Blogger member: Fritzie Merin & Kyle Ocoy
Chapter VIII
LIGHT AND VENTILATION
According
to the Building Code of the Philippines there are laws in applying lights and
ventilation.:
Section 801: General Requirements of Light and Ventilation
-The Civil Code of the
Philippines on Easements of the light and view.
(every building shall be
designed, constructed and equipped to provide adequate light and
ventilation.)All buildings shall face a private street which has been duly
approved.No building shall be altered so as to reduce the size of any room or
relative area. Or to create and additional room. (unless such additional room
conforms to the requirements of this rule.)-No building shall be enlarged so
that the dimensions of the required yard would be less than what is prescribed
for such building lot.
Section 802: Measurement of site Occupancy
-Site or Lot Occupancy shall be
taken ate the ground level and shall be exclusive of courts, yards and light
wells.Court yard and light wells shall be measured clear of all projections from
walls enclosing such as well or yards with (exception of roof leaders, wall
copings, fire escapes and not exceeding 1.20 meters in width.)
Section 803: Percentage of Site Occupancy
-Measurement of percentage (%) of
site occupancy shall be taken at the ground level and shall be exclusive of
courts, yards and light wells.In case of additional construction on a lot on
which another structure already stands, the percentage site occupancy arising
out such existing structures must be included in the computation of (PSO) for
total lot area (TLA). Maximum Allowable PSO and the
other light and ventilation provisions under this Rule, the resulting lesser
building/structure footprint or gross floor area at the ground floor (or at
grade level) must prevail. Maximum
site occupancy shall be governed by use, type of
construction, and height of the building and the use, area, nature and location
of the site; and subject to the provisions of the local zoning requirements and
in accordance with the following types of open spaces:
a.
Public open spaces - streets,
alleys, easements of sea/lakeshores, rivers, creeks, esteros, railroad tracks,
parks/plazas, playgrounds, and the like.
b.
Total Open Spaces within Lot (TOSL)
- courts, yards, gardens, light wells, uncovered driveways, access roads and
parking spaces consisting of two (2) types:
i.
Paved or tiled (hardscaped areas);
sub-classification of open space shall fall under Maximum Allowable Impervious
Surface Areas (ISA) within the Total Lot Area (TLA); and
ii.
ii. Unpaved areas within the lot
that are with exposed soil and planted (softscaped), i.e., the Unpaved Surface
Areas (USA); this sub-classification is the true open space.
And under this section states a
guideline about how to illustrates the manner in determining Maximum Allowable
Percentage of Site Occupancy (PSO), Maximum Allowable Impervious Surface Area
(ISA), Maximum Allowable Construction Area (MACA), Minimum Unpaved Surface Area
(USA), and the Total Open Space within Lot (TOSL) with reference to Type of
Land Use Zoning per Lot.
-
And Minimum Requirements for Total Open Spaces within Lot (TOSL)
Total Open Spaces within Lot (TOSL)
are portions of the Total Lot Area (TLA) not occupied by the Maximum Allowable
PSO. The TOSL may consist of either the Maximum Allowable ISA (hardscaped
areas) or the USA (exposed and planted/softscaped soil) or may also be the
combination of both types of open spaces. Group A buildings or Residential 1
(R-1) uses/occupancies shall follow the minimum yard standards to comply with
the TOSL requirement. Abutments for Basic Uses/Occupancies forming part of new
developments shall be basically similar to the restrictions prescribed for firewalls
under Rule VII. Lot Type/Location. Only seven (7) types of lots and their
respective locations are described under this Rule. Variance When the lots as described in Figures VIII.2. through VIII.8.
are too narrow or too shallow such that the public open space, e.g., RROW,
alley or the like on which they abut can adequately supply light and ventilation
to every room therein subject to the requirements on window opening, the
requirements on the minimum Total Open Space within Lot (TOSL) above may be
waived , provided however, that for lots
abutting on only one (1) public open space, the depth of the open space to be
provided shall not be more than 8.00 meters; and for those lots abutting two
(2) or more public open spaces, the depth of the open space to be provided
shall not be more than 12.00 meters.
Section 804: Sizes and Dimensions of
Courts
-Minimum
sizes of courts and yards and their least dimensions shall be governed by the
use, type of construction, and height of the building as provided hereunder,
provided that the minimum horizontal dimension of said courts and yards shall
be not less than 2.00 meters. All inner courts shall be connected to a street
or yard, either by a passageway with a minimum width of 1.20 meters or by a door
through a room or rooms. The required open space shall be located totally or
distributed anywhere within the lot in such a manner as to provide maximum
light and ventilation into the building. YARD
- the required open space left between the outermost face of the
building/structure and the property lines, e.g., front, rear, right and left
side yards. The width of the yard is the setback. Yards prescribed for
Commercial, Industrial, Institutional and Recreational Buildings.
Annotation: For all firewalls
(particularly those above 3.0 m in height), great care should be taken when
such firewalls face the south or southwest i.e. facing the southwest monsoon
(“habagat”) winds which are wet and destructive i.e. the firewalls may also be
generally subjected to rain for up to six to eight (6- 8) months annually. In
such a situation, firewall gutters are strongly suggested to prevent the
firewall water from flooding the adjoining properties. A better option is to
set back the firewall by up to 0.60 m to create a drainage channel as well as a
firewall maintenance space i.e. for painting and general repair work. When the
latter solution is adopted, an endwall is created instead.
Section 805: Ceiling Heights
-Habitable
rooms provided with artificial ventilation shall have ceiling heights not less
than 2.40 meters measured from the floor to the ceiling; provided that for
buildings of more than one (1) storey, the minimum ceiling height of the first
storey shall be 2.70 meters and that for the second story 2.40 meters and the
succeeding stories shall have an unobstructed typical head-room clearance of
not less than 2.10 meters above the finished floor. Abovestated rooms with
natural ventilation shall have ceiling heights of not less than 2.70 meters. Mezzanine
floors shall have a clear ceiling height not less than 1.80 meters above and
below it.
SECTION 806: Sizes and Dimensions of
Rooms
-Minimum
sizes of rooms and their least horizontal dimensions shall be as follows:
a.
Rooms for Human Habitations - 6.00 sq. meters with a least dimension of 2.00
meters;
b.
Kitchen - 3.00 sq. meters with a least dimension of 1.50 meters; and
c.
Bath and toilet - 1.20 sq. meters with a least dimension of 900 millimeters.
Section 807: Air Spaces Requirements
-Minimum
air space shall be provided as follows:
a.
School Rooms - 3.00 cu. meters with 1.00 sq. meter of floor area per person;
b.
Workshop, Factories, and Offices - 12.00 cu. meters of air space per person;
and
c.
Habitable Rooms - 14.00 cu. meters of air space per person.
Section 808: Window Opening
-Rooms
intended for any use, not provided with artificial ventilation system, shall be
provided with a window or windows with a total free area of openings equal to
at least 10% of the floor area of the room, provided that such opening shall be
not less than 1.00 sq. meter. However, toilet and bath rooms, laundry rooms and
similar rooms shall be provided with window or windows with an area not less
than 1/20 of the floor area of such rooms, provided that such opening shall not
be less than 240 sq. millimeters. Such window or windows shall open directly to
a court, yard, public street or alley, or open watercourse.
-Required
windows may open into a roofed porch where the porch:
a.
Abuts a court, yard, public street or alley, or open watercourse and other
public open spaces; b. Has a ceiling height of not less than 2.70 meters;
c.
Has one of the longer sides at least 65% open and unobstructed.
-Eaves,
canopies, awnings (or media agua) over required windows shall not be less than
750 millimeters from the side and rear property lines. There shall absolutely
be no openings on/at/within/through all types of abutments (such as firewalls)
erected along property lines except for permitted vent wells. This Rule
strictly applies to all new and existing developments.
-In
locating window openings it should be borne in mind that in cases of extreme
emergencies windows must serve as emergency egress to vacate the premises or
access for rescue operations. Such windows shall meet the following
requirements:
a.
They can be opened from the inside without the use of any tools;
b.
The minimum clear opening shall have a width not less than 820 millimeters and
a height of 1 meter;
c.
The bottom of the opening should not be more than 820 millimeters from the
floor;
d. Where storm shutters, screens or iron
grilles are used, these shall be provided with quick opening mechanism so that
they can be readily opened from the inside for emergency egress and shall be so
designed that when opened they will not drop to the ground;
e.
All areas immediately outside a fire exit window/grille must be free of
obstacles and must lead to a direct access down into the ground or street
level.
Section 809: Vents Shafts
-Ventilation
or vent shafts shall have a horizontal cross-sectional area of not less than
1.00 sq. meter for every meter of height of shaft but in no case shall the area
be less than 1.00 sq. meter. No vent shaft shall have its least dimension less
than 600 millimeters. Unless open to the outer air at the top for its full area,
vent shafts shall be covered by a skylight having a net free area or fixed
louver openings equal to the maximum required shaft area. Air ducts shall open
to a street or court by a horizontal duct or intake. Such duct or intake shall
have a minimum unobstructed cross-sectional area of not less than 0.30 sq.
meter with a minimum dimension of 300 millimeters. The openings to the duct or
intake shall be not less than 300 millimeters above the street surface or level
of court.
Section 810: Ventilation Skylights
-Ventilation
skylights shall have a glass area not less than that required for the windows
that are replaced. They shall be equipped with movable sashes or louvers with
an aggregate net free area not less than the parts in the replaced window that
can be opened, or else provide artificial ventilation of equivalent
effectiveness.
Section 811: Artificial Ventilation
-Rooms
or spaces housing industrial or heating equipment shall be provided with
artificial means of ventilation to prevent excessive accumulation of hot and/or
polluted air. Whenever artificial ventilation is required, the equipment shall
be designed to meet the following minimum requirements in air changes.
GUIDELINES ON EASEMENTS, VIEW CORRIDORS/SIGHT LINES, STREETS/ROAD RIGHT-OFWAY (RROW), SIDEWALKS, ARCADES, BASEMENTS, LOTS, AND PUBLIC BUILDINGS/STRUCTURES
A. EASEMENTS
I. As it is situated outside of private property limits, the easement is public land. The easement is not to be used for any form of building or structures that may go against its public recreational character.
The following uses and others similar thereto are absolutely prohibited
RESIDENTIALS and like uses whether temporary or permanent. Long-term or overnight vehicle parking, unless duly designated as day or night pay parking zones. As a depository of stalled, wrecked or abandoned vehicles, mechanical devices and the like. The conduct of specific commercial, institutional and/or industrial activities not compatible with its stated character. Unauthorized recreational or entertainment usage and the like which will only benefit certain entities and which will ultimately result in inconvenience/ nuisance/safety problems to the general public. Any other form of private use, gain, enjoyment or profit at the expense of the motoring or walking public
II. Allowed or Encouraged Structures/Developments Within Easements
If wider than 9.00 meters, the easement may include a roadway or carriageway component on which vehicles can pass or on which the same may temporarily park. Pedestrian access-ways and the like and to be located at/ above/below the easement may also be developed for public use
Easement* Along Water Bodies/Way by Location
Location of Water Body/Way
|
Easement
|
Urban Areas
Agricultural Areas
Forest Areas
|
3.00 meters per side of waterway (Fig.VIII.G.3.)
20.00 meters per side of waterway 40.00 meters per side of waterway
|
Source: WATER CODE of the Philippines
III. Disallowed and Prohibited Structures/Developments Within Easements
No portion of the easement whether at grade, below grade or above grade may be leased or developed by the government or by private entities for purposes inconsistent with its character and intended function. All semi-enclosed or enclosed, semi-permanent or permanent habitable building projections or any other building projection or structural element located above or below the easement are absolutely prohibited. And lastly all forms of enclosures such as fences, perimeter walls and the like, intended to limit the use of the easement for private enjoyment/benefit or to restrict full access to the public.
B. VIEW CORRIDORS AND/OR SIGHT LINES
The roadway portion of the RROW shall be free of structures particularly commercial signs that will block the view corridor and sight lines within the RROW. To dignify very important public or historical/culture buildings/structures, all forms of commercial signs violating into RROW leading to or away from such buildings/structures shall not be allowed. View corridors or sight lines from buildings/structures on a higher or lower lot shall not be entirely blocked by the intervening property to allow some sight lines to exist, In case of allowed structures within the RROW for transportation, e.g., elevated ramps, flyovers, tracks, stations, terminals and the like, the appropriate designs shall be adopted to maximize light, ventilation and view.
C. STREETS/ROAD RIGHT-OF-WAY (RROW)
States that No building shall be constructed unless it adjoins or has direct access to public space, yard or street/road on at least one of its sides. And that all the buildings shall face to the public street or alley or a road.
D. SIDEWALKS
States that he local planning authority shall determine which street shall have an open sidewalk or an arcaded sidewalk, or a combination of both. And that the minimum width of the sidewalk for a RROW width of 9.00 meters or more shall be 1.20 meters on each side of the RROW or a total of 2.40 meters on both sides of the RROW. Sidewalks shall be of uniform width throughout the entire length of the street. The sidewalk width grade and finish of the dominant use/occupancy along the RROW shall be generally observed.
WIDTH OF THE SIDEWALK SHALL BE AS FOLLOWS:
Road Right-Of-Way (RROW) Width
|
Range of Required Sidewalk Widths (Total at both sides of RROW)
|
30.00 meters & above
25.00 - 29.00 meters
20.00 - 24.00 meters
10.00 - 19.00 meters
Below 10.00 meters
|
From 1/6 up to 1/4 of RROW Width
From 1/6 up to 1/3 of RROW Width
From 1/6 up to 1/3 of RROW Width
From 1/4 up to 1/3 of RROW Width
From 1/4 up to 1/3 of RROW Width
|
MINIMUM PLANTING STRIP WIDTHS BY RROW WIDTH:
Road Right-Of-Way (RROW) Width
|
Total Minimum Widths of Planting Strip within RROW* (width per sides of RROW) (meters)
30
|
30.00 meters & above
|
1.20 (0.60 )
|
25.00 - 29.00 meters
|
0.60 (0.30)
|
20.00 - 24.00 meters
|
0.60 (0.30)
|
10.00 - 19.00 meters
|
0.40 (0.20)
|
Below 10.00 meters
|
Optional
|
E. TOTAL OPEN SPACE REQUIREMENTS ON LOTS BY USE/OCCUPANCY, TYPE/LOCATION AND SUGGESTED MINIMUM LOT SIZES, LOT DIMENSIONS & TYPES BY USE/OCCUPANCY: States that there are requirements for a certain lot and that there are rules regulations depending on the lot or the location of the lot
F. BASEMENTS
Basements are generally used as a utility space for a building where such items as the boiler, heater, breaker or fuse box, car park, and air-conditioning system are located; so also are amenities such as the electrical distribution system, and cable television distribution point. However, in cities with high property prices such as London, basements are often fitted out to a high standard and used as living space. While basements may be developed for medium to very high density residential, commercial, institutional and mixed-use developments, its planning, design and construction shall observe the following limitations:
· The minimum road right-of-way (RROW) width that services the lot on which the basement can be constructed should be at least 10.00 meters wide
· For basements to be allowed, the prescribed setbacks and yards must be satisfied for the building/structure above grade inasmuch as the very same setbacks shall apply below grade to determine the maximum depth or width of the basement level
· If the Code prescriptions for introducing natural light and ventilation into all basement levels are first satisfied the maximum depth of the basement can then be made equal to one-half of the height of the building above grade; if the prescriptions for natural lighting and ventilation are satisfied, the basement depth can therefore be as much as one-third of the combined height of the building to be constructed above grade and below grade
· The center portion of all basement levels shall be reserved for the satisfaction of the basement level may extend by a minimum clear distance of 1.40 meters from the outermost face of the building (OFB) at grade level
· The OFB at the second and lower basement levels shall follow the line of the OFB at grade level
· All drainage structures below grade shall not exceed the OFB below grade.
Minimum Provisions for Natural Lighting and Ventilation at Basement Levels
If basements are to be developed, the following minimum provisions for natural light and ventilation shall be satisfied. A primary or main natural light and ventilation shaft (vertical) with a clear distance of at least 3.00 meters shall be located at the center of the building, Secondary or support natural light and ventilation shaft/s (angular) with a clear distance of at least 1.20 meters shall emanate from the front and rear perimeters of the building and shall traverse the entire depth of the basement, Both the vertical and angular shafts shall only be used for natural air and light intake and shall not be used for any form of exhaust or air exchange to keep the temperature inside the shafts at a minimum.
G. DESIGN OF PUBLIC BUILDINGS/STRUCTURES
Public buildings or structures are permanent edifices owned by the government, whether national or local, its agencies, including government-owned and/or controlled corporations. When it comes to Site selection where a project site is yet to be selected, the potential site must be compatible with the project usage. The site should be accessible, and near power, water, sewerage, drainage as well as transportation, communication and solid waste management system for practical and economic considerations. And for the Site Development location and orientation of the building is a very must to maximize use of natural ventilation and lighting and minimize energy consumption within the constraints of the functional requirements, the topography and site configuration. North-south exposure of buildings has the advantage of maximizing the cooling effect of prevailing winds coming from the southeasterly and southwesterly directions
