PART I EXTRAORDINARY

MUNICIPAL ADMINISTRATION & URBAN DEVELOPMENT DEPARTMENT (M)

Municipal Administration & Urban Development Department – Andhra Pradesh

Building Rules, 2017 – Amendments – Final Notification - Orders – Issued.

[G.O.Ms.No.4 Municipal Administration & Urban Development (M) Department, 9^th January,

2025]

FINAL NOTIFICATION

In exercise of the powers conferred by section 585 read with section 592 of

the Andhra Pradesh Municipal Corporation Act, 1955 (adapted GHMC Act, 1955);

section 18 of the Andhra Pradesh Municipal Corporations Act, 1994; section 326 of

the Andhra Pradesh Municipalities Act, 1965, section 44 (1) of the Andhra Pradesh

Town Planning Act, 1920, sub-section (2) of section 18 of the Andhra Pradesh

Capital Region Development Authority Act, 2014 and Sections 116 and 117 of the

Andhra Pradesh Metropolitan Region and Urban Development Authorities Act, 2016,

the Government of Andhra Pradesh hereby make the following amendments to AP

Building Rules, 2017 issued in G.O.Ms.No.119, MA&UD (H) Dept., dated 28.03.2017

and amendments issued thereon from time to time.

AMENDMENTS

In the said Rules:-

I. In Rule 2,-

(1) In sub-rule (17), for clause (h) the following shall be substituted,

namely,-

Registered No. HSE-49/2016

No.10

AMARAVATI, FRIDAY, JANUARY 10, 2025

G.787

NOTIFICATIONS BY GOVERNMENT

--x--

“(h) High rise Buildings means a building above 18 m (including stilt

floor) in height from the finished plinth level. However, chimneys, cooling

towers, boiler rooms/ lift machine rooms, cold storage and other non-

working areas in case of industrial buildings and water tanks and

architectural features in respect of other buildings are not considered for

height of the building.”

(2) for sub-rule (87), the following shall be substituted, namely,-

“(87)‘Group Development Scheme’ is reckoned as development of

buildings for any use in a campus or site of 4000 sq.mt area or more and

could be gated community, row houses, semidetached houses, detached

houses, apartment blocks, [Commercial, Institutional, Industrial buildings]

or high rise buildings or mix or combination of the above with or without

customary sub-division of the land by way of individual plots.”

(3) in sub-rule (133), the following clause (a) shall be added, namely,-

“133(a) Podium Parking: A horizontal platform extending beyond the

building

footprint

one

sides,

and

may

consist

one or more levels which is used for parking purpose.”

II. In Rule 3,

(1) in sub-rule (10), in clause (d),

i. in sub-clause (xv), the following shall be substituted, namely,-

“(xv) The applicant has to follow the conditions mentioned in the railway

manual and no prior NOC is required.”

ii. in sub-clause (xvii), the following shall be substituted, namely,-

“(xvii) The applicant has to follow the conditions mentioned in the

defense manual/guidelines issued time to time and no prior NOC is

required.”

(2) in sub-rule (15), the following shall be substituted, namely,-

“(15) All the Plans and Application for Building Permission shall be duly

signed by the Owner or any authorized person by Owner and developer if

any;

and

the

Licensed/Registered

Technical

Personnel

i.e.,

Architect/Engineer/Surveyor/Town Planner as the case may be and in case

of Buildings above 10m height the Structural Engineer shall also sign all the

plans. Further, in case of High Rise buildings, along with Structural

Engineer, Architect / Engineer/ Town Planner shall also sign on all the plans

and in application for Building Permission. They shall give their present and

permanent addresses and license/Registration details.”

(3) in sub-rule (20), for clause(d) the following shall be substituted,

namely,-

“(d)The owner is required to hand over 10 % built-up area in any approved

floor shall be mortgaged, as the case may be, to the sanctioning authority by

way of a Registered Mortgage Deed. In respect of row houses/detached

Houses/cluster housing 5% of the units shall be handed over by way of

Registered Mortgage Deed to the sanctioning authority. The Registered

Mortgage Deed shall be got entered by the sanctioning authority in the

Prohibitory Property Watch Register of the Registration Department. Then

only the Building sanction will be released.

In respect of buildings taken up by the Government agencies (state or

central), need not observe this clause.”

(4) in sub-rule (22), for clause(d) the following shall be added,

namely,-

(d) Digitization/Automation/Real time dashboards shall be developed by the

DTCP duly customizing all the rules in the portal. The SLAs are fixed for all

the functionaries and deemed provision is enabled in the Online portal.

(5) in sub-rule (32), after clause (l) the following clause (m)shall be

added, namely,-

“(m) Registration Certificate from the Andhra Pradesh Real Estate Regulatory

Authority (AP RERA) as per section 3 of the RERA Act – 2016 (wherever

applicable) is mandatory to apply for occupancy certificate and the

competent authority shall ensure its compliance before issue of occupancy

certificate.”

III.

In Rule 6,-

(1) in sub-rule (2), for clause (a) the following shall be substituted,

namely,-

“(a)Basement or cellar and stilt floor are allowed for plots 500 sq.m and

above only”

(2) in sub-rule (30),in clause(b), for sub clause (i) the following shall

be substituted, namely,-

“(i)Basement or cellar and stilt floor are (one or more) / multi-level allowed

for plots 500sq.m and above only.”

(3) in sub-rule (30), in clause (b), after sub-clause (vi) the following

sub-clause (vii) shall be added , namely,-

“(vii) In case of sites having natural slopes, additional basements / stilt

parking is allowed with mechanical lift provision irrespective of plot area.”

IV. In Rule 32, the following shall be substituted , namely,-

“32. Provision of Helipad

All high-rise buildings above 200 mt shall have provision for a Helipad on the

terrace subject to the approval of the Air Port Authority of India and

Structural Safety from IIT/NIT, JNTU, Andhra / Venkateshwara or any other

Government University is required. The same shall be approved by the

Authority.

V. In Rule 53

(1) , in sub-rule (6), the following shall be substituted, namely,-

“(6)In case of single plot sub-division approved by the competent authority,

a means of independent access of minimum 3.6m pathway may be

considered for Individual Residential Building. In case of Non-High Rise Group

Housing Building with having maximum 20 dwelling units, a means of

independent access of 6 m and for above 20 dwelling units, 9 m access is

required.

(2) after sub-rule (6), the following sub- rule (7) shall be added,

namely,-

(7)If the site is abutting to the existing roads (irrespective of the road

widths) and proposed for widening as per Master Plan, the development of

such site can be allowed by taking road affected portion equally on both sides

subject to the following conditions:

1. In case of individual residential buildings, the permissions can be

accorded without insisting for the implementation of the Master Plan

throughout its length.

2. In case of Group development schemes and non-high rise buildings, if the

existing road width satisfies as per the Table.No.14 without implementing

the master plan road throughout its length, the permission may be issued

duly considering the master plan road width.

In case of high rise buildings, malls and multiplexes, group housing projects

having more than 100 units which are abutting to the existing road with

minimum required width as per rules, the competent authority shall support

the developer by way of preparing the RDP and implementing the master

plan road keeping in view of the investment poured and also to promote and

regulate development activity in that area.

VI. In Rule 54,-

(1) in sub-rule (2), the clause (a) & (b) shall be substituted, namely,-

“The applicant has to follow the conditions mentioned in the defence

manual/guidelines issued time to time and no prior NOC is required.”

(2) for sub-rule (7), the following shall be substituted, namely

“(7)NOC from Railways

The applicant has to follow the conditions mentioned in the railway manual

and no prior NOC is required.”

VII. In Rule 55,-

(1) In sub-rule (2),

i. clause (h) shall be omitted.

ii. clause (i) shall be read as clause (h).

(2) for sub-rule (6), the following shall be substituted, namely

“(6)Poultry farms/hatcheries (wherever allowed as per Master Plan)

a) Poultry farms/hatcheries can be allowed in Agricultural zone and 1 km

away from habitations.

b) Setbacks of Poultry farms/hatcheries to be followed as per the setbacks

table 17.”

VIII. In Rule 57,-

(1) in sub-rule (2), in clause (a), Table -17,Row-7 column (c) shall be

substituted namely, ”Stilt floor+ One Cellar floor”.

(2) after sub-rule (5), the following clause (a) shall be inserted,

namely,-

“(a) Whenever the height of the building from the finished plinth level is

crossing 18 mts including stilt parking shall obtain necessary fire NOC”

(3) in sub-rule (6), for clause(g) the following shall be substituted,

namely;

“(g) In all plots 750sq.m and above, provision shall be made for earmarking

a minimum area of 2m x 2m for the purpose of setting of public utilities like

distribution transformer, etc., within the setbacks (for Non - High rise

buildings) subject to mandated public safety requirements”

(4) in sub-rule (7), for clause(k) the following shall be substituted,

namely;

“(k) Baby Feeding Room / facility shall be provided in Shopping Malls,

Public Buildings and Organizations/ Establishments/ Institutions where

more than 50 women are employed and also for visiting women.”

IX. In Rule 61, after sub-rule (7), the following note shall be added,

namely,-

“Note: A swimming pool may also be permitted in such recreational open

space provided it shall not obstruct the way of Fire fighter vehicle and shall

not cover more than 15% of the tot-lot area”

X. In Rule 62, for sub-rule (1), the following shall be substituted, namely,-

“(1) High Rise Building means buildings above 18m height from the finished

plinth level.

XI. In Rule 66,-

(1) sub-rule (1), Table-18 the following shall be substituted namely,-

Minimum abutting road width and all-round open space /setback for High

Rise Buildings

Height of building(in

meters)

Minimum abutting

road width

(in meters)

Minimum

all-round open space

(in meters)

Above

Up to

(1)

(2)

(3)

(4)

120

Above 120

(2) for sub-rule (4), the following shall be substituted, namely,-

“(4)The balcony projection of up to 2m may be allowed projecting onto the

open spaces for upper floors from 6m height onwards. Covered projection of

2.00 mts balcony in all High-rise buildings to the extent of 50% of balcony or

to allow the cover portion of total balcony on surrender of 50% of

Transferable Development Rights (TDR) of balcony area, from 6.00 m height

onwards.”

(3) after sub-rule (8), the following sub-rule (9) shall be inserted,

namely,-

“(9) Environmental Deck:

In the High Rise buildings having minimum of Ten floors (excluding

parking floors) duly exempting the same from the calculation of height

and parking requirement subject to occupation of minimum of 80% of

the area for the activities such as i) Flower Gardens/ Butterfly Garden,

ii) Walking Tracks / Jogging tracks iii) Breakout space, iv) Viewing

Galleries etc., and the remaining area for indoor activities like

Gymnasium, Saloon, Spa etc., and ensuring sufficient safety

provisions.”

XII. In Rule 70,-

(1) for Sub-rule(1) the following shall be substituted , namely,-

“(1)Podium Parking

i. The maximum height of the Podium Floor shall be 15 mts.

ii. The minimum site/plot area shall be 4000sq.m.

iii. Tower height shall be as per the building rules and based on the

approach road width.

iv. The height of the podium shall be exempted from height of the

building for calculation of height of the building and setbacks to the

Tower Block.

v. The all-round set-backs for Podium floors shall be:

a) 7 m upto a Tower height of 55 m

b) 9 m for above 55 m height

c) The Fire driveway between two Podium Blocks shall be 7 m and

9 m in alignment with points (a) & (b)

d) The turning radius is allowed in the 2 m peripheral green strip

vi. Setbacks for Tower (above podium) shall be as per building rules and

set-back provided to podium shall be treated as part of Tower set-

back.

vii. When podium floors are allowed there should be restriction on the

number of basements (cellars) i.e., maximum 3 basements in case of

commercial buildings and 2 basements in case of residential

buildings.

viii. Setbacks for basement floors shall be same as podium setbacks

ix. Tot-lot is allowed on podium

x. Podium floors shall be exclusively utilized for parking. However,

transitional spaces like visitors' lobbies, waiting room for drivers and

toilets etc. shall be provided as per occupancy loads, subject to a

maximum of 2% of floor area and for services 10% of floor area may

be allowed.

xi. There shall be no compound wall between Podium and Right of Way

(Row) of road.

xii. Projected Balconies are permitted (from above 6mts height) at tower

level as per building rules.

xiii. Setback relaxation in road widening cases can be (insitu) considered

at tower level subject to maintaining setbacks at tower level duly

obtaining Fire NOC.”

XIII. In Rule 167,

(1) in sub-rule (2), for clause (i), the following shall be substituted,

namely,-

“(i)Upon surrendering affected site area, the owner of the site would be

entitled to TDR as given in Rule-168 of AP Building Rules, 2017.

(or)

The owner shall be permitted to construct additional built-up area

equivalent to the TDR area allowed under Rule-168, provided the setbacks

are maintained as specified in Rule-167(ii), without insisting Road

Development Plan (RDP). After utilization of TDR area in-situ, if the

applicant is still eligible for TDR for balance extent can be considered.

However, for greenfield roads or areas where no road exists (e.g., barren

lands under Master Plan roads), RDP shall be required.”

(2) in sub rule (2), for clause (ii), the following shall be substituted,

namely,-

(ii)The TDR as issued above is allowed to be utilized for construction of

additional built up area as detailed below:

a. Non-High Rise Buildings (upto 18m Height from ground level

including TDR Floors):

To construct up to two additional floors, or setback relaxations, or up to

two additional floors with setback relaxations subject to maintaining

minimum setback as given below

S.No. Width

the

road (in mts)

Minimum front

setback

(in

mts)

Minimum

setbacks

remaining sides (in mts)

30 and above

For site areas

i. upto 300 sq.mt- 1.50 m

ii. above 300 to 500 Sq.mts -

2.00m

iii. above 500 Sq.mts - 2.50m

18 to below 30

9 to below 18

Note:

1. TDR floors are not allowed in case of existing road width is less than

9 m.

2. 20% (including visitors parking) of parking shall be provided for total

Built up area including TDR floors for non-high rise residential buildings

only.

b. High Rise Buildings:

To construct up to two additional floors, or setback relaxations, or up to

two additional floors with setback relaxations subject to maintaining

minimum setback as given below and also subject to satisfaction of the

parking norms

S.no

Minimum abutting

road Width (in

mts)

Height of the building

including TDR floor(in mts)

Minimum all round

setback (in mts)

Up to 30

Above 30 and up to 36

Above 36 and up to 51

Above 51 and up to 70

Above 70

(3) in sub rule (2), clause (iii), shall be omitted.

(4) in sub rule (3), the following shall be substituted, namely,-

“(3)In case of plots less than 500sq.m in addition to concessions in setbacks

and height, the cellar floor for parking may be allowed keeping in view of its

feasibility on ground.”

XIV. In Rule 169,-

(1) for sub-rule (3), the following shall be substituted, namely,-

“(3) (a) In case of ULBs, the Municipal Commissioner is competent to

approve the Road Development Plan/Circulation Plan and to issue TDR as per

Rules.

(b)In case of UDAs, the Metropolitan Commissioner, /Commissioner/Vice

Chairperson

the

competent

approve

the

Road

Development

Plan/Circulation Plan and issue TDR.

TDR by meeting on a fortnightly basis the concern Town Planning Section

Head shall notify the TDR proposal, before placing it in the committee, by

way of paper notification to be given and within as stipulated period of 7

days, any claims and objections which may arise also to be placed before the

committee.

1. The committee at ULB level will consist of the following officials:

Municipal Commissioner concerned - Chairperson.

RDDTP of concerned region.

Additional Commissioner, Revenue In-Charge .

ULB town planning head – Convenor

2. The Committee at UDA's / MRDA will consist of the following officials:

Commissioner, CRDA / Metropolitan Commissioner, VMRDA / V.C.

of the UDA - Chairperson.

RDDTP of concerned region.

Town planning head of the UDA concerned - convenor.

3. The above committees shall scrutinize all aspects before issuance of

TDR. Before issuance of TDR the following aspects shall be mandatorily

checked:



Ownership of land.



Extent of land affected.



Whether it is required to issue TDR as per rules.



Valuation of TDR.



Any master plan issues



Whether any other benefits were received earlier etc.



After dealing with objections, if any received from the General

Public only TDR's shall be issued duly verifying the draft gift deed.”

The said committee will take decision collectively either by conducting a

meeting or through circulation of the file in online portal. The SLA period will be

fixed separately for each member. The deemed provision shall be enabled in the

Online portal. In case of the deemed approval, if it is found at later date that,

the TDR is issued erroneously, the concerned will be held responsible and liable

for disciplinary action. Further, if any of the Committee member rejects the

proposal without proper justification and recording the reasons shall not be

considered. The detailed guidelines governing these rules will be issued

separately.

(2) in sub-rule (5),after clause(e)the following clause (f) shall be

added, namely,-

“(f) TDR application shall not be considered from the individual where

there is no proposal for development of the building by the applicant.

XV. In Rule 178, after sub rule (4), the following sub rule (5) shall be

inserted, namely,-

“178(5) Shelter fee is applicable only for residential Group housing/

residential group development schemes and not applicable for Non-

Residential buildings. In case of mixed use i.e. Residential and other than

residential use, the shelter fee shall be applicable for the extent of residential

use only.”

XVI. In Rule 56(4), 56(5), 159(1), 160(2), wherever the word “NREDCAP”

occurs the word “Andhra Pradesh State Energy Conservation Mission

(APSECM) State Designated Agency (SDA) of Andhra Pradesh” shall be

substituted.

XVII. In ANNEXURE – 1, point 3 shall be substituted, namely,-

“3)STRUCTURAL ENGINEER:

A degree in Civil Engineering or equivalent qualification.

(i)In addition to above qualification, the applicant should have at least five

years experience in structural design work,

(Or)

(ii)A Master’s degree in structural engineering from a recognized institute and

at least two years experience in structural design work.

(Or)

(iii)A Doctor’s degree in structural designs from a recognized institute and at

least one year experience in structural design work.

Structural Engineers shall be competent to carryout work related to Building

permission as given below shall be entitled to submit.

a. Structural designs and calculations of all buildings.

b. Issuing certificate of supervision and completion for all buildings.

c. Preparation of all service plans and related information connected with

development permit.”

K.KANNA BABU

SECRETARY TO GOVERNMENT (FAC)