more openings like windows, glazed doors, and ventilators or fan lights, opening directly to the external air or into an open veranda not more than 2.4 m in width. In case it is necessary to have light and ventilation to habitable rooms through an internal courtyard. The minimum dimension of such court yard shall not be less than 3mX3m. for buildings upto 10m. in height. For higher buildings the minimum dimension of the internal court yard shall be governed by provisions in N.B.C.

Not less than 1/10^th of the floor area of such rooms for buildings for dry hot climate.

Not less than 1/6^th of the floor area of such rooms for buildings for wet, hot climate.

Not less than 1/8^th of the floor area of such rooms for intermediate climate.

 

PARKING SPACE:

The parking spaces to be provided in a building shall be as per the recommendation contained in the Master Plan and the regulations of the local authority. For areas not covered by the Master/Zonal plan and for occupancies where specific provision are not made, the provision of parking space shall be made as given below:

Basement               35 sq.m.

Stilts                        30 sq m.

Open                       25 sq.m.

Parking space shall be provided with adequate vehicular access to a street area of drive, aisles and such other provisions required for adequate manoeuvring of vehicle shall be inclusive of the parking space stipulated in these rules.

Parking shall be paved and clearly marked for different types of vehicles.

In the case of parking spaces provided in basements, at least two ramps of adequate width and slope shall be provided , located preferably in opposite ends.

 

EXIT REQUIREMENTS

Every building meant for human occupancy shall be provided with exits sufficient to permit safe escape of occupants in case of fire or other emergency.

All exits shall be free of obstructions.

All exit ways shall be properly illuminated.

Firefighting equipment equipment where provided along exits shall be suitably located ad marked in such a way as not to obstruct the exit way.

Alarm devices shall be installed to ensure prompt evacuation of the population concerned through the exits.

All exits shall provide continuous means of egress to the exterior of a building or to an exterior open space leading to a street.

 

FIRE PROTECTION REQUIREMENTS

Access to fire engines through clear motrable access way all around the building.

Safe area for fireman to assemble and equip themselves for firefighting operation.

Provision of required number of safe escape routes like protected staircase etc. for  safe evacuation of occupant’s.

All enclosed staircases entered through fire resisting automatically closing type.

Provision of fire lift for speedy means of access for fireman for fire fighting operations.

Service shafts to be sealed at each floor. Inspection doors for shafts to be fire resisting.

Requisite fire protection and ventilation for basements and sub-basements.

Provision of public address system.

 

STRUCTURAL SAFETY REQUIREMENTS

The structural design of various components of the building foundation, masonry wall, plain concrete work , reinforced concrete work, pre-stressed concrete work, timber as well as structural steel work etc. shall be carried out in accordance with the relevant I.S. code of practice applicable to the respective component. All materials and workmanship shall be of good quality and conformining to the relevant I.S. codes, standard specifications of local P.W.D. etc.

 

 PLUMBING SERVICES

Planning, designing, construction and installation of plumbing services which interlia include water supply and drainage for different types of buildings shall be carried in accordance with the provision contained in National Building Code pertaining to plumbing services.

Dewellings with individual convenience have at least following fitments:

·      One bathroom provided with tap

·      One water closet

·      One water tap with draining arrangement

·      Water taps in common bathrooms.

·      One water closet and one bath for every two tenements.

·      One sink either in the floor or raised from the floor with a tap.

 

 SUBMISSION OF DRAWINGS TO LOCAL AUTHORITIES

Every proposal for construction of a building should be submitted to the local authorities with 4 sets of the following drawings:

Site plan

Building plan

Service plan

Specifications

Site plan: site plan is also known as plot plan is prepared to established the location of the site or plot with respect to the surroundings. The site plan is drawn to a scale of not less than 1:1000, and it should reflect the following information:

·      The boundary of the site showing the plot number of property.

·      Setback to be kept at the front, sides and back as per building bye-laws.

·      The position of the site in relation to the neighbouring streets.

·      The means of access from the existing street to the proposed building.

·      The width of streets in front, side  or rear of the plot.

Building plan: The plans of the building, elevations and sections etc. should be drawn to a scale 1:50 for plots measuring upto 250 sq.m and for plots measuring more than 250 sq.m the drawing should be drawn to a scale 1:200

·      Show the use of parts of buildings.

·      Give dimensions of the projected portions beyond the permissible building line.

·      Give indication of the north point relative to the plan

·      Details of parking spaces provided.

Service plan: Besides building plan a service plan is also required to be submitted in which layout of water supply pipes and drainage lines are shown.

·      Every floor of the building in which the proposed drains are to be laid.

·      All new drains as proposed with their corresponding ground levels.

·      Invert level of the proposed drains with corresponding ground levels.

Specifications: General specifications of the proposed construction giving type and grade of material to be used are also required to be provided. All plans and document of specification along with prescribed form and application are required to signed by the registered architect/engineer/supervisor and submitted to the local authority for approval of scheme.