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IS 12844 : 1989Guidelines for Selection of Site and Design of Housing in Coastal Regions

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FEMA P-55, Vol I & II (2011) · ASCE/SEI 24 · ASCE/SEI 7
CurrentSpecializedGuidelinesBIMStructural Engineering · Disaster Resilience and Retrofitting
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OverviewValues5InternationalTablesFAQ4Related

IS 12844:1989 is the Indian Standard (BIS) for guidelines for selection of site and design of housing in coastal regions. This code provides guidelines for the selection of sites and the planning and design of housing in coastal regions to enhance safety against natural hazards like cyclones, storm surges, and floods. It covers aspects from site selection and land use zoning to building configuration, structural design, and material specifications for durability.

Provides guidelines for site selection and housing design in coastal areas, considering environmental factors including cyclones and floods.

Overview

Status
Current
Usage level
Specialized
Domain
Structural Engineering — Disaster Resilience and Retrofitting
Type
Guidelines
International equivalents
FEMA P-55, Vol I & II (2011) · Federal Emergency Management Agency (FEMA), USAASCE/SEI 24-14 · American Society of Civil Engineers, USAASCE/SEI 7-16 · American Society of Civil Engineers, USANational Construction Code (NCC) 2022 · Australian Building Codes Board (ABCB), Australia
Typically used with
IS 1893IS 456IS 4326
Also on InfraLens for IS 12844
5Key values4FAQs

BIM-relevant code. See the BIM Hub for ISO 19650, IFC, and LOD/LOIN frameworks used alongside it.

Practical Notes
! Always prioritize the latest Coastal Regulation Zone (CRZ) notification over this code for setback distances and permissible activities.
! Focus on robust connections, especially roof-to-wall and wall-to-foundation, as these are common failure points during cyclones.
! Using corrosion-resistant steel (CRS) and increasing concrete cover is crucial for the longevity of structures in a saline environment.
Frequently referenced clauses
Cl. 4Site Selection and Land Use ZoningCl. 5Building - Planning and LayoutCl. 6Structural DesignCl. 7Materials and SpecificationsCl. 8Constructional Aspects
Pulled from IS 12844:1989. Browse the full clause & table index below in Tables & Referenced Sections.
reinforced concretesteelmasonrycorrosion resistant materialsroofing materials

International Equivalents

Similar International Standards
FEMA P-55, Vol I & II (2011)Federal Emergency Management Agency (FEMA), USA
HighCurrent
Coastal Construction Manual: Principles and Practices of Planning, Siting, Designing, Constructing, and Maintaining Residential Buildings in Coastal Areas
Provides comprehensive guidelines for residential coastal construction, covering siting, design, materials, and resistance to flood and wind.
ASCE/SEI 24-14American Society of Civil Engineers, USA
HighCurrent
Flood Resistant Design and Construction
Focuses specifically on the minimum requirements for flood-resistant design and construction, a key component of IS 12844.
ASCE/SEI 7-16American Society of Civil Engineers, USA
MediumCurrent
Minimum Design Loads and Associated Criteria for Buildings and Other Structures
Provides the detailed, mandatory load calculation procedures (wind, flood, etc.) that inform the principles in IS 12844.
National Construction Code (NCC) 2022Australian Building Codes Board (ABCB), Australia
MediumCurrent
National Construction Code
Includes specific mandatory provisions for construction in cyclonic regions (e.g., Region C and D), covering tie-downs and structural integrity.
Key Differences
≠IS 12844 is a qualitative, prescriptive guideline from 1989, whereas modern international standards like ASCE 24 and FEMA P-55 are highly quantitative, performance-based, and regularly updated with post-disaster research.
≠International standards introduce precise, legally defined zones like Base Flood Elevation (BFE) and Coastal A Zones, which dictate specific design requirements. IS 12844 uses more general recommendations like '1.5m above high tide mark'.
≠Wind load calculations referenced by IS 12844 (via IS 875) are simpler than modern standards like ASCE 7, which include more detailed factors for topography, internal pressure, and complex aerodynamic effects on components and cladding.
≠Modern standards provide extremely specific requirements for 'breakaway walls' below elevated buildings, including maximum shear resistance, to ensure they fail without compromising the main structure. IS 12844 only provides a general recommendation to build on stilts.
≠Material specifications in international codes are more detailed, specifying exact grades of stainless steel (e.g., Type 316), galvanization coatings (e.g., G185), and concrete mix design (w/c ratio, admixtures) for marine environments, whereas IS 12844 gives broader advice like 'use corrosion-resisting alloys'.
Key Similarities
≈All standards strongly emphasize the fundamental principle of elevating buildings above anticipated flood levels, typically by using piles, piers, or stilts.
≈There is a shared focus on creating a continuous load path, ensuring that wind and other forces are safely transferred from the roof and walls down to the foundation through robust connections.
≈All documents recognize the importance of building form in mitigating wind loads, recommending aerodynamic shapes like hip roofs over gable roofs and minimizing large overhangs.
≈A common theme is the need to address the corrosive coastal environment, with all standards recommending increased concrete cover for reinforcement, use of corrosion-resistant metals, and protective coatings.
≈Site selection principles are similar, advocating for building as far inland as possible and on higher ground to reduce risks from storm surge, wave action, and coastal erosion.
Parameter Comparison
ParameterIS ValueInternationalSource
Minimum Habitable Floor ElevationAt least 1.5 m above the maximum recorded high tide level.Elevated to or above the Design Flood Elevation (DFE), which is the Base Flood Elevation (BFE) + freeboard (typically 0.3-0.9m).ASCE 24-14
Setback from ShorelinePreferably beyond 500 m from high tide mark; minimum 200 m.Determined by site-specific erosion analysis and jurisdictional setback lines (e.g., Coastal Construction Control Line), not a fixed distance.FEMA P-55
Ideal Roof Slope (Wind)22.5 to 30 degrees for asbestos/GI sheets.Hip roofs with slopes between 18.5° to 30° (4:12 to 7:12 pitch) generally show the best performance.FEMA P-55
Concrete Cover for Reinforcement (Marine Spray)50 to 75 mm for parts exposed to sea spray.75 mm (3 inches) for concrete cast against and permanently exposed to seawater.ACI 318 (referenced by ASCE 24)
Flood Venting for EnclosuresNot quantitatively specified; recommends building on open stilts.Minimum of two openings providing a total net area of 1 sq. inch for every 1 sq. foot of enclosed area below the DFE.ASCE 24-14
Roof OverhangTo be kept to a minimum; maximum 450 mm.Generally recommended to be less than 500mm (20 inches) to reduce wind uplift forces.FEMA P-55
⚠ Verify details from original standards before use

Key Values5

Quick Reference Values
Minimum plinth height above High Flood Level (HFL) or ground level0.6 m
Recommended roof slope for cyclonic areas30 to 45 degrees
Minimum setback from High Tide Line (HTL)500 m (as per CRZ norms, which must be followed)
Recommended building shapeSquare or circular plan
Minimum Grade of Concrete in Coastal ExposureM20 (with specific durability requirements)
Key Formulas
Refers to IS 875 (Part 3) for wind load calculations
Refers to IS 1893 for seismic load calculations

Tables & Referenced Sections

Key Tables
No tables data
Key Clauses
Clause 4 - Site Selection and Land Use Zoning
Clause 5 - Building - Planning and Layout
Clause 6 - Structural Design
Clause 7 - Materials and Specifications
Clause 8 - Constructional Aspects

Related Resources on InfraLens

Cross-Referenced Codes
IS 1893:2016Criteria for Earthquake Resistant Design of S...
→
IS 456:2000Plain and Reinforced Concrete - Code of Pract...
→
IS 4326:1976Code of practice for earthquake resistant des...
→

Frequently Asked Questions4

What is the best building shape for a high-wind coastal area?+
A simple, compact, symmetrical plan like a square or circle is recommended to minimize wind pressure. Avoid complex or L-shaped plans. (Clause 5.2)
What type of roof is recommended for cyclonic regions?+
A hipped or pyramidal roof with a slope between 30 and 45 degrees performs best. Ensure the roof is securely anchored to the walls. (Clause 6.4.2)
What is the minimum recommended height for the plinth?+
The plinth should be at least 0.6 m above the High Flood Level (HFL) or the ground level, whichever is higher. (Clause 5.5)
Should large openings be provided in coastal houses?+
No, the number and size of openings should be minimized to maintain structural integrity against wind pressure. (Clause 5.3)

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