Table of Contents
Chapter 1. Introduction.
Arrangement of Sections
01.Nature of Chapter 1
The provisions of this chapter are not intended to have any legal force and effect but they are regarded as constituting –
(a) a guide to some of the other legislation relating to the Model Building By-Laws, 1977; and
(b)a guide to the Model Building By-Laws, 1977, as a whole; and
(c)an aid to the construction and interpretation of the Model Building By-Laws,1977
Part I Provisions in acts which are relevant to the application of these By-laws.
02. Definitions in the Urban Councils Act Chapter [214]
The following terms are defined in the Urban Councils Act [Chapter 214] in the manner here indicated, and such terms have the meaning so indicated throughout these by-laws, whether these by laws are adopted by an urban council or rural council
“combined private sewer” means a sewer, exclusive of the soil pipes, waste pipes and vent pipes, for the purpose of conveying to a public sewer or a conserving tank or other receptacle the sewage from two or ore private, and includes all other things necessary in connection therewith;
“conserving tank” means any covered tank without overflow which
- is used for the reception and temporary retention of sewage; and
- requires empting at intervals;
“construction”, in relation to a building, includes the alteration, subdivision, conversion or reconstruction of, or the addition to, a building;
“private drain” means a conduit for the conveyance of storm water or any surface, subsoil or spring water from one premise to a public drain:
“private sewer” means a sewer, exclusive of waste pipes, soil pipes and vent pipes, for the purpose of conveying to a combined private sewer, a public sewer of conserving tank or other receptacle the sewage from one premise, and includes all other things necessary in connection therewith;
“public drain” means a conduit vested in or under the control of or used by a municipality or town for the conveyance of storm water or any surface, subsoil or spring water, and includes all other things necessary in connection therewith;
“public sewer” means a sewer vested in or under the control of a municipality or town into which is discharged or intended to be discharged the sewage from private sewers or combined private sewers, and includes pipes, manholes, chambers, ventilation shafts, ejectors , sluices and all other things necessary in connection therewith;
“sanitary fitting” means any water-closet, urinal, bidet, slop-sink, bath, wash basin, sink, shower or other fitting of like a nature from which soil water or waste water is disposed of into a soil-pipe or waste pipe, as the case may be:
“sewage” includes trade effluent
‘sewage works” includes reservoirs, tanks, strainers, filter-beds, ponds, engines, pumps, machinery, buildings, lands and all other works and things except public sewers which are necessary for the treatment and disposal of sewage;
“storm water” means all flow of water directly due to rainfall before such water joins a public stream;
“trade effluent” means any liquid, with or without particles of matter suspended therein, which is produced either wholly or in part or results from or has been or was intended to be used in any trade or business or commercial, manufacturing or industrial process;
“water main” includes any conduit, pipeline, valve, valve-chamber, meter, meter-chamber or house, break-pressure tank, scour pipe or scour-chamber which
- in vested in, under the control of or used by a municipality or town; and
- is used for the conveyances and control of water supplied for the municipality or town;
and includes all other things necessary in connexion therewith;
03. Delegation Of Authority
Attention is drawn to section 93 of the Urban Councils Act [Chapter 214] and to section 137 of the Rural Councils Act [Chapter 211] which enable local authorities to delegate of their powers to employees in the following terms-
section of the Urban Councils Act[Chapter 214]
93 (1) A council or an executive committee, with the approval of the council may delegate, subject to such conditions as it may impose, to an employee of the council such of the powers vested in it by or under this Act or any other law as it considers to be necessary or desirable and may in like manner amend or withdraw any such delegation:
provided that-
i. the council or executive committee shall not delegate to an employee the powers conferred by any Act, other than this Act, or any statutory instrument made under such other Act upon the council, unless the proposed delegation has been approved by appropriate Minister responsible for the administration of the Act concerned in its application to the council area and any conditions fixed by that Minister in granting his approval are complied with;
ii. the council shall not delegate to an employee any powers which it has delegated to the executive committee;
iii. the council or executive committee shall not delegate to an employee any power conferred by model building by-laws which have been adopted by or on behalf of the council, to grant a relaxation or waiver referred to in sub-paragragh(2) of paragraph 23 of the Third Schedule, unless the by-law concerned expressly provides that the power may be delegated to such employee;
iv. no powers specified in subsection (2) of the section sixty-seven or in subsection (2) shall be delegated to an employee;
v. the amendment or withdrawal of any delegation shall not invalidate anything done in pursuance of a decision lawfully taken by the employee before the date of such amendment or withdrawal’
(2) Any person who feels aggrieved by decision of an employee acting under powers delegated to him in terms of the subsection (1) shall have the right to bring the matter in writing to the attention of the appropriate head of department in the first instance and, failing satisfaction, to the council through the town clerk for examination.
(3) The delegation in terms of subsection (1) not any powers to an employee shall not preclude the council or executive committee, as the case may be, from itself exercising the powers so delegated and the council or executive committee may amend or rescind any decision of an employee in the exercise of the powers so delegated to him.
Section 137 of the Rural Councils Act [CHAPTER 211]
137 The council may by resolution delegate, either absolutely or conditionally, to such officers or servants as may be specified in such resolution any powers of the council except powers to make by-laws, levy any impost, fix any charge or tariff or borrow any money.
04. Fixing Of Charges
Attention is drawn to section 172 of the Urban Councils Act[Chapter 214] and to section 79 of the Rural Councils Act [Chapter 211] which enable local authorities to fix and levy charges by resolution in the following terms-
section 172 of the Urban Councils Act [Chapter 214]
172. (1) A council may, by resolution passed by a majority of the total membership of the council-
a) fix tariffs or charges for-
(i) the supply of electricity or water or refuse removal services; or
(ii) the conveyance of sewage or trade effluent in public sewers and its treatment at a sewage treatment works; or
(iii) any other services which a council may provide in terms of this Act;
(b) fix charges to be payable in respect of certificates, licences or permits issued, inspections carried out, services rendered or any act, matter or thing done by the council in terms of this Act;
(c) fix deposits to be paid in connexion with any services provided by the council in terms of this Act.
(2) Before any tariffs, charges or deposits fixed in terms of subsection (1) come into operation-
(a) a statement setting out the proposed tariff charges or deposits and any existing tariffs, charges or deposits for the same matters shall-
(i) be advertised in two issues of a newspaper; and
(ii) be posted at the office of the council for a period of not less than thirty days from the date of the the first advertisement in the newspaper; and
(b) if the tariff relates to charges for the supply of electricity, a statement setting out the proposed tariffs shall be submitted to the Electricity Council constituted in terms of the Electricity Act[Chapter 282]
(3) If a statement has been –
(a) advertised in terms of paragraph (a) of subsection (2) and within the period of thirty days referred to in that paragraph objections to the proposed tariffs, charges or deposits are lodged-
(i) by thirty or more persons who are voters or who are users of the service to which the tariff, charge or deposit relates ; or
(ii)where there are less than thirty such users of the service concerned, by not less than fifty per centum of the number of such users;
such tariffs, charges or deposits shall be reconsidered by the council, together with the objections so lodged, and they shall not come into operation unless the resolution is again passed by a majority of the total membership of the council;
(b) submitted to the Electricity Council in terms of paragraph (b) of subsection (2) and, within a period of sixty days from the date it is so submitted, the Electricity Council lodges any objection to the proposed tariff, that proposed tariff shall not come into operation unless the Minister consents thereto.
(4) the notice to councillors of any meeting at which the proposed tariffs, charges or deposits are to be reconsidered for the purposes of subsection(3) shall contain a copy of all objections lodged in terms of paragraph (a) of subsection (3).
(5) a resolution in terms of this section relating to any tariffs, charges or deposits which are provided for in any by-law shall not have the effect of introducing new tariffs, charges or deposits until the by-law concerned has been repealed or amended, as the case may be:
provided that the provisions of this subsection shall not apply in relation to the introduction of a special water tariff which is introduced to have effect during a period of a water shortage’
Section 79 of the Rural Council’s Act[chapter 211]
79. (1) A council may, by resolution passed by a majority of the whole number the councillors thereof, levy charges for services rendered, registration certificates or licenses issued, inspections carried out or any other matter for which by-laws may be ,made in terms of the Third Schedule.
(2) before any such charges come into operation, a statement setting out the proposed charges and any existing charges for the same matters shall, for a period of not less than thirty days, be posted in the manner in which notices are usually posted in the council area and published in newspaper circulating in the neighbourhood.
(3) if, during the said period of thirty days, thirty or more voters lodge objections to the proposed charges, such charges shall be reconsidered by the council together with such objections and shall not come into operation unless passed by a majority of the whole number of the councillors thereof. The notice to councillors of any meeting at which such charges are to be considered shall contain a copy of such objections.
(4) Where such charges are in respect of a designated area, they shall-
(a) be considered by town board prior to the publication in terms of subsection (2); and
(b) if there are any objections thereto lodged in terms of subsection(3), be reconsidered by the town board together with such objections; and
(c) be recommended to the council if passed by a majority of the whole number of councillors for the town board following such consideration and as the case may be, reconsideration;
and on receipt of such recommendation the council shall be deemed to have passed in terms of subsection (1) a resolution to levy such charges for such designated area in accordance with such recommendation.
(5) No resolution made in terms of this section varying any charges which are provided in any by-law shall come into effect until such by-law has been repealed.
05. Right Of Entry
Attention is drawn to section 173 of the Urban Councils Act [Chapter 241] and to section 71 of the Rural Councils Act [Chapter 211] which authorize the local authorities, their officers, employees and contractors to go on to land and to enter premises in the following terms-
Section 173 of the Urban Councils Act [Chapter214]
173. (1) Subject to provisions of this section, a council-
(a) may place any water main, public drain, electricity transmission line or public sewer, together with any works necessary to and used in connexion with such water main, public drain electricity line or public sewer, whether above or below the ground, into, out of, along or across any land, including any road, other than land is within or outside the council area; and
(b) shall, through its employees or contractors, together with any assistants and advisers that may be necessary, have access to or over any property by the shortest and most practicable route reasonable in the circumstances for the purposes of-
(i) doing anything authorized or required to be done by the council in terms of this Act or any other law, including the placing of any water water main, public drain, electricity transmission line or public sewer;
(ii) inspecting, examining, testing, repairing, renewing, maintaining and cleaning any property of the council, including any water main, public drain, electricity transmission line or public sewer;
(iii) inquiring into and investigating the sustainability of immovable property for any work, scheme or undertaking of the council, and in making any necessary survey or valuation in connexion therewith;
(iv) ascertaining whether-
A. there exists any nuisance or
B. there is or has been a contravention of the provisions of this Act or any other law, responsibility for the administration of which is vested in council;
(v) ensuring compliance with the provisions of this Act or any other law, responsibility for the administration of which is vested in the council.
(2) The exercise by the council of any of the powers referred to in subsection(1) shall be subject to the provisions of this Act and of any other law regulating or controlling the rights of the council in that regard.
(3) Where it is proposed that the powers referred to in subsection(1) should be exercised over or under any road which is not vested in or maintained by the council, the council, before commencing any such work, shall consult the appropriate road authority as defined in the Roads and Road Traffic Act [Chapter263] and shall comply with any reasonable requirements of that road authority.
(4) Before exercising any powers referred to in subsection(1) the council shall give reasonable notice-
a) to the owner or occupier of the property concerned of the intention to enter into or upon any building or land by notifying the occupier personally or post or by giving notice to the owner at his last usual or last known place of abode or business personally or by post;
Provided that, in the case of work which is required to be executed urgently, or the reading of meters, it shall not be necessary for the council to give the notice required by this subsection;
b) in the case of land within the area of another local authority, to that other local authority
(5) No person shall be subjected to entry of his dwelling house without his consent, except at reasonable times and to the extent that such entry necessary-
a) for matters referred to in the provision to paragraph (a) of subsection (4); or
b) in the interests of town and country planning; or
c) for the purpose of the valuation of dwelling-house in connexion with any rate; or
d) to enable the council to carry out work connected with any of its property which is lawfully in that dwelling-house
(6) A person who is authorized in terms of this section to enter any land may take him such persons, animals, vehicles, appliances and other things as he may consider necessary for the performance of his duties
(7) Upon the completion of any works performed in the exercise of the powers conferred by this section on the property of any person, the council shall promptly restore the surface of the land, road or other place upon which the work was carried out as nearly as reasonably possible to the same condition as it was before the commencement of the work, and in carrying out the work the council shall do as little damage as reasonably possible to such land, road or other place.
(8) The council shall pay compensation to any person who suffers loss or deprivation of rights by exercise of the powers conferred by this section and the provision of Parts I and IV of the Land Acquisition Act[Chapter 144] shall, mutatis mutandis, apply to the payment of such compensation:
Provided that any reference in Part IV of that Act to the date of the publication of a preliminary notice the Gazette shall be read and construed as a reference to the date of the exercise of the powers referred to in this subsection.
Section 71 of the Rural Councils Act [Chapter211]
71. Any officer or other employee of the council duly authorized for the purpose by the council may at all reasonable times enter any premises within the area of the council for the purpose of any inspection or inquiry, or the execution of any duty, carried out in terms of this Act:
Provided that no such entry may be made into a dwelling-house unless it is necessary-
a) for the enforcement of this Act where there a reasonable grounds to suspect that an offence against this Act has been, is being; or is about to be committed in such dwelling-house, or that a person who has committed such an offence, or evidence relating to such an offence, is to be found therein; or
b) otherwise in the interests of public health or public safety; or
c) to enable the council to carry out work connected with any property of the council which is lawfully in such dwelling-house; or
d) for the purpose of the valuation of such dwelling-house connexion with any import levied or to be levied in terms of this Act
06. Offences And Penalties
Attention is drawn to sections 266 and 267 of the Urban Councils Act [Chapter214] and to sections 142 and 143 of the Rural Councils Act [Chapter 211] which prescribe offences and penalties which, consequent upon the definition of “this Act” in subsection (1) of section 3 of the Interpretation Act [Chapter 1] apply not only to the relevant Acts, but also to all by-laws made in terms of those Acts.
Sections 266 and 267 of the Urban Councils Act, [Chapter 214]
266. Where-
a) any matter or thing is, by or in terms of this Act or any order or notice made or given under the authority thereof, directed or forbidden to be done; or
b) any authority is given by or in terms of this Act to a council or any person to direct any matter or thing to be done or to forbid any matter;
and such act so directed to be done remains undone, or such act so forbidden to be done is done, then in every such case every person so offending against such direction or prohibition shall be guilty of an offence.
143. (1) Any person guilty of an offence in terms of this Act shall, unless other provision is made in this Act, be liable for every offence to a fine not exceeding one hundred dollars or, in case of a continuing offence, a fine not exceeding four dollars for every day during which the offence continues.
(2) On the conviction of any person of any offence such as is referred to in subsection (1) the court may, on the application of the council or the prosecutor acting on the application of the council or the prosecutor acting on the instructions of the council and in addition to any other penalty which it may impose, give summary judgement in favour of the council for an amount not exceeding the amount of any loss caused to the council by the commission of the offence, and such judgement shall have the same force and effect and be executed in the same manner as if it had been given in a civil action duly instituted in the said court:
Provided that nothing in this subsection shall be deemed to affect the jurisdiction of the said court conferred by any other law.
(3) On the hearing of any application made in terms of subsection(2) the court may refer to the proceedings and evidence at the trial and may hear such further evidence as may be tendered by the prosecutor and the person convicted.
07. Service Of Notices And Orders
Attention is drawn to section 34 of the Interpretation Act [Chapter 1], which provides for the manner in which all notices and orders referred to in these model by-laws may be served-
Section 34 of the Interpretation Act[Chapter 1]
34. (1) Where an enactment authorizes or required a document to be served by post, and where the word “serve” or any of the words “give”, “deliver” or “send” or any other word is used, the service of the document may be effected by preparing, registering and posting an envelope addressed to the person on whom the document is to be served at his usual or last known place of abode or business, and containing such document, and, unless the contrary is proved, the document shall be deemed to have been served at the time at which such envelope would have been delivered in ordinary course of post.
(2) Where an enactment authorizes or requires a document to be served on any person without directing it to be served in a particular manner, the service of that document may be effected either-
a) by personal service;
b) by post in accordance with subsection (1);
c) by leaving it for him with some person apparently over the age of sixteen years at his usual or last-known place of abode or business;
d) in the case of a corporate body, or an association of persons whether incorporated or not, by delivering it to a director, the secretary or clerk of the body or association, or serving it by post on such director, secretary or clerk at such office; or
e) if it is not practicable, after reasonable inquiring, to discover the name or address of an owner, lessees or occupier of premises on whom the document should be served, by addressing the document to him by the description of owner or lessee or occupier of the premises(naming them) to which the document refers and by delivering it to the some person on the premises or, if there is no person on the premises to whom it can be delivered, by affixing it, or a copy of it, to some conspicuous part of the premises.
08. Protection Of Public Sewers And Drains
Attention is drawn to section 128 of the Urban Councils Act[Chapter 214] which deals with the protection of public sewers and public drains. This section is published in this chapter for guidance purposes and in the case of any doubt the local authority should be consulted.
Section 128 of the Urban Councils Act [Chapter 214]
128. (1)No person shall, except with the consent of the council and subject to such conditions as it may impose-
a) construct any building or other structure over a public sewer or public drain or in such a position or in such a manner as to be likely to interfere with or endanger a public sewer or public drain; or
b) excavate, open up or remove the ground above, next to, under or near a public sewer or public drain; or
c) discharge or put into or permit to enter a public sewer or public drain any solid, liquid or gaseous substance which the council, by notice in writing to the person concerned, has prohibited from being discharged into that sewer or drain on the grounds that it is likely to injure or damage that sewer or drain, interfere with the free flow of sewage or drain, interfere with the free flow of sewage or storm-water or cause a nuisance or involve danger to the health of persons entering that sewer or drain or employed at the sewage works or to endanger, destroy or be injurious to the structure of any public sewer, public drain, sewage works or land or to the process used therein or thereon; or
d) discharge or put into or permit to enter a public sewer any storm-water; or
e) discharge or put into or permit to enter a public drain any sewage; or
f) make any opening into a public sewer or public drain; or
g) take any action which might injure, endanger or destroy a public sewer or public drain.
(2) The council may-
a) demolish, alter or otherwise deal with any building or other structure constructed in contravention of the provisions of subsection(1);
b) fill in or make good any ground excavated or removed in contravention of the provisions of subsection(1);
c) repair and make good any damage done in contravention of, or occasioned as a result of a contravention of, the provisions of subsection(1);
d) remove anything discharged or put into public sewer or public drain in contravention of the provisions of subsection(1) or which is injuring or endangering or likely to injure or endanger or destroy the public sewer or public drain;
and recover the expenses incurred by the council from the person guilty of such contravention.
(3) Where any person discharges or puts into or permits to enter a public sewer or public drain any solid, liquid or gaseous substance which is prohibited in by-laws, the council may recover the expenses incurred in-
a) removing; and
b) repairing and making good any damage done by; anything so discharged or put into permitted to enter a public sewer or public drain.
09. Conflict Between These By-Laws And Other By-Laws
Attention is drawn to subsection(10) of section 183 of the Urban Councils Act [Chapter214] setting out the legal position where there is any conflict or inconsistency between these by-laws and other by-laws.
Subsection(10) of section 183 of the Urban Councils Act [Chapter214]
(10) Where model building by-laws are in force in any council area and there is any conflict or inconsistency between any other by-laws of the council in force in that area, the provision of the model building by-laws as applied shall prevail
Part II Guide to Model Building By-Laws as a whole
10. Effects Of Chapters
(1) The administrative provisions of Chapter 2 have general application to-
a) the construction of all buildings, alterations and additions; and
b) the installation and modification of all aspects of the sewerage system on any land, other than those parts of the sewerage system which are the responsibility of the local authority.
(2) Chapter 3 and the subsequent chapters are primarily concerned with providing technical information on the standards to which building and sewerage work shall be undertaken, but some of these chapters also contain certain administrative provisions creating continuing obligations specifically associated with the subject-matter of the relevant chapter.
(3) The provisions of these by-laws do not cover all administrative matters associated with building and sewerage work, and each local authority is likely to have further by-laws which it made or adopted concerning, inter alia-
a) applications for and the supply of water-close
b) applications for connexions to public sewers and the making such connexions;
c) the provision of fire-protection services;
d) the licensing of advertising signs.
11. Force And Effect : Adoption
The Model Building By-laws, 1977, shall have force and effect within areas under the jurisdiction of the various local authorities in Rhodesia only as and when they are adopted by or on behalf of each local authority, whereupon the model building By-laws, 1977, will become operative within the area under jurisdiction of each such local authority.
12. Variations
(1) Throughout the course of these model building by-laws, local authorities are given the power to allow departures or relaxation in respect of specified situations, and local authorities have the discretion to interpret provisions incorporating the terms “adequate”, “proper”, “reasonable”, “satisfactory” and similar terms in a manner reflecting the local authority’s own appreciation of the circumstances.
(2) In all other cases, however, departures or variations from these model building by-laws must be authorized in terms of Part VII of Chapter, or await the adoption of amendments to these model building by-laws.
13.Responsibility for Building and Sewerage Work.
(1) The fact that a local authority may have approved, with or without tests, plans, excavations, foundations, the construction of structural members or any other aspect of any building or sewerage work does not, per se, exonerate the owner, builder or plumber from all liability in respect of such work.
(2) The owner, builder or plumber remains responsible in all circumstances for complying with the provisions of these model building by-laws, as adopted by any local authority.
(3) The local authority will not be responsible for any costs or losses associated with the construction of buildings or sewerage work unless such costs or losses can be directly attributed to the wrongful or negligent acts of the local authority or its servants.
Part III Aids to Interpretation
14. Divisions of Provisions Within Chapters
(1)Most chapters in these model building by-laws are divided, in the first instance, into Parts.
(2)each chapter is divided, further, into sections, the numbering of the sections being in no way dependent upon the division of the chapter into Parts
(3)Sections may be divided into subsections.
(4)both sections and subsections may contain paragraphs may or may not be grammatically dependent upon the section or subsection in which they appear: a “paragraph” may therefore, constitute a sentence in its own right.
(5)The Tables and Schedules are intended to constitute part of the body of the by-laws, and the contrary is indicated.
15. Arrangement Within Chapters
The order in which provisions appear in the chapters, and the manner in which chapters are divided into Parts, sections, subsections and paragraphs, is intended to be of significance in interpreting these model building by-laws. Thus, “such walls” in a subsection (2) may refer to “exterior concrete block motor walls” in the preceding subsection.
16. Definitions
(1) The definitions set out in Chapter 2 are intended to apply throughout these by-laws
(2) Terms which are defined in other chapters are, prima facie, applicable only to the chapters in which they are defined, but they may be considered as having persuasive force in construing similar terms in other chapters in which such terms are not defined.
(3) Definitions contained in standards, codes of practice and other similar rules shall be regarded as applicable throughout these by-laws unless a contrary intention is apparent.
Chapter 2. Administration
Preliminary.
1. Title`
These by-laws may be cited as the Model Building By-laws, 1977
2. Interpretation
(1) In these by laws-
“approved” means approved by the local authority or by any employee of the local authority to whom its power of approval may have been delegated in terms of these regulations or any other law;
“architect” means a person registered as a member of the Architects Council of Rhodesia in terms of the Architects Act, 1975 [No. 35 of 1975];
“basement” means any storey beneath the ground storey
“builder”, except in Chapter 12 means the person undertaking construction of a building or the principal parts of a building, and includes a building contractor or an owner who is undertaking the contracting, but does not include a person undertaking limited parts of the construction including the brickwork, carpentry or painting alone;
“dwelling” means a dwelling-house or a dwelling-unit as defined in Chapter 11;
“housing project” means a project for the construction of two or more dwelling-houses or units not exceeding two storeys in height;
“invert” means, for any cross-section, the lowest portion of the inner surface of a conduit;
“Minister” means Minister of local Government and housing
“occupier” shall include any person in actual occupation of land or premise, without regard to the title under which he occupies, and, in the case of premise subdivided and to let lodgers or various tenants, shall include the person receiving the rent payable by the lodgers or tenants whether on his own account or as agent for any person entitled thereto or interested therein;
“owner”, in relation to a building or a sewerage system under construction, repair or alteration, or about to be constructed, repaired or altered, means the person upon whom ultimately rests the obligation to pay for the construction, repair or alteration of such building or sewerage system;
“plans” includes drawings, sections, elevations, specifications, structural detail drawings any application form relevant thereto;
“plumber”, except in Chapter 9, means a person undertaking plumbing or sewerage work;
“prescribed fee” means the tariff, charge or deposit payable to the local authority in terms of section 172 of the Urban Councils Act[Chapter 214], or section 79 of the Rural Councils Act[Chapter211];
“sewerage system” means all pipes, traps, vents, sanitary fittings, cisterns, joints, manholes, inspection covers or any other thing which is intended or used for the disposal of soil water or waste water;
“sewerage work”, except in Chapter 9, means any work on a sewerage system and includes any work on drains and any plumbing work which may be done in conjunction with any building work or sewerage work;
“site” means the stand, lot, plot or surveyed or otherwise demarcated or limited area of land upon which a building is being constructed or sewerage work is being undertaken;
“soil water” means excremental liquid discharged from soil-water fittings;
“storey”-
(a) includes a basement;
(b) “first storey” means the storey immediately above the ground storey;
(c) “ground storey” means that storey of a building to which there is an entrance from the outside on or near the finished ground-level adjoining such entrance, and, in the case of more than one such storey, the lowest;
(d) “height of storey” means the average vertical distance measured from the upper surface of the floor of that storey to the underside of the ceiling of that storey, or, where there is no ceiling of that storey, to the underside of the rafters, the joists of the beams, as the case may be, above such storey
(e) “mezzanine storey” means a storey extending over only part of the building and introduced between two other storeys;
(f) “topmost storey” means the uppermost storey, whether constructed wholly or partly in the roof or not, and whether adapted for human habitation or not;
“structural engineer” means a person who is a corporate member of the Rhodesian Institution of Engineers (Private) Act[Chapter 226] and is approved by the local authority;
“waste water” means non-excremental liquid discharged from waste-water fittings.
(2) For the purpose of there by-laws, the owner of the site upon which a building or sewerage system is being or is to be constructed, repaired or altered shall, unless he proves the contrary, be deemed to be the person on whom ultimately rests the obligation to pay for the construction, repair or alteration of such building or sewerage system.
(3) All references in these by-laws to-
(a) “C.A.S.”; or
(b) “C.A.S. No.”; or
(c) “S.A.B.S.”; or
(d) “B.S”;
followed by a number or by a letter or letters and a number shall be construed as a reference to the appropriately numbered publication embodying a standard or a code of practise laid down in the case of paragraphs (a) and (b), by the Standards association of Central Africa and in the case of paragraph (c) and (d), by the South African Bureau of Standards and the British Standards Institution respectively, which publication, may be inspected free of charge at the offices of the Standards Association of Central Africa, 17, Coventry Road, Workington, Salisbury.
(4) Any amendment made to a standard or a code of practise referred to in subsection (3) shall have force and effect in these by-laws from the date of such amendment, unless the Minister, on the recommendation of the variations committee appointed in terms of section 59, does not approve the amendment and publishes a notice to this effect in the Gazette.
(5) When applying provisions of these by-laws which incorporate such subjective expressions as “acceptable”, “adequate”, “proper”, “reasonable”, “satisfactory” or “suitable”, the local authority shall regard to-
(a) the general nature of the standards set in these by-laws; and
(b) the nature of the specific circumstances of each case.
3. Fees : General Provisions
(1) Wherever-
a) these by-laws provide for the payment of a prescribed fee for-
i) the approval of any plans; or
ii) the undertaking of any inspection; or
iii) any test;
as a condition precedent to the carrying out of any work, to the occupation or use of any building, plumbing system or sewerage system or to the taking of any action; and
b) the local authority has fixed the amount of the prescribed fee;
the person who is required to pay the prescribed fee so fixed shall pay the fee as laid down in subsection (2).
(2) The prescribed fee specified in subsection (1) shall be paid before-
a) the local authority is required to examine the plans, undertake the inspection or test; and
b) such a person may undertake the work or further work occupy or use the building, plumbing system or sewerage system or take the relevant action.
4. Refund Of Fees
If the local authority refused to approve plans, or if, having approved plans in terms of Part I, such approval lapses in terms of section 22, or if plans are withdrawn by the applicant after approval but before commencement of the work, the local authority may refund the amount equivalent to fifty per centum of the fees paid by the applicant:
Provided that such refund shall not be paid unless-
a) the total amount to be refunded exceeds ten dollars; and
b) in the case of the disapproved plans or lapsed approval, a claim for the refund is made within thirty days of-
i) the applicant being notified that his plan have been disapproved; or
ii) the approval having lapsed.
Part 1 Plans and Drawings
5. No Building Or Sewerage Work To Be Undertaken Without Approval Of Local Authority
(1) Subject to the provisions of this Chapter, no person shall commence-
a) to construct a building; or
b) to re-erect a building; or
c) to undertake any sewerage work;
on any site unless and until plans have been submitted to, and approved by, the local authority in terms of these by-laws for all and every part of the work involved.
(2) Where a person wishes to obtain the approval of the local authority in terms of subsection (1), he shall-
a) pay the prescribed fees; and
b) make written application, in duplicate, to the local authority, on the form provided by the local authority for such application, completing the form in all relevant respects; and
c) submit with the application form two copies of any plans which are called for in terms of these by-laws; and
d) provide such further plans, drawings, details, particulars, specifications and other information as the local authority may reasonably require to ensure that the building or sewerage work is undertaken in accordance with these by laws.
(3) Approval in terms of this section shall not be required for-
a) the maintenance, repair or redecoration of any building, plumbing system or sewerage system; or
b) the clearing of stoppages in sewers or drains; or
c) the provision of extra taps or branches on a water-distribution system within the boundaries on any site and on the site side of any authority between the mains and the outlet points on the site
6. Plans To Be Submitted: New Work
(1) The plans to be submitted in terms of section 5 shall compromise-
a) a site-plan prepared in accordance with the provisions of section 13; and
b) a complete set of working-drawings prepared in accordance with the provisions of section 14; and
c) plans and sections of any sewerage and drainage work to be undertaken in accordance with the provisions of section 15; and
d) a statement of the proposed use of all the various parts of the proposed buildings; and
e) where a structure requires stress calculations covered by any provision in Chapter 3, a certificate on the appropriate form provided by the local authority, which-
i) is signed by the structural engineer who made or checked the calculations;
ii) gives an assurance that such calculations were made or checked by a structural engineer; and
iii) gives an undertaking that the carrying out of work to which those calculations relate will be supervised by an architect or structural engineer; and
iv) where the local authority indicates that it is required, provided for the furnishing of complete and self explanatory structural design calculations and drawings; and
f) the estimated value of the work; and
g) such particulars as may be required elsewhere in these by-laws
(2) All plans shall be dated and signed-
a) in the case of structural detail drawings, by the structural engineer responsible for their preparation;
b) in all other cases, by the architect or other person responsible for their preparation
(3) Every signature affixed to a plan in terms of subsection (2) shall be easily legible or otherwise identified, so that the local authority can readily determine whose signature it is
7. No Alterations Or Additions Without Approval Of Local Authority
(1) No person shall make any alteration or addition to an existing building or to any existing sewerage work unless and until plans have been submitted to, and approved by the local authority in terms of these by-laws for all and every part of the work involved in such alterations or additions.
(2) Notwithstanding the provisions of subsection(1), the local authority may issue a permit exempting a person from the need to submit plans of minor alterations or additions which-
a) are not likely to cost more than two hundred and fifty dollars; and
b) do not involve any work being carried out on any sewerage system.
(3) A permit issued in terms of subsection(2) shall specify-
a) the name of the applicant; and
b) the location of the site upon which the alterations or additions are to be effected; and
c) the nature of the alterations or additions which are permitted to be effected.
(4) No person shall construct any building or any portion thereof which is to be supported by any existing building or portion thereof, including foundations, unless the existing work is proved to have been constructed-
a) in accordance with the requirements of these by-laws
b) in such a manner that the local authority is satisfied, after an inspection of the existing work that such work presents no hazard to the health of persons who may use the building, and that work is sufficiently sound and stable to support the proposed additions or alterations.
8. Plans To Be Submitted : Alterations, Additions And Partial Re-Elections.
Subjects to the provisions of section 9, where alterations or additions are to be effected, or any part of a building is to be re-elected, the plans to be submitted shall be those mentioned in subsection(1) of section 6:
Provided that-
i) no sewerage plan need be supplied where-
a) the existing sewerage system is not to be affected by or built over by the proposed work; and
b) no new connexions are to be made to the sewerage system;
ii) no plans other than the site-plan and plans and sections of the sewerage work to be undertaken need be provided where the proposed works affect the sewerage system only.
9. Submission Of Part-Plans.
(1) Where-
a) alterations or additions are to be effected or part of a building is to be re-elected; and
b) the local authority already has a complete set of all plans referred to in section 6 for the building concerned; the applicant may apply to the local authority for permission to submit part-plans
(2) An application in terms of subsection (1) shall be submitted in duplicate, and shall set out-
a) the designation of the site concerned , including the stand-number and street-address; and
b) a brief account of-
i) the nature and extent of the proposed work; and
ii) the materials which it is proposed to use; and
c) the estimat6ed value of the work.
(3) The applicant shall sign and date all copies of the application.
(4) Upon receipt of an application in terms of this section, the local authority may, either orally or in writing, call for further plans or information in relation to the existing building or the proposed changes.
(5) If the local authority agrees to permit the submission of part-plans, it shall-
a) approve the application, causing the form to be endorsed accordingly; and
b) specify on the form-
i) the extent of the existing building which, in addition to all proposed new work, must be shown on the plans to be submitted for approval in respect of the new work; and
ii) any further information relating to the safety, stability and durability of such existing work as the local authority may require.
(6) The local authority shall thereupon return one copy the endorsed application form to the applicant, and shall file the second copy.
(7) The endorsed application form shall be referred to as a part-plan permit, and shall be read as one with the part-plans submitted and approved in respect of the work
(8) If an applicant, having obtained a part-plan permit, submit part-plans not covered by the permit, the permit may be withdrawn, and the local authority may either call for a fresh application for permission to submit part-plans or require full plans to be submitted.
10. Material Upon Which Plans To Be Prepared
10) Plans submitted in terms of these by-laws be prepared on sheets of standard A0, A1, A2, or A3 size, and shall be clear prints on white paper or other material approved by the local authority:
Provided that, if the local authority is satisfied that adherence to these specifications is, for any reason, not feasible, it may accept plans prepared on paper or other material of such other size or sizes as it may specify.
11. Scales To Which Plans To Be Drawn.
(1) The scale to which any plan is drawn shall be clearly stated on each drawings
(2) Site-plans and main sewerage plans shall be drawn to one of the following scales-
a) if the area of the site exceeds one hectare, 1 to 2 000, 1 to 1 000 or 1 to 500;
b) if the area of the site is one hectare or less; 1 to 500, 1 to 200 or 1 to 100.
(3) Working-drawings shall be drawn to a scale of 1 to 100, 1 to 50 or 1 to 20
(4) Detailed sewerage plans shall be drawn to a scale of 1 to 100 or 1 to 50.
(5) Detail drawings shall be drawn to a scale of 1 to 50, 1 to 20, 1 to 10, 1 to 5, 1 to 2 or 1 to 1.
(6) In the case of stress diagrams, a scale shall be used from which accurate determination of stresses and forces can be made by measurement.
(7) Local authorities may permit other scales to be used if a reasonable need to use other scales can be demonstrated.
12. Colors to Be Used on Plans.
(1) All copies of site-plans of alterations and additions to existing works shall be prepared using the following fixed colours and forms of representation-
a) areas of proposed work, red;
b) work to be demolished, uncoloured and out-lined with black dotted lines;
c) new private sewers, brown;
(2) Working-drawings of alterations and additions to existing works shall be prepared using the following fixed colours and forms of representation-
a) new brick and masonry, red;
b) new concrete, green;
c) new iron or steel, blue;
d) new wood, yellow;
e) all other new materials, to be clearly indicated and to be described in words;
f) work to be demolished, uncoloured and out-lined with black dotted lines.
(3) Sewerage and drainage plans of alterations and additions to existing works shall be prepared using the following fixed colours and forms of presentation-
a) new sewers and new soil-pipes, brown;
b) new waste-pipes and new private sewers carrying trade effluent, orange;
c) new waste-pipes and new waste-sewers, green;
d) new vent-pipes to all types of pipes, red;
e) new private drains, blue.
13. Content Of Site-Plans
Site-plans shall fully and clearly show the following information-
a) the registered designation of the site, affected by the proposed work; and
b) particulars of the location of the site, indicating-
i) the name of the street upon which the site abuts; and
ii) the widths of the abutting side walks-walks, if any; and
iii) the widths of the abutting road reservation, if any; and
c) the dimensions and boundaries of the site; and
d) the nature and position of-
i) all natural watercourses, ravines, large boulders, cliffs, banks, slopes or other natural featured, resulting in changes of the ground-level; and
ii) all sewers, drains, water mains, electric or other cables or wires and any structures or installations supporting or connected with any of the foregoing; and
iii) all building-lines, rights of way and servitudes associated with the services specified in subparagraph (ii);
e) the location upon the site of-
i) every building which is proposed to erect, alter or add to; and
ii) any other building existing upon the site; and
iii) the positions of the water-connexions and sewer-connexions for the site, and their distances from a specified corner-peg or other reference point; and
iv) proposed vehicle-entrances to the site; and
f) the distances of all buildings on the site from one another, and from one another, and from the boundaries of the site; and
g) reduced levels at corners in required by the local authority ; and
h) the direction of true north.
14. Content Of Working Drawings.
(1) Working-drawings shall consist of as many plans, sections and elevations as may be necessary fully and clearly to show the position, form, dimensions and materials of every part of the building intended to be erected.
(2) Working-drawings shall depict-
a) the position and horizontal and vertical dimensions of-
i) the pilings, if any, and foundations, regard being had, in particular, to the requirements of sections 12 and 16 of Chapter 4; and
ii) all floors, walls, windows, door, stairs, roofs and chimneys; and
b) all sanitary fittings; and
c) all structural members, including columns, slabs, beams, joists, rafters, trusses, battens and purlins; and
d) all projections from a building, be they fixed or movable, including windows on the ground floor which project or open outwards; and
e) the proposed method of ventilation, the position of ventilation inlets and outlets, and such information as may be required in terms of section 7 of Chapter 10; and
f) the proposed method of natural lighting; and
g) where the design loading is in excess of two kilo-pascals, the maximum superimposed load per unit of area for which the floor and every room or compartment or any particular portion of the building is designed; and
h) the occupancy classification of the building for the purposes of section 4 of Chapter 11; and
i) the intended use of every room or compartment, including,
(i) in case of a public building, the maximum number of persons for whom accomodation is provided in each room or area; and
(ii) in the case of the conversion of a building for a different use, the original and the proposed use of every room or compartment concerned; and
(iii) in the case of a building intended to be used as a place of assembly of an indoor nature, details as to the seating aisles as required by Part IV of Chapter 11; and
j) details of intended permanent earthworks affecting the buildings intended to be erected, or possibly affecting adjacent buildings; and
k) the levels of the floors, relative to one another, and in relation to-
i) the existing ground-surface ; and
ii) the proposed finished ground-surface; and
iii) any public place upon which site abuts; and
iv) the kerb of any adjoining street or subway; and
l) all provisions made in the design of building for proposed future additions; and
m) the position of any permanent fire-extinguishing equipment to be installed; and
n) any other details or information which the local authority may require to enable it to ascertain whether the building intended to be erected will comply with the requirements of these by-laws and be safe, sound and healthy.
15. Content of Sewerage and Drainage Plans.
(1) Sewerage plans shall consist of as many plans, sections and elevations as may be necessary clearly to show full particulars of all intended and existing sewers and sanitary fittings.
(2) The local authority may further require a sewerage plan to depict as many plans, sections and elevations as may be necessary to show full particulars of-
a) all existing and proposed drains; and
b) the proposed arrangements for the discharge of rain-water from the building and its site.
(3) Sewerage plan shall depict-
a) each floor or level in plan and in elevation along the line of the plumbing and sewerage system;
b) the size, depth and position of every private sewer;
c) the size and position of every manhole, means of inspection, rodding-way, gully, trap, soil-water pipe, waste-water pipe and vent pipe;
d) the position of every trap, soil-water fitting and waste-water fitting;
e) the gradient, in figures, of every private sewer or drain and any change in the gradient of any such sewer or drain;
f) the material of which all such sewers, pipes and vents are constructed or are to be constructed;
g) the levels of the ground and the levels of the inverts of all private sewers at the highest points of such private sewers, at all manholes and at all points at which the gradient of such sewers is changed, all such levels giving the height of the points concerned above such datum-level as the local authority may specify;
h) the positions and heights of all chimneys, windows and other openings within a horizontal distance of six meters from the open end of any soil-pipe, waste-pipe or vent-pipe;
i) the positions of connexions and invert-levels at any points specified by the local authority, all levels being shown on the drawings in relation to such datum-level as the local authority may specify
(4) The following abbreviations may be used on sewerage and drainage plans-
16. Accuracy Of Plans
It shall be the responsibility of any person preparing or submitting plans for approval by the local authority to ensure the accuracy of those plans, and no person shall include on any plan any information which-
a) he knows to be false; or
b) is false, and which he has no reasonable cause to believe to be correct.
17. Receipt And consideration Of Plans.
(1) The official dated receipt of payment of building or sewerage plan fees shall be acknowledgement of receipt of the plans.
(2) Within thirty-five days of the date on the receipt referred to in subsection (1) , the local authority shall either-
(a) subject to their complying with the conditions of title of the premises concerned, any town planning scheme or any public health requirement, the provisions of these by-laws, and other law, approve the plans; or
b) reject the plans, in which case the reasons for such rejection shall be clearly explained to the applicant, either orally or in writing; or
c) notify the applicant of a later date by which the local authority will advise the applicant of the outcome of the consideration of the plans; or
d) notify the applicant of-
i) any amendment or amplification required of the plans to obtain compliance with these by-laws; and
ii) the period within such amendment or amplification should be completed and submitted to the local authority.
(3) The local authority may, in its sole discretion, extend the period specified in terms of paragraph (d) of subsection (2), and, if the applicant fails to submit the completed amendment or amplification within the specified period, the local authority may give notice to the applicant that his plans have been rejected.
(4) The local authority may approve plans prior to finally approving the particulars of structural detail drawings;
Provided that no work shall be commenced upon the erection of any structural members, framework or reinforced concrete until structural detail drawings have been submitted to, and approved by, the local authority.
(5) Within thirty-five days of receiving structural detail drawings the local authority shall advise the applicant of its decision thereon, in accordance with the provisions of subsection (2), and, amendment or amplification is required, the provisions of subsection (3) shall, mutatis mutandis, apply.
18. Custody Of Approved Plans.
When an application, a plan or a drawing is approved-
a) one copy shall be retained by the local authority; and
b) one copy shall be retained by the applicant and kept at the site of work, in accordance with the provisions of section 29.
19. Building And Sewerage Work To Be Carried Out In Accordance With Approved Plans
(1) No person shall undertake any building or sewerage work in respect of which plans have been approved by the local authority otherwise in accordance with-
a) the approved plans; and
b) any directions, orders, measures, precautions or other requirements lawfully made, given, approved or undertaken in terms of these by-laws; and
c) the provisions of these by-laws
(2) No person shall carry out any work in respect of which an undertaking of supervision has been given in a certificate referred to in paragraph (e) of subsection (1) of section 6 without the carrying out of such work being supervised in accordance with such undertaking.
20. Alterations To, And Departures From, Approved Plans.
(1) If a person wishes to alter or depart from plans approved by the local authority, he shall submit to the local authority a request for leave to alter or depart therefrom and receive approval prior to the commencement of the work.
(2) An application in terms of subsection (1) shall-
a) be accompanied by the prescribed fee; and
b) be submitted in duplicate on the form provided by the local authority for such applications; and
c) give a clear reference to the original plan; and
d) set out nature of the alteration or departure proposed.
(3) The local authority may-
a) approve the application and direct that appropriate changes and endorsements be made upon the two copies of the approved plans; or
b) require revised plans to be submitted, covering the proposed alterations or departures, and, once such plans have been prepared, to the satisfication of the local authority, approve the application; or
c) reject the application and require the plans to be re-prepared in accordance with these by-laws.
(4) Notwithstanding the provisions of subsection (3), and subject to the provisions of subsection (5), the local authority shall not insist upon a revised plan or a new plan in respect of alterations-
a) limited to the replacement of a door or a window; or
b) limited to a replacement of the finish of a floor, a ceiling or a wall with a finish of another type:
Provided that the strength and durability of the floor, ceiling or wall concerned will not be impaired by the omission or removal of the finish originally approved or by the application of the new finished
(5) If any person affects any alteration of the type mentioned in subsection (4)-
a) the local authority may thereafter satisfy itself that the work undertaken is sound and adequate for the purposes which it will have to serve before any further work may be undertaken; and
b) appropriate alterations to the approved plans shall be made and signed by or on behalf of the applicant, or a suitable revised plan shall be submitted, to the satisfaction of the local authority.
21. Prior Approval of Plans Unnecessary for Urgent Sewerage Work.
(1) If the delay which would attend the preparation, examination and approval of plans for the installation , modification or alteration of such work as matter of urgency, and dispense with the need to await the approval of appropriate plans.
(2) If the local authority does authorize the undertaking of any urgent sewerage work in terms of subsection (1)-
a) the local authority may give such directions concerning excavations, inspections, the manner in which the work shall be conducted and the nature and testing of the sewers which are installed as it deems fit; and
b) the owner of the site upon which the work is carried out shall, within such period as the local authority may specify, submit plans, complying with the requirements of this Part, of the sewerage works which were installed, modified or altered.
22. Lapsing of Approval, And Incompleted Buildings.
(1) Approval given by the local authority in terms of this Part shall become null and void after the expiration of twelve months from date of such approval unless the construction of the building of installation of sewerage works concerned is commenced within that period.
(2) Whenever the construction of a building or an installation of sewerage works has been discontinued for a period in excess of six months, the local authority may, by written notice, require the owner to complete the work within such reasonable period as may be specified in such notice.
(3) If the owner fails to comply with the notice served in terms of subsection (2), the local authority may revoke the approval given under this Part, and may, by written notice, require the owner concerned-
a) to restore the site to its original condition within such further period as may be specified in the notice; or
b) to take such other action as the local authority may specify in order that the work and site may be rendered safe, tidy and as little offensive as possible.
Chapter.3. Structural Design and Construction
1. Combination Of Loads And Forces.
1) Every building or portion of a building shall be designed and constructed to sustain the most adverse combination of dead loads, superimposed loads and forces to which it may reasonably be expected to be subjected, which loads and forces shall be taken to be not less than minimum set out in C.A.S. 160, Loads and forces.
(2) The design of every building or portion of a building shall make provision for the combination of loads and forces producing the most adverse conditions of induced stress, deflection and structural instability.
2. Resistance To Overturning.
The moment resisting overturning of any building or part of a building, including the moment provided by foundations, anchorages or other fixings shall exceed the overturning moment due to the most adverse combinations of dead and superimposed loads and forces by at least 50 per centum.
3. Resistance to Overturning.
The moment resisting overturning of any building or part of a building, including the moment provided by foundations, anchorages or other fixings shall exceed the overturning moment due to the most adverse combinations of dead and superimposed loads and forces by at least 50 per centum.
4. Concrete
The design and construction of reinforced, prestressed or precast concrete structural work shall be deemed to satisfy the requirements of these by-laws if the design and construction is in accordance with-
a) C.A.S. 164 The structural use of reinforced concrete in buildings; or
b) C.A.S. 165 The structural use of prestressed concrete in buildings; or
c) C.A.S. 166 The use of use of precast concrete; or
d) C.A.S. 170 The structural use of concrete.
5. Steel.
The design and construction of structural steel work shall be deemed to satisfy the requirements of these by-laws if the design and construction is in accordance with C.A.S. 157, The use of structural steel in building.
6. Timber
The design and construction of structural timber shall be deemed to satisfy the requirements of these by-laws if the design and construction is in accordance with C.A.S 162, The use of structural timber in building.
Load-Bearing Structures Not Specifically Provided for In These By-Laws
(1) All load-bearing structures not specifically provided for in these by-laws shall be designed by a structural engineer, who shall provide a certificate to the local authority in accordance with the provisions of paragraph (e) of subsection(1) of section 6 of Chapter 2.
(2) No person shall carry out any work in respect of which an undertaking of supervision has been given in a certificate referred to in subsection(1) without the carrying out of such work being supervised in accordance with such an undertaking.
Chapter 4. Foundations
1. Interpretation of Terms
In this Chapter-
“bearing area of foundation” means the contact area between the underside of the foundation and the subsoil;
“foundation” means that part of the building or structure which is in direct contact with, and transmits loads to, the subsoil;
“maximum allowable bearing pressure” means the maximum allowable net loading intensity on the subsoil in any given case, the following being taken into account: the maximum safe bearing capacity, and the ability of the structure to accommodate itself to this settlement;
“maximum safe bearing capacity” means the maximum net loading intensity which the subsoil will safely carry without risk of shear failure, irrespective of any consolidation settlement which may result;
“net loading intensity” means the additional intensity of loading on the subsoil or any horizontal plane due to the mass of the new building or structure, including earthworks if any; that is to say, it is the difference the total intensity of pressure before building operations are commenced and the total intensity of pressure after the structure is complete and fully loaded;
“sleeper wall” means a foundation wall erected between other foundation walls to provide an intermediate support to the lowest floor, and having no corresponding wall directly above it;
“subsoil” means the ground which receives the load from the foundation.
2. Investigation of Building Site-Plans.
When required by the local authority to do so and subject to the provisions of subsection(1) of section 22 of this Chapter and section 23 of Chapter 2, every building site shall be investigated from the point of view of soil conditions which will affect the foundations by a person who, to the satisfaction of the local authority, is qualified by training and experience to do so, and, if required by the local authority a copy of the report of the site investigation shall be submitted to such authority. Except where the local authority permits otherwise, such investigation shall include one or more soil profiles recorded in accordance with the Schedule.
3. Drainage of Building Site.
(1) If a building is, or to be, so situated that water of any kind will drain towards it, adequate drainage shall be provided to divert such water away from the building in such a manner that no erosion of the soil supporting the building and no dampness arising from such water which might adversely affect the stability of the building will occur.
(2) No building shall be erected in or adjacent to any natural watercourse unless the floor level of such building is raised above the maximum known flood level of the watercourse, and precautions are taken, to satisfaction of the local authority, to ensure no obstruction occurs to the flow of slood waters in the watercourse.
4. Provision of Stable Foundation.
Every building, wall or structure shall be supported on a stable foundation designed and constructed to transmit safely to the subsoil the total load to be carried by the foundation without undue differential settlement of the building or structure:
Provided that-
i) the local authority may permit the omission of such foundations where the building is supported directly on rock; and
ii) any decision taken by the local authority regarding the classification of a subsoil or to require or to dispense with the making of a site investigation or on the recording of one or more soil profiles on the building site shall not
involve the local authority in any responsibility for the safety of the proposed building or structure.
5. Maximum Allowable Bearing Pressure On, And Maximum Safe Bearing Capacity Of, Subsoil
(1) Empirical values.- The net loading intensity applied to the subsoil shall not exceed the maximum allowable bearing pressure of the subsoil, and such maximum allowable bearing pressure shall in no case exceed the maximum safe bearing capacity of the subsoil.
(2) In the absence of tests or other supporting evidence, and subject to the provisions of section 6, the maximum safe bearing capacity of the subsoil shall be deemed to be set out in the Table
(3) Where there is any doubt as to the classification of a subsoil, the decision of the local authority shall be accepted in the absence of professional expert advice.
(4) In arriving at the value of the maximum allowable bearing pressure in any particular case, account shall be taken of the amount and kind of settlement which may be permitted in the building or structure.
(5) Assessed values of maximum allowable bearing bearing pressure on subsoil.- The value of the maximum safe bearing capacity of the subsoil and the maximum allowable bearing pressure on the subsoil may be assessed by a person who, to the satisfaction of the local authority, is qualified by training and experience to do so.
(6) Such person shall embody such assessments in a report which he shall lodge with the local authority, which may accept and adopt assessment.
(7) If the local authority is not satisfied with the report, it may call for a second assessment of the value of the maximum bearing allowable bearing pressure thereon by a second and similarly qualified independent investigator
(8) The second investigator shall submit his assessment in a report to the local authority, which shall be entitled, if the assessed values in the two reports differ, to decide which shall be adopted.
(9) The maximum allowable bearing pressure on the subsoil shall not exceed the assessed value thereof which has been adopted in terms of subsection(6) or (8).
TABLE
MAXIMUM BEARING CAPACITY FOR SUBSOILS UNDER HORIZONTAL FOUNDATIONS AT 600 MILLIMETERS DEPTH BELOW THE ADJOINING FINISHED GROUND-LEVEL SUBJECT TO VERTICAL STATIC LOADING.
| 1 | 2 | 3 |
| i. Rock | 1. Fresh Rock, massively embedded intact igneous metamorphic or sedimentary requiring blasting for excavation. 2. Fresh Rock fractured or jointed. which can be excavated with difficulty by pneumatic picks, but which normally requires light blasting. 3. Decomposed soil to be assessed as soil. | Maximum load bearing capacity in pascals. 5000 1000 |
| ii. Non- Cohesive Soils | 4. Compact well graded sands, soils, gravels and gravel sand mixtures. Permanently above all water tables. 5. Compact well graded sands, soils, gravels and gravel sand mixtures. Permanently below the water table at any stage of the life of the structure. 6. Compact but poorly graded sands, soils, gravels and gravel sand mixtures. Permanently above all water tables. 7. loose sands and gravels | 400-500 200-250 200-400 by test only |
| iii. Cohesive Soils | 8. Very stiff clays, sandy clays, silty clays, sandy silts, silty sands. 9. Stiff clays, sandy clays, silty clays, sandy silts, silty sands. 10. Firm clays, sandy clays, silty clays, sandy silts, silty sands. 11. Soft clays, sandy clays, silty clays, sandy silts, silty sands. 12. Very soft clays, sandy clays, silty clays, sandy silts, silty sands. | 400-500 300-400 200-300 100-200 50-100 0-50 |
| iv. Artificially Occurring Soils | 13. Made up Ground, compacted fills, waste dumps and the likes. | by test only |
6. Narrow Foundations on Non-Cohesive Soils.
Notwithstanding the provisions of subsections (1),(2),(3) and (4) of section 5, the maximum allowable bearing pressure for non-cohesive soils where the least lateral dimension of the foundation is less than 1 meter shall be ascertained by the formula-
maximum allowable bearing pressure = P x b kilopascals
where-
P= the maximum allowable bearing pressure for that type of soil prescribed in subsections (1), (2), (3) and (4) of section 5 , in kilopascals; and
b = the least lateral dimension of the foundation, in meters.
7. Heaving Subsoils
Where a heaving subsoil is suspected at the building site ( as where shattered or micro-shattered desiccated cohesive subsoil is present) or where previous experience in the area concerned indicated the presence of such a condition, the local authority-
a) may require a report to be submitted with the building plans, specifying and justifying the measures proposed to be taken to make provision for the differential movements in the building which are likely to arise; and
b) shall have the power to enforce these proposed measured in full or in part.
8. Collapsing Subsoils
Where a collapsing subsoil is suspected at the building (as where loose fine sands or soft damp silty sands, of altered Aeolian origin or from the decomposition of certain granites, are present in the subsoil), the local authority-
a) may require a report to be submitted with the building plans, specifying and justifying the measures proposed to be taken to make provision for the possible differential settlements which may occur in the building; and
b) shall have the power to enforce these proposed measures in full or in part.
9. Made-up Ground.
(1)No foundations shall bear on fill or other made-up ground except where the local authority has-
a) been provided with a thorough report on the state of the ground; and
b) approved precautions proposed to ensure the stability of the proposed building.
(2) Any precautions approved in terms of subsection(1) may be enforced by the local authority.
10. Ants’ Nest and Termites.
(1) Where the nests of ants and termites are encountered, or the roots of trees have to be removed, during excavations for the foundations, the resulting holes shall be refilled and consolidated to the satisfaction of the local authority.
(2) Where the local authority considers that there is a danger to timber from insect pests, or that the area in which a site is located is infested with termites, it may require that-
a) the soil under the building and foundations be poisoned against termites; and
b) the floors and frame-members of timber-frame buildings be impregnated with a preservative in accordance with the appropriate recommendations of SABS 05, Preservative treatment of timber (metric).
11. Undesirable Excavations and Cavities.
Where an excavation, ditch, pond watercourse, made-up ground, or similar condition adjoins or is on or adjacent to the subsoil on which any building is to be erected, and, in the opinion of the local authority, is likely to impair the stability of the building-
a) the foundation of such building shall be constructed at such depth that the effect of such condition is entirely obviated; or
b) the excavation or cavity shall be adequately backfilled and consolidated with approved material, or
c) such other works shall be undertaken as are adequate for the purpose of securing the stability of the building to be erected.
12. Underpinning and Support of Adjacent Buildings and Structures.
Where an excavation is liable to cause consequential damage to adjoining buildings, structures, or property, regard shall be had to the provisions of Part II of Chapter 2.
13. Trenches Close to the Buildings.
No excavation or trench for building purposes shall be made closer to a building than a distance equal to one and one-half times depth of the excavation or trench, or, 1,25 meters, whichever is greater, unless the local authority is satisfied that the stability of such building will not be impaired thereby.
14. Excavations: Depth Below Ground-Level.
(1) Excavations for foundations shall be taken down to firm natural ground, except as otherwise provided in section 9.
(2) Unless a foundation is placed on solid rock, the bottom of the foundation shall be not less that 450 millimeters below the adjoining finished ground-level unless otherwise authorized by the local authority.
(3) If a foundation is placed on solid rock, the bearing area shall be cleaned and, if necessary, stepped or dowelled adequately to prevent lateral movement.
15. Foundations to Be Horizontal or Horizontally Stepped.
(1) Except otherwise provided in section 14 or as shown in the plans approved by the local authority, the surfaces of contact between a foundation and any wall, pier or column, and all bottom surfaces of foundations, shall be horizontal or in the form of steps with horizontal and vertical surfaces.
(2) Where such steps are made in the longitudinal section of the foundation, the portions of the foundation on adjacent levels shall overlap for a distance at least equal to the vertical thickness of the foundation or the difference between adjacent levels, whichever is greater.
16. Different Levels.
(1) Where the bottom surfaces of foundations in a building submitted for approval shall, where required by the local authority, include sectional elevations showing such variations in level.
(2) Wherever such changes in level occur, adequate provisions shall be made for the proper support of the higher foundation.
17. Foundation Material.
All foundations below finished ground-level shall be constructed of plain or reinforced concrete, except that-
a) masonry foundations constructed of stone, brick or block shall be permitted, provided that they comply with the provisions of Chapter 5 and, further, with the provisions of section 22; and
b) structural steel shall be permitted in according with the provisions of section 19.
18. Concrete Foundations.
(1) Plain concrete foundations.- Concrete in plain concrete foundations shall be proportioned and mixed in accordance with the provisions of Chapter 3.
(2) When flexural calculations are made, a plain concrete foundation shall be designed on the assumption that critical sections are at the face of the wall, pier or column which it supports, and, in a stepped foundation, also at the face of each step.
(3) A foundation referred to in subsection (2) shall be so proportioned that maximum tensile stress at any critical section will not exceed 0,03 times the design 28-day compressive strength of the concrete, shall be determined in accordance with the provisions of Chapter 3.
(4) When flexural calculations are not made, the ratio of the vertical thickness of any plain concrete foundation to its maximum projection beyond any face of the wall, pier or column which it supports, and the ratio of the depth to the projection of any step the cross-section of the foundation, shall be not less than 1,5, if the bearing pressure on the subsoil is not greater than 300 kilopascals.
(5) If the bearing pressure is greater than 300 kilopascals, the ratio specified in subsection(4) shall be increased by a minimum value of 0,1 for each increase of 50 kilopascals or remaining part thereof over 300 kilopascals in the bearing pressure under the foundation.
(6) For plain concrete foundations supporting columns and sleep-piers, the punching shear stress calculated on the area obtained by multiplying the perimeter of the column or sleep-pier by the thickness of such foundation shall not exceed 0,06 times the design 28-day comprehensive strength of the concrete determined as described in subsection (3).
(7) Plain concrete foundations are permitted to be constructed in accordance with the empirical rules set in section 22.
(8) Reinforced- concrete foundations. – Reinforced-concrete foundations shall be designed and constructed in accordance with the provisions of Chapter 3.
19. Steel Foundations.
(1) Structural steel sections used in foundations shall have a concrete cover with thickness of at least 75 millimeters, and all spaces between adjacent sections shall be filled with concrete, Grade 20.
(2) Except where a foundation comprising structural steel members surrounded by concrete has been specifically designed to act as a reinforced member as a whole, the concrete casing shall not be taken into account in determining the stresses in the structural steel members, which shall be designed in accordance with the provisions of Chapter 3.
(3) Structural steel beams used used in a grillage foundation shall rest on at least 200 millimeters of concrete of the grade specified in subsection (1).
20. Foundation Piers.
(1) Foundation piers shall be constructed of concrete or of reinforced masonry or reinforced brickwork:
Provided that, wherever the eccentricity of the centre-line of its load with respect to the centre-line of a foundation pier exceeds one-sixteenth of the height of the pier or one-tenth of the least lateral dimension, the pier shall be reinforced, and shall be designed and constructed in accordance with the requirements of these by-laws for reinforced concrete or reinforced brickwork
(2) The height of a plain concrete foundation pier shall not exceed twelve times its least lateral dimension.
(3) When the height of such pier does not exceed six times its least lateral dimension, the compressive stress therein shall not exceed 0,2 times the design 28-day compressive strength of the concrete.
(4) When the height of the pier exceeds six times but does not exceed twelve times its least lateral dimension, the compressive stress in such pier shall not exceed-
(1,3 – L divided by 20 D ) x p pascals
where-
L= the height of the pier, in meters
D= its least lateral dimension, in meters, and
p= the permissible stress for (L divided by D) = 6, in pascals.
(5) Subject to the provisions of subsections (6) and (7), reinforced concrete foundation piers shall be designed in accordance with the requirements for reinforced concrete columns, and such requirements shall be determined in accordance with the provisions of Chapter 3.
(6) If the soil provides lateral support, such piers may be designed without reduction of permissible stress on account of slenderness, where the ration of the effective height, determined as specified for concrete, to the least lateral dimension of the pier, does not exceed 18
(7) Where such ration exceeds 18, the permissible stress in the pier for such conditions of support from the soil shall be-
(1,5 – L’ divided by 36D ) *p’ pascals
where-
L’= the effective height of the pier, in meters
D= its least lateral dimension, in meters, and
p’= the permissible stress for L’/D=18 , in pascals
(8) Whenever the base of any foundation pier is made larger than its shaft, the base of the pier shall have a vertical thickness of not less than 150 millimeters as its edge. In such cases, the effective height of the pier shall be deduced from height measures from the top of the enlarged base to the underside of the member supported by the pier.
21. Piling
(1) Details of piled foundations shall be submitted for the approval of the local authority as [part of the working-drawings provided for in section 14 of chapter 2, and shall include-
a) drawings and complete specifications for the piles and the loads which they have been designed to carry; and
b) if required by the local authority, the designed calculations and the methods proposed for driving or constructing piles.
(2) If deemed necessary by the local authority, tests shall be made, at the owner’s expense, to determine whether the piles will safely carry the loads specified.
(3) Complete field record, giving full details of the construction and the placing or driving of the piles, shall be kept for each pile in all piled foundations by the person constructing such foundations.
(4) Such records shall be available for the inspection by the local authority at all reasonable times.
22.Empirically Constructed Foundations.
(1) In any case where the local authority is satisfied, from a knowledge of the subsoil conditions in the locality within which a proposed building is to be situated, or from experience of the behavior of buildings in such locality, that it would not endanger a proposed building to do so, it may permit the erection of such building without a site investigation in terms of section 3.
(2) Unless the local authority specifically calls for a site in terms of section 2, buildings may be erected without such an investigation in cases where-
a) the proposed building is a dwelling-house not exceeding a height of two storeys; or
b) the proposed building is a single-storey building, the supporting walls of which do not exceed 4 meters in height.
(3) Buildings falling within the description contained in subsection (2) may be built on foundations constructed in accordances with the empirical rules contained in subsections (4) to (7).
(4) Concrete foundations shall so be constructed that-
a) the foundation under sleep-piers not less than 450 millimetres either in length or in breadth, and the width of foundations under sleeper-walls shall be not less than 300 millimetres;
b) the vertical thickness of other foundations shall be-
i) not less than 200 millimetres for walls of 200-millimetre thickness and over;
ii) not less than 150 millimetres for walls of less than 200-millimetre thickness;
c) the width of foundations under walls, other than sleep-walls, shall be not less than the thickness of the wall plus twice the vertical thickness of the foundation.
(5) For the purposes of subsection (4)-
a) the thickness of the wall shall be measures just above the ground-floor level, except where the foundation wall is higher than 1,5 metres, in which case the thickness of the wall shall be measures just above the foundation; and
b) the thickness of a cavity-wall shall be regarded as the sum of the thickness of leaves of such a wall.
(6) Masonry Foundations constructed with stone, brick or solid concrete blocks shall be permitted:
Provided that the local authority may require that any such foundations be built on an approved bed of concrete.
(7) Masonry foundations shall comply with the following requirements-
a) such foundations or columns or sleeper-piers hall be permitted only on rock or on coarse sand or compact gravel;
b) the vertical thickness shall be not less than 225 millimetres and not less than twice the maximum projection from the face of the wall, column or pier being supported, whichever is the greater, exclusive of any bed of concrete which may have been provided;
c) the lateral dimensions of foundations under sleep-piers and walls shall be as given for concrete foundations in paragraph (a) of subsection (4);
d) the width of other foundations shall be-
i) for single-storey buildings, not less than the thickness of the wall plus 150 millimetres; and
ii) for double-storey dwellings, not less than twice the thickness of the wall;
e) when such a foundation is stepped is cross-section, the height of any step shall not exceed 225 millimetres and the projection of any step shall not exceed half the height of the step;
f) the mortar used shall be not weaker than class A or class B, as specified in Chapter 5.
23. Pre-Constructional Termite-Proofing.
All pre-constructional termite-proofing shall comply with C.A.S. No. C.A. &.
Masonry and Walling
1. Cover Over Reinforcement In Reinforcement Brickwork
(1) In reinforcement brickwork, the reinforcement shall have the cover prescribed by this section:
Provided that the local authority may require a cover greater than that so prescribed where it considers that the latter is not adequate to prevent corrosion of the reinforcement under the particularly corrosive conditions which exist at the building site.
(2) The cover of mortar or grout in the joints between reinforcement and bricks shall be not less than one-quarter of the diameter of bars or thickness of strip, and in no case less than 3 millimetres.
(3) The minimum clear distance, disregarding applied surface finishes, of bar reinforcement from exterior (exposed) faces of brickwork shall be 40 millimetres.
(4) The minimum clear distance, disregarding applied surface finishes, of bar reinforcement from interior faces of brickwork shall be as follows-
a) for slabs, walls and beams, 20 millimetres or the bar diameter, whichever is the greater;
b) for columns, 25 millimetres;
c) for any structural member in contact with the soil, such as a footing, foundation or retaining-wall, 75 millimetres.
2. Detailed Requirements for Reinforced-Brick Walls.
In reinforced-brick walls, the following requirements shall be complied with-
a) where-
i) the stresses in bearing-walls designed in accordance with sections 75 to 82 exceed those permitted in sections 67 and 68; and
ii) such walls are required to sustain lateral forces or loads with an eccentricity greater than one-sixth of the thickness of the wall;
the bricks which compose the walls shall be slotted or grooved so as to permit the accommodation of the vertical reinforcement and its required covering of grout without relying on the vertical joints between the bricks;
b) where openings in the wall have a height greater than 12 times the width of the brickwork between openings, the walling between the openings shall be designed as a column.
3. Detailed Requirements For Reinforced-Brick Columns.
a) the total cross-sectional area of the longitudinal steel reinforcement shall not be less than 0,4 per centum of the gross cross-sectional area of the column;
b) there shall be at least one bar for each salient angle in the cross-section of the column;
c) lateral ties shall be provided of a total volume of not less than 0,4 per centum of the gross volume of the column, and shall have a diameter of not less than 6 millimetres;
d) the lateral ties shall have their ends anchored , welded together or lapped through a distance equal to 50 times the diameter of the longitudinal bars or the least lateral dimension of the column, whichever is the least.
e) The spacing of the lateral ties shall not exceed 400 millimetres or 16 times the diametre of the longitudinal bars or the least lateral dimension of the column, whichever is the least.
Cover Over Reinforcement In Reinforcement Brickwork
(1) In reinforcement brickwork, the reinforcement shall have the cover prescribed by this section:
Provided that the local authority may require a cover greater than that so prescribed where it considers that the latter is not adequate to prevent corrosion of the reinforcement under the particularly corrosive conditions which exist at the building site.
(2) The cover of mortar or grout in the joints between reinforcement and bricks shall be not less than one-quarter of the diameter of bars or thickness of strip, and in no case less than 3 millimetres.
(3) The minimum clear distance, disregarding applied surface finishes, of bar reinforcement from exterior (exposed) faces of brickwork shall be 40 millimetres.
(4) The minimum clear distance, disregarding applied surface finishes, of bar reinforcement from interior faces of brickwork shall be as follows-
a) for slabs, walls and beams, 20 millimetres or the bar diameter, whichever is the greater;
b) for columns, 25 millimetres;
c) for any structural member in contact with the soil, such as a footing, foundation or retaining-wall, 75 millimetres.
Detailed Requirements For Reinforced-Brick Walls
In reinforced-brick walls, the following requirements shall be complied with-
a) where-
i) the stresses in bearing-walls designed in accordance with sections 75 to 82 exceed those permitted in sections 67 and 68; and
ii) such walls are required to sustain lateral forces or loads with an eccentricity greater than one-sixth of the thickness of the wall;
the bricks which compose the walls shall be slotted or grooved so as to permit the accommodation of the vertical reinforcement and its required covering of grout without relying on the vertical joints between the bricks;
b) where openings in the wall have a height greater than 12 times the width of the brickwork between openings, the walling between the openings shall be designed as a column.
Detailed Requirements For Reinforced-Brick Columns
a) the total cross-sectional area of the longitudinal steel reinforcement shall not be less than 0,4 per centum of the gross cross-sectional area of the column;
b) there shall be at least one bar for each salient angle in the cross-section of the column;
c) lateral ties shall be provided of a total volume of not less than 0,4 per centum of the gross volume of the column, and shall have a diameter of not less than 6 millimetres;
d) the lateral ties shall have their ends anchored , welded together or lapped through a distance equal to 50 times the diameter of the longitudinal bars or the least lateral dimension of the column, whichever is the least.
e) The spacing of the lateral ties shall not exceed 400 millimetres or 16 times the diametre of the longitudinal bars or the least lateral dimension of the column, whichever is the least.
4. Permissible Stresses in Reinforcement Brickwork.
(1) The stresses in reinforced brickwork shall not exceed, in any part, the values set out in Table XXVI .
(2) The direct compressive stress and the compressive stress due to bending in members with slenderness ratios other than 12 shall not exceed the values set out Table XXVII for the strength of brick concerned, multiplied by the factor (F) set out in Table XXVIII for the slenderness ratio of the member considered.
TABLE XXVI
5. Mortar and Grout for Reinforced Brickwork.
(1) Mortar used in reinforced brickwork shall be of class A or class B.
(2) Mortar used for grouting shall be of class A or class B, with additional water in order to produce a consistency which will enable such mortar, or grout, to be poured without causing segregation.
(3) Grout shall not be used in horizontal joints.
5. Materials For Reinforced Brickwork
In reinforced brickwork-
a) bricks shall have a compressive strength of not less than 14 megapascals;
b) reinforcement shall comply with the requirements for reinforcement set out in Chapter 3;
c) mortar materials shall be required by section section 5.
6. General Requirements For Reinforced Brickwork.
(1) The design of buildings and structural members in buildings constructed of reinforced brickwork shall be based on the same general principles of design and analysis as are adopted for the design of similar members and structures of reinforced concrete.
(2) The stresses in such members and structures shall not exceed the limits set out in sections 76 to 82.
7. Reinforced-Concrete Walls and Columns.
(1) Reinforcement, mixing and placing of reinforced-concrete walls.- Reinforcingof concrete walls shall be carried out, and the concrete shall be mixed and placed, in accordance with the requirements of Chapter 3
(2) Design and thickness of reinforced-concrete walls.-Reinforced-concrete walls shall be designed and constructed in accordance with the provisions of Chapter 3, and shall in all cases be of the following minimum thickness-
a) basement-walls and foundation-walls, 150 millimetres;
b) exterior and interior bearing-walls, 100 millimetres.
(3) The thickness of the leaves of cavity-walls shall not be less than that of brick walls under the same conditions:
Provided that-
i) where 100-millimetre thickness is required for brickwork, 75 millimetres may be used for reinforced concrete;
ii) in dwelling-houses of a height not exceeding two storeys or 7,5 metres, whichever is the lesser, leaves or cavity-walls may be less than 75 millimetres in thickness, bust shall be not less than 40 millimetres in thickness for an unsupported length not exceeding 24 times the effective thickness;
iii) in single-storey dwelling-houses, leaves of cavity-walls shall be not less than 50 millimetres in thickness for an unsupported length exceeding 24 times but not exceeding 40 times the effective thickness.
(4) Reinforced-concrete columns.- Reinforced-concrete columns shall de designed in accordance with the provisions of Chapter 3.
8.Stresses Under Concentrated Loads.
When the combined effects of axial, eccentric and lateral forces are all taken into account, the local under the ends of lintels or under column-bases or other concentrated loads shall not exceed the average stresses permitted by sections 67 to 72 for axial vertical loads alone by more than 50 per centum.
9. Stresses Due to Eccentric or Lateral Forces.
(1) When the eccentric or lateral forces, together with axial loads, have to be taken into account in walls, piers or columns, the stresses shall be calculated on the assumption that the straight-line theory applies to such walls, piers or columns as are subject to bending moments, that is to say that planes in the cross-section remain places after bending.
(2) On this assumption, the maximum stresses in any part of the walls, piers or columns aforesaid resulting from eccentric loads and lateral forces, together with the axial loads, shall not exceed those set out in Table XXV:
Provided that any excess in compressive stress over that permitted for axial vertical force is due entirely to the eccentricity of forces or to lateral forces.
TABLE XXV
PERMISSIBLE STRESSES, OTHER THAN AXIAL COMPRESSIVE, IN MASONRY
10. Mortar and Grout for Reinforced Brickwork.
(1)Mortar used in reinforced brickwork shall be of class A or class B.
(2)Mortar used for grouting shall be of class A or class B, with additional water in order to produce a consistency which will enable such mortar, or grout, to be poured without causing segregation.
(3)Grout shall not be used in horizontal joints.
Permissible Stresses In Reinforcement Brickwork.
11.Materials For Reinforced Brickwork
In reinforced brickwork-
a) bricks shall have a compressive strength of not less than 14 megapascals;
b) reinforcement shall comply with the requirements for reinforcement set out in Chapter 3;
c) mortar materials shall be required by section section 5.
12. General Requirements For Reinforced Brickwork.
(1) The design of buildings and structural members in buildings constructed of reinforced brickwork shall be based on the same general principles of design and analysis as are adopted for the design of similar members and structures of reinforced concrete.
(2) The stresses in such members and structures shall not exceed the limits set out in sections 76 to 82.
13. Reinforced-Concrete Walls And Columns
(1) Reinforcement, mixing and placing of reinforced-concrete walls. – Reinforcing of concrete walls shall be carried out, and the concrete shall be mixed and placed, in accordance with the requirements of Chapter 3.
(2) Design and thickness of reinforced-concrete walls. -Reinforced-concrete walls shall be designed and constructed in accordance with the provisions of Chapter 3, and shall in all cases be of the following minimum thickness-
a) basement-walls and foundation-walls, 150 millimetres;
b) exterior and interior bearing-walls, 100 millimetres.
(3) The thickness of the leaves of cavity-walls shall not be less than that of brick walls under the same conditions:
Provided that-
i) where 100-millimetre thickness is required for brickwork, 75 millimetres may be used for reinforced concrete;
ii) in dwelling-houses of a height not exceeding two storeys or 7,5 metres, whichever is the lesser, leaves or cavity-walls may be less than 75 millimetres in thickness, bust shall be not less than 40 millimetres in thickness for an unsupported length not exceeding 24 times the effective thickness;
iii) in single-storey dwelling-houses, leaves of cavity-walls shall be not less than 50 millimetres in thickness for an unsupported length exceeding 24 times but not exceeding 40 times the effective thickness.
(4) Reinforced-concrete columns.- Reinforced-concrete columns shall de designed in accordance with the provisions of Chapter 3.
14. Stresses Under Concentrated Loads.
When the combined effects of axial, eccentric and lateral forces are all taken into account, the local under the ends of lintels or under column-bases or other concentrated loads shall not exceed the average stresses permitted by sections 67 to 72 for axial vertical loads alone by more than 50 per centum.
15. Stresses Due To Eccentric Or Lateral Forces.
(1) When the eccentric or lateral forces, together with axial loads, have to be taken into account in walls, piers or columns, the stresses shall be calculated on the assumption that the straight-line theory applies to such walls, piers or columns as are subject to bending moments, that is to say that planes in the cross-section remain places after bending.
(2) On this assumption, the maximum stresses in any part of the walls, piers or columns aforesaid resulting from eccentric loads and lateral forces, together with the axial loads, shall not exceed those set out in Table XXV:
Provided that any excess in compressive stress over that permitted for axial vertical force is due entirely to the eccentricity of forces or to lateral forces.
TABLE XXV
PERMISSIBLE STRESSES, OTHER THAN AXIAL COMPRESSIVE, IN MASONRY.
16. Axial Stresses In Natural Stone Masonry.
The stresses in masonry constructed of natural stone due to axial loads shall not exceed those set out in Table XXIV for the kind of stone, type of walling an class of mortar set out in that Table:
Provided that, if class A mortar is used, such stresses may be increased to 10 per centum of the crushing strength of the stone proposed to be used, as measured on representative samples, to the satisfaction of the local authority.
TABLE XXIV
AXIAL STRESSES PERMITTED IN NATURAL STONE WALLS.
17. Axial Stresses In Cast-In-Situ Concrete.
(1)Where the slenderness ratio does not exceed 15, the stresses due to axial vertical loads in-
a) cat-in-situ plain concrete walls computed as evenly distributed over-
i) the cross-sectional area of the wall; or
ii) if there are openings in the wall, over the reduced cross sectional area between openings; and
b) plain concrete columns;
shall not exceed those set out in Table XXII for the appropriate type of concrete.
TABLE XXII STRESSES PERMITTED IN CONCRETE WALLS AND COLUMNS
(2) Where the slenderness ration of any wall referred to in subsection (1) exceeds 15, but does not exceed the values set out in Table XIX, the stress in such wall shall not exceed the figure obtained by multiplying the stress specified in subsection (1) by the appropriate factor set out in Table XXIII
TABLE XXIII
STRESS FACTORS FOR SLENDER CONCRETE WALLS.
Miscellaneous Materials and Construction
Water Supply
Lighting
Drainage and Sewerage
Ventilation
Fire Protection
Public Safety
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