To ensure the safety and security of the citizens and the structural integrity of the building, the Kolkata Municipal Corporation (KMC) has devised a comprehensive set of regulations that need to be complied with by all buildings. This elaborate set of guidelines contains protocols and regulations regarding building permits, height restrictions, zoning regulations, floor area, boundary walls and basements. In this article, we attempt to simplify these regulations and give you an overview of the building rules and regulations set by the KMC.
See also: National Building Code of India (NBC): Guidelines for residential buildings
Building classification under KMC
The KMC classifies buildings into residential and commercial primarily on their occupancy. Buildings such as flats, apartments, hostels and the likes, which are used for dwelling purposes, fall under residential buildings, whose construction is governed by the requirements, procedures and standards specified by KMC. Alongside residential buildings, commercial, industrial and institutional buildings also fall under the jurisdiction of KMC and are subject to the set regulations.
KMC building rules in 2024
The building regulation set by KMC covers several areas to ensure holistic structure integrity and compliance with safety protocols. Following are some of the important rules:
Floor area ratio rules
The floor area ratio (FAR) of a building is obtained by dividing the total area of all the floors by the area of the plot on which the building stands, including the area of waterbodies housed by the plot, if any. The maximum FAR permitted by the regulations set by KMC in different cases is elucidated in the following table:
| Width of road near plot (in metres) | Residential buildings | Educational buildings | Industrial, storage and hazardous buildings | Assembly, institutional, business, mercantile Building |
| <2.4 | Nil | Nil | Nil | Nil |
| >2.4 to 3.5 | 1.25 | Nil | Nil | Nil |
| >3.5 to 7.0 | 1.75 | Nil | Nil | Nil |
| >7.0 to 9.0 | 2 | 2 | Nil | Nil |
| >9.0 to 15.0 | 2.25 | 2.25 | 2 | 2 |
| >15.0 to 20.0 | 2.5 | 2.5 | 2 | 2.25 |
| >20.0 to 24.0 | 2.75 | 2.75 | 2 | 2.5 |
| >24.0 | 3 | 3 | 2 | 2.75 |
Source: KMC
Boundary wall rules
To ensure the occupant’s security and avoid any hassles regarding the limits of one’s property, KMC mandates the building of a boundary wall or a fence surrounding the building. The minimum and maximum boundary heights as well as the required distance of the boundary from the building have been specified.
| Building type | Minimum boundary height | Maximum boundary height | Minimum distance from building |
| Residential | 1.5 m | 2.75 m | 1.2 m |
| Commercial and industrial | 2.75 m | 3.65 m | 2.4 m |
Source: KMC
Building height rules
The regulations surrounding the height of a building are designed keeping in mind the width of the road that is used to access the building.
| Width of road (in metres) | Maximum height of building (in metres) |
| >2.4 to 3.0 | 7 |
| >3.0 to 5.0 | 10 |
| >5.0 to 7.0 | 12.5 |
| >7.0 to 9.0 | 20 |
| >9.0 to 12.0 | 40 |
| >12.0 to 15.0 | 60 |
| <15.0 | No restriction |
Source: KMC
Basement rules
KMC rules elucidate that the basement of a residential building can be used as a storage space, parking lot, AC plant room or a space for machines used for building services. Should someone wish to use the basement of a residential building for commercial purposes, it is mandatory to ensure that the space is air-conditioned, with at least one metre constructed above ground level, and in accordance with fire safety regulations of the NBC. Other important basement rules include:
- No kitchen or bathroom allowed in absence of a proper drainage system.
- Minimum required height of the basement from floor to the lowest point of the ceiling should be 2.1 m.
- Outer walls should not coincide with exterior spaces outside.
- Seepage resistance, damp proofing and pumping facilities are recommended to keep surface drainage of water at bay.
- For basement parkings, one ramp is mandatory for an area less than 1000 sqm and at least two are required for more than 1000 sqm. Ramps should be at least 4 m wide and adequately spaced.
- Non-parking basements require a minimum of two enclosed staircases adhering to the rules set regarding the width of the stairs.
- Compliance with the provisions of national building codes is mandatory alongside that of KMC regulations and relevant fire safety acts of the state law.
Parking rules
For residential buildings, KMC only allows parking spaces on the ground floor or the basement, provided the space is well-ventilated with adequate pumping facilities. The adequate area for parking in a residential building is obtained using the carpet area. However, KMC specifies some minimum requirements that must be met based on the type of vehicle.
| Type of vehicle | Minimum area | Minimum headroom |
| Two-wheelers | 3 sqm (1.2m x 2.5m) | – |
| Four-wheelers | 12.5 sqm (2.5m x 5m) | 2.2m |
| Heavy vehicles | 37.5 sqm (3.7m x 10m) | 4.75m |
Source: KMC
Kitchen rules
A well-lit and well-ventilated kitchen is necessary to avoid smoke and odour and ensure a clean and safe environment. KMC specifies the following rules for kitchens:
- The dimensions of the kitchen should be 4.5m long, 1.5m wide and 2.5m high measured from the floor to the lowest point of the ceiling. If it is also a dining space, a minimum surface area of 9.5 sqm is required.
- An area for washing utensils, i.e. a sink with a grated connection with a wastewater pipe is mandatory.
- The floor should be impermeable and at least one window with an area of no less than one sqm should be present that overlooks and exterior space.
Bathroom rules
Following are the rules specified by KMC related to the dimensions and ventilation of bathroom spaces:
- The minimum dimensions of a bathroom should be 1.8 m x 1.2m x 2.1m. The total floor area should be no less than 2.6 sqm should there be a shower cubicle.
- At least one wall of the bathroom should face an open space and there should be a window or any form of ventilator measuring at least 0.40 sqm
- The bathroom of a floor may only be built above a room other than a bathroom or a washing area only if the floor is watertight.
- A finishing of an impervious material to a height of at least 1 m above the floor is necessary for all walls and partitions and bathroom doors should completely seal the entrance when closed.
- The floor of the bathroom should be impervious and have a sloping structure to direct the water towards the drain.
- Spaces with water closets must not be used for any other purpose and by no means should open directly to cooking spaces.
Rules for open areas
KMC specifies minimum requirements for open areas in a residential structure complex subject to the height of the building. These are as follows:
| Height of building | Front open space | Open space on side-1 | Open space on side-2 | Rear open space |
| ≤ 7.0 m | 1.2 m | 1.2 m | 1.2 m | 2.0 m |
| > 7.0 m to 10.0 m | 1.2 m | 1.2 m | 1.2 m | 3.0 m |
| >10.0 m to 12.5 m | 1.2 m | 1.2 m | 1.5 m | 3.0 m |
| >12.5 m to 15.5 m | 2.0 m | 1.5 m | 2.5 m | 4.0 m |
| >15.5 m to 20.0 m | 3.5 m | 4.0 m | 4.0 m | 5.0 m |
| >20.0 m to 25.5 m | 5.0 m | 5.0 m | 5.0 m | 6.5 m |
| >25.5 m to 40.0 m | 6.0 m | 6.5 m | 6.5 m | 8.5 m |
| >40.0 m to 60.0 m | 8.0 m | 8.0 m | 8.0 m | 10.0 m |
| >60.0 m to 80.0 m | 10.0 m | 15 percent of the height of the building | 15 percent of the height of the building | 12.0 m |
| >80.0 m | 12.0 m | 15 percent of the height of the building | 15 percent of the height of the building | – |
Source: KMC
FAQs
Why does KMC classify buildings into residential and commercial categories?
The reason for this classification revolves around the purpose of the building. Commercial and residential buildings are used for different purposes and thereby need different regulations.
What is FAR and why is it important?
The FAR or floor area ratio of the building determines the total floor area allowed on a given piece of land. It is important for proper urban planning and infrastructure development.
What are the key requirements for boundary walls specified by KMC?
KMC specifies the minimum and maximum heights of boundary walls and their distances from the building based on their type.
How does KMC regulate building heights?
The regulations related to building heights set by KMC take into account the width of the road that the building stands on.
What are the guidelines for using basements in residential buildings?
Basements of residential buildings can be used as parking and storage spaces, and even for commercial purposes, subject to safety regulations.
What are the parking regulations set by KMC for residential buildings?
KMC outlines requirements of the location, size and ventilation of parking spaces catering to different types of vehicles that may be parked.
How does KMC regulate kitchen and bathroom spaces?
Dimensions and ventilation requirements are some criteria used to determine regulations for kitchen and bathroom spaces.
| Got any questions or point of view on our article? We would love to hear from you. Write to our Editor-in-Chief Jhumur Ghosh at jhumur.ghosh1@housing.com |
