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IS 13727 : 1993Guide for requirements of cluster planning for housing

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Manual for Streets (MfS) · Residential Design Codes of Western Australia (R-Codes) · International Zoning Code (IZC)
CurrentSpecializedGuidelinesBIMUrban Planning · Planning, Housing and Pre-fabricated Construction
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OverviewValues7InternationalTablesFAQ4Related

IS 13727:1993 is the Indian Standard (BIS) for guide for requirements of cluster planning for housing. This standard provides guidelines for the planning of residential housing clusters to ensure a functional, safe, and pleasant living environment. It outlines norms for density, ground coverage, Floor Area Ratio (FAR), open spaces, and circulation systems for both pedestrians and vehicles, promoting organized and sustainable development.

Guide for requirements of cluster planning for housing

Overview

Status
Current
Usage level
Specialized
Domain
Urban Planning — Planning, Housing and Pre-fabricated Construction
Type
Guidelines
International equivalents
Manual for Streets (MfS) · Department for Transport (DfT) & Ministry of Housing, Communities & Local Government (MHCLG), United KingdomResidential Design Codes of Western Australia (R-Codes) · Western Australian Planning Commission, AustraliaInternational Zoning Code (IZC) · International Code Council (ICC), USADevelopment Control - Residential · Urban Redevelopment Authority (URA), Singapore
Typically used with
IS 1641IS 962
Also on InfraLens for IS 13727
7Key values3Tables4FAQs

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

Practical Notes
! This code is essential for architects and planners designing group housing societies and townships, and must be read alongside local municipal bye-laws which may have overriding or additional requirements.
! The emphasis on separating pedestrian and vehicular movement is a key principle for enhancing safety and livability within the cluster.
! The guidelines help in optimizing land use while ensuring adequate provision for community facilities and green spaces, which is crucial for high-density urban developments.
Frequently referenced clauses
Cl. 4General RequirementsCl. 5Planning Norms (Density, FAR, Coverage)Cl. 6Open SpacesCl. 7Circulation
Pulled from IS 13727:1993. Browse the full clause & table index below in Tables & Referenced Sections.

International Equivalents

Similar International Standards
Manual for Streets (MfS)Department for Transport (DfT) & Ministry of Housing, Communities & Local Government (MHCLG), United Kingdom
HighCurrent
Manual for Streets
Provides guidance on the design of residential streets, focusing on creating places rather than just traffic corridors, which aligns with IS 13727's cluster concept.
Residential Design Codes of Western Australia (R-Codes)Western Australian Planning Commission, Australia
HighCurrent
State Planning Policy 7.3 - Residential Design Codes
A comprehensive code regulating residential development density, site layout, open space, and building form, similar to the scope of IS 13727 but more detailed.
International Zoning Code (IZC)International Code Council (ICC), USA
MediumCurrent
International Zoning Code
Provides a model framework for local zoning, including provisions for Planned Unit Developments (PUDs), which are conceptually similar to cluster planning.
Development Control - ResidentialUrban Redevelopment Authority (URA), Singapore
MediumCurrent
Development Control Guidelines for Residential Developments
Prescribes detailed requirements for plot ratio, building setbacks, and site coverage for high-density housing, sharing the goal of structured site planning.
Key Differences
≠IS 13727 is a standalone 'guide', whereas international equivalents like the R-Codes (Australia) or URA Guidelines (Singapore) are legally binding parts of a comprehensive, integrated state/national planning system.
≠Modern international standards like the UK's 'Manual for Streets' strongly prioritize pedestrian and cyclist permeability and traffic calming, often subordinating vehicular needs. IS 13727:1993 has a more traditional focus on providing specified widths and turning circles for vehicles.
≠International standards often use performance-based criteria (e.g., ensuring adequate solar access or privacy) to determine building separation, while IS 13727 relies more on fixed prescriptive distances (e.g., a minimum of 6m between buildings).
≠The concept of 'cluster' in IS 13727 is a specific typology. In US practice (via the IZC's PUD provisions), it's more of a flexible zoning tool that allows for deviation from standard lot-by-lot regulations in exchange for community benefits and superior design.
Key Similarities
≈All standards are based on the core principle of grouping dwellings to create consolidated, usable common open space, promoting land use efficiency over traditional lot-by-lot subdivision.
≈Both IS 13727 and its international counterparts mandate minimum requirements for essential infrastructure, including access for emergency services, water supply, and sanitation within the planned area.
≈There is a common emphasis on providing safe and adequate pedestrian circulation networks, often separated from primary vehicular roads, to enhance resident safety and walkability within the housing area.
≈All frameworks use quantitative controls like density (dwelling units per hectare), ground coverage, setbacks, and parking ratios to manage the intensity and physical form of development.
Parameter Comparison
ParameterIS ValueInternationalSource
Minimum Cluster Open Space15% of the total cluster area, with a minimum area of 100 sq. m.10% of the site area must be provided as public open space (for subdivision).Residential Design Codes (R-Codes), Australia
Maximum Length of Vehicular Cul-de-sac100 mGenerally should not be longer than 200 m.Residential Design Codes (R-Codes), Australia
Minimum Width of Pedestrian Path2.0 m2.0 m minimum, with 3.0 m recommended for main routes.Manual for Streets (MfS), UK
Recommended Housing Density100 to 250 dwellings per hectare (DU/ha).Defined by density codes, e.g., R-Code 60 (R60) allows a base of 60 DU/ha, with higher densities in activity centres.Residential Design Codes (R-Codes), Australia
Minimum Distance Between Buildings6 mVaries by height and wall condition; e.g., 6m for single-storey buildings with major openings facing each other, increasing for taller buildings.Residential Design Codes (R-Codes), Australia
Visitor Parking Requirement1 car space for every 20 dwelling units (i.e., 0.05 per DU).1 car bay for every 4 dwellings (i.e., 0.25 per DU) for multiple dwelling sites.Residential Design Codes (R-Codes), Australia
Maximum Ground CoverageNot to exceed 40% for the overall housing site.Defined by density code; e.g., R-Code 40 (R40) allows a maximum site cover of 55%.Residential Design Codes (R-Codes), Australia
⚠ Verify details from original standards before use

Key Values7

Quick Reference Values
Maximum Ground Coverage40 percent
Minimum Organized Open Space15 percent of total cluster area
Maximum Dwelling Units per Cluster200 units
Recommended Cluster Area Range0.25 ha to 2.0 ha
Minimum Width of Pedestrian Path2.0 m
Minimum Width of Main Access Road (Residential)6.0 m
Minimum distance between building blocks3.0 m

Tables & Referenced Sections

Key Tables
Table 1 - Net Residential Density for Various Categories of Housing
Table 2 - Relationship between Density, Open Space and Ground Coverage
Table 3 - Minimum Size of Open Spaces
Key Clauses
Clause 4 - General Requirements
Clause 5 - Planning Norms (Density, FAR, Coverage)
Clause 6 - Open Spaces
Clause 7 - Circulation

Related Resources on InfraLens

Cross-Referenced Codes
IS 1641:1988Code of practice for fire safety of buildings...
→
IS 962:1989Code of practice for architectural and buildi...
→

Frequently Asked Questions4

What is the maximum permissible ground coverage for a housing cluster?+
The maximum ground coverage should not exceed 40 percent of the cluster area (Clause 5.3).
What is the minimum required open space in a cluster?+
A minimum of 15 percent of the total cluster area must be reserved for organized open space (Clause 6.1).
What is the maximum recommended size for a single housing cluster?+
The size of a housing cluster should generally be between 0.25 and 2.0 hectares, or contain a maximum of 200 dwelling units (Clause 4.1.2 & 5.1.1).
What is the minimum width for a pedestrian pathway?+
The minimum clear width for a pedestrian pathway is 2.0 meters (Clause 7.1.1).

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