To construct a building in Sri Lanka, you need to have your plans approved by the relevant Municipal Council. The plans drawn should abide by the Urban Development Authority (UDA) laws and the property purchased should be registered with the Land Registry. Here there are several steps to be followed. The following is a breakdown of some of the most important stages of designing and getting your plan approved.
SUITABILITY OF A SITE
While you have the right to select any type of land to construct your building in, the UDA law specifies the type of land that can be used for construction. According to this, construction cannot be done in;
A site that has been filled with any material infused with fecal, animal, or vegetable matter unless the material has been removed and the site has been cleared completely or the entire ground surface has been deemed harmless and covered with a layer of earth or any other suitable material at least thirty centimeters thick.
A site prone to flooding until the level of the ground covered by the development or building is raised thirty centimeters above the site’s highest known flood level and beyond it for a distance of three meters all around or to the site’s boundary, whichever is closer.
REGISTERING YOUR AT THE LAND REGISTRY
After purchasing land for construction, to claim ownership for it and have legal evidence to prove your ownership, it needs to be registered under your name in the Land Registry. The process, however, may take some time and you will need to submit a list of documents.
The original deed
Duly attested or certified copy
In the case of a will, the probate or letters of administration with a copy of the will annexed should be presented for registration.
Who can submit documents for registration?
Any person executing the document
Any person claiming any interest or benefit thereunder
Any person having any interest in or charge on any property affected thereby
The agent of any such person or an attorney-at-law or notary acting on behalf any such person; letter of authority should be submit if the agent of any such person is presented document for registration
Documents should be presented to the relevant Land Registry where the land is situated. Land or movable property situated in more districts than one may be presented for registration to the Registrar General. The document could be submitted in either of the following manners:
a. Being submitted through post
b. Being submitted by authorized person
c. Being submitted through a notary/ legal firms
BUILDING CLASSIFICATION
According to the Sri Lankan law, the regulations set by the authority should be followed even when drawing plans. For this purpose, the buildings have been categorized according to the number of floors and square meters.
Building classification No. of Floors/ Sq.m
Category A 5 or more floors (including ground floor)
15 meters above adjoining street
Category B Not more than 4 floors (including ground floor) – Includes a basement
Roof span exceeding 10m
Wind sensitive building
Any others not covered under Category A and C
Category C Type 1 –
Residential purpose building not exceeding 500 sq.m
Residential purpose building not exceeding 300 sq.m (Doesn’t fall under Category B)
Type 2 –
Residential purpose building not exceeding 400 sq.m (Doesn’t fall under Category B)
Non-residential purpose building not exceeding 200 sq.m (Doesn’t fall under Category B)
Type 3 –
Residential purpose building not exceeding 200 sq.m (Not covered under Category B)
Non-residential purpose building not exceeding 100 sq.m (Not covered under Category B)
Based on the above categorization of the buildings, the structural plans to be submitted and the requirements specified by the law are different.
Prior to the start of any building work on any building other than those in type 3 of category C, an application must present complete structural designs as well as the proposed building’s design calculations. A qualified person must sign such a plan.
Detailed structural plans for Category A, B and C (Type 1 & 2), should consist of;
A statement describing the overlying load for which each floor system or part thereof has been designed.
Results of any soil tests
Type/s of foundations recommended to be used
Where any air conditioning or mechanical system is to be installed in a building or part thereof, or where any such system is to be extended or altered, a qualified person shall submit the layout and detailed plans of the installation, extension, or alteration to be carried out, along with information pertaining to capacities, to the Authority for approval.
Service plans prepared and signed by a qualified person related to water supply, sewage, drainage and rainwater harvesting.
Submit plans prepared and signed by a qualified person related to electricity for Category C (Type 1& 2).
DOCUMENTS TO BE SUBMITTED WHEN NO BUILDING WORK IS INVOLVED
A location plan of the site in relation to the adjoining street to a scale of not less than 1:4000;
A survey plan of the site to a scale of not less than 1:1000 showing:-
The location of the site including figured dimensions of buildings, if any;
The scale of the plan, the north point and the assessment numbers of adjoining lots or buildings.
The means of access to the site;
All existing drains and watercourses;
Contour or spot levels of the site and levels on the street in front of the site, where necessary.
Drainage and rainwater harvesting;
(i) Details of the location and the dimension of the existing drainage system;
(ii) Of the proposed rainwater harvesting system inclusive of all dimensions and flow directions.
ACCESS ROAD
The access to a site based on the law for a building has been categorized according to its purpose. As a result, the access requirements for a residential and a non-residential building have their own separate requirements. To get your plans approved, your construction needs to follow the requirements set based on the regulations applicable to your building.
Except as authorized under regulation, no site or lot facing a street smaller than 9m in width shall be used for non-residential use or construction of any building for such use.
(a) Every street serving residential units must comply with the criteria set:
Number of units servedMinimum width (m)Minimum length (m)Under 4 dwelling units3.0 (10 ft)50 (160 ft)More than 4 but less than 8 units4.5 (15 ft)100 (328 ft)More than 8 but less than 20 dwelling units6.0 (20 ft)–More than 20 dwelling units9.0 (30 ft)–
(b) A street intended to serve one or more lots for the construction of any building for non-residential use may be approved with a width of less than 9 meters and must meet the specifications set out below.
Maximum extent of land servedMinimum FAR (Floor Area Ratio) on each site Minimum width of street (m)Maximum length of street (m)500 Where the street more than 1 lot or site but not more than four lots1.56.0502500 Where the street served only one lot or site1.56.0150
Every such roadway must link to a public street with a width of at least 7 meters or a private street with a width of at least 7 meters owned by the owner of the private street.
Every street having a width of less than 9 meters and a length of more than thirty meters must have a turning circle with a diameter of not less than 9 meters at the dead end.
STREET LINE CERTIFICATE
The street line certificate is issued by the Pradeshiya Sabha and they have the authority to take action against a building that has been constructed violating the street line. This is a document that you have to present, especially when applying for a loan.
To be eligible for this;
The construction project should be located within the pradeshiya sabha’s jurisdiction.
The property assessment register should be updated with such information.
The law further specifies that a fence or boundary wall not exceeding 2 meters in height may be permitted on the building line, but no building shall extend beyond the building line. Balconies, sunshades, or eaves not exceeding 1 meter in width may also be permitted between the building line and a fence or boundary wall not exceeding 2 meters in height may be permitted on the building line.
The specifications for the building line may vary based on the street type as well.
Category of public streetBuilding line from the center of the street or street line (m)Local6.0 (20 ft)Secondary 9.0 (30 ft)Principal15.0 (49 ft)
For more information on applying for a building certificate visit the government information center website here.
OPEN SPACES AROUND THE BUILDING
Similar to the street line, having open spaces at the back of a building is a must. The law states that unless the back of the building adjoins a public street with a width of at least 7m, there shall be an open space of at least 3m extending along the entire width of the building and belonging entirely to it.
The rear space coverage for a construction varies based on the building as well.
Character of the buildingMaximum lot coverage (m)Minimum open space at the ground level (m)Dwelling units, hotels, houses, guest houses and public assembly gathering66 1/23Offices, shops and other commercial and industrial buildings8020
WATER SUPPLY FOR A BUILDING
According to the law when obtaining a development permit, every building should be provided with a protected water supply system that is connected to a public system. But when such facilities cannot be provided, a private connected water system should be provided instead.
These buildings should also be installed with water storage tanks and pumps with capacities varying based on each case. If a well is being used, then it should not be closer than 15m of a cesspit or soakage pit of a septic tank.
COASTAL RESERVATION
Control over the development of coastal areas is held by the Coast Conservation Department. According to this, construction work is prohibited within 300 meters of the first vegetation line. But in the past, due to the shortage of coastal areas for development, these prohibitions were not strictly implemented. However, following the Tsunami disaster, this changed and strict rules have been imposed.
The Coastal Zone is defined in the Coast Conservation Act as ‘that area lying within a limit of three hundred meters landward of the Mean High Water Line and a limit of two kilometers seaward of the Mean Low Water Line. In the case of rivers, streams, lagoons, or any other body of water connected to the sea, either permanently or periodically, the landward boundary extends to a limit of two kilometers, measured perpendicular to the straight baseline drawn between the natural entrance points and included waters of such rivers, streams, and lagoons or any other body of water connected to the sea.’
When constructing, the landward reference line applicable to your building and what you should abide by may vary based on the coastal district/city in the island.
100m landwards from the mean high water line in the following districts—Kilinochchi, Gampaha, Puttalam, Colombo, Kalutara, Galle, Matara, and Hambantota.
200m landwards from the mean high water line in the coastal belt within Jaffna, Trincomalee, Mullaitivu, Batticaloa, and Ampara districts.
By considering all of the above and working alongside a professional you can get your plan approved in no time.
Source - https://bit.ly/3A7ubMz
Comments