Figure 1 -
Setback of shophouse
5.3
Visibility
requirements
For the
purpose of safety and visibility of vehicles during road traffic, houses at the
corner of the street shall be built in a way that it is possible to facilitate
sight triangles in accordance with Schedule 1 (see Figure 2).
Schedule 1
- Sight triangle dimension from intersection between right-of-ways
All
dimensions in meter
Angle created by right-of-ways
Sight
triangle dimension
-
Less
than 450
8,0 x
8,0
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5,0 x
5,0
-
900
4,0 x
4,0
-
Equal
to or less than 1350
3,0 x
3,0
-
Greater
than 1350
2,0 x
2,0
Unit:
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a) Sight
triangle when right-of-way angle is less than 450
b) Sight
triangle when right-of-way angle is equal to or greater than 450
c) Sight
triangle when right-of-way angle is equal to 900
d) Sight
triangle when right-of-way angle is less than or equal to 1350
e) Sight
triangle when right-of-way angle is greater than 1350
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5.4
Distance
and relation requirements relative to adjacent structures
5.4.1 Gables of
two adjacent row house rows shall not be less than 4,0 m apart. Doors located
at kerb height up to 2,5 m above the kerb height when open shall not extend
past property line.
5.4.2 Façade of
two shophouse rows shall be 8,0 m to 12,0 m apart. The stretch of land between
two rows shall not contain any structure. If a side of a shophouse adjoins an
empty plot, openable windows and balconies are allowed on that side.
5.4.3 If 2 rows
of row houses are located in a way that the back of both rows are turned to
each other, a minimum distance of 2,0 m (outside of building line) shall be
required for utility pipe installation along the rows. Doors, windows, and
vents are allowed at a height above 2,0 m from the floor at the back of 2
adjacent rows of row houses. If necessary, it is permissible to build a
two-meter tall wall between 2 rows of row houses.
NOTE: The aforesaid
distance is not required if backyard is present.
5.4.4 Distance
from architectural elements to technical infrastructures and public trees:
5.4.4.1
Distance
from architectural elements to the nearest power line:
a)
Horizontally:
-
To
high-voltage power line: 4,0 m (from the outermost edge of architectural
elements);
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-
To
low-voltage line:
+
From
windows: 0,75 m;
+
From
outermost point of balconies: 1,0 m;
-
Minimum
distance from the outermost point of architectural elements to utility poles:
0,75 m.
b)
Vertically:
-
Distance
from structures to the lowest power line shall be:
+
In
respect of voltage of up to 35 KV: 3 m;
+
In
respect of voltage of 66 - 100 KV: 4 m;
+
In
respect of voltage of 220 (230) KV: 5 m;
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+
In
respect of power lines above windows: 0,5 m;
+
In
respect of power lines below windows: 1,0 m;
+
In
respect of power lines below balconies: 1,0
m.
5.4.4.2 Minimum
distance from outermost point of architectural elements to underground pipes
and cables;
+
To
underground cables: 1,0 m;
+
To
underground pipes and manholes: 1,0 m.
5.4.4.3 Distance
from the outermost point of walls to shrubs, tree trunks shall be between 2 m
and 5 m.
NOTE: In respect of
areas where trees have been planted, this distance shall be stipulated in
detail planning of the strip.
5.5
Height
requirements
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5.5.2 Height of
row houses shall conform to approved construction planning.
In respect
to areas where approved detail planning is not promulgated, height of row
houses in these areas shall not exceed 4 times the width of structures (not
including flower beds or decorations).
Within a
row of row houses, if varying height is allowed, a house is allowed to be at
most 2 storeys taller than the average number of storeys of the whole row.
Elevation of the first storey (the ground floor) shall be consistent.
In respect
of row houses with gardens, height of the houses shall not exceed 3 times the
width of the houses or shall conform to general limit set by detail planning.
5.5.3 In respect
of row houses on strips and streets wider than 12 m, height of these row houses
shall be limited by a 450 angle (front height of the houses is at
most equal to the width of the street).
In respect
of row houses on strips and streets equal to or narrower than 12 m, height of
these row houses shall not exceed the intersection between the street and a 450
angle (height of the houses is not greater than width of the street).
In respect
of areas with local roads, height of row houses shall not exceed the
intersection between the street and a 300 angle (height of the
houses is not greater than 0,6 times the width of the street).
5.5.4 Dependent
on location and dimension of each plot, height of a row house can be:
-
No
more than 4 storeys + 1 rooftop bulkhead (total height of the row house shall
not exceed 16 m) if the plot area is 30 m2 to less than 40 m2,
front width is greater than 3 m, building depth from building line is greater
than 5 m;
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-
No
more than 6 storeys (total height of the row house shall not exceed 24 m) if
the plot area is greater than 50 m2, front width is greater than 8
m, building depth from building line is greater than 5 m or if structures on
both sides of the street is under limited development planning.
5.5.5 If a row
of row house contains setback, building height can be increased in accordance
with maximum height approved under construction planning, local architectural
and scenery regulations.
NOTE:
1)
Rows
of shophouse on the same strip shall have consistent setback. If existing
setback is not consistent, a common setback shall then be determined by the
mean average value of existing setbacks and rounded to the nearest 0,5 m.
2)
Any
other architectural objects taller than the permissible height of the structure
shall not be allowed.
5.5.6 Clear
height of the first storey (the ground floor) shall not be lower than 3,6 m. If
a house has mezzanine, clear height of the first storey shall not be lower than
2,7 m.
6. Architectural
requirements
6.1
Designing
row houses shall be appropriate for occupancy, socio-economic conditions,
climate conditions, and selected design solutions.
NOTE: Construction of
row houses shall take into account use demands of persons with disabilities in
accordance with the TCXDVN 264:2002.
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-
Be
reasonable in terms of use flow, detached, enclosed, architecturally harmonious
inside and outside of row houses;
-
Be
suitable for varying arrangement requirements, capable of flexible conversion;
Contain large, clear spaces and open composition to increase effectiveness of
interior;
-
Be
used reasonably and safely without violating structural architecture and
integrity;
-
Ensure
sanitary and microclimate requirements.
6.3
Functional
spaces in row houses:
-
Social
space: including lobbies for reception, transaction, or other activities
serving social demands;
-
Service
space: stores, service, production, manufacturing spaces;
-
Accommodation
space: including dwelling units;
-
Other
spaces: spaces for parking, utility equipment, garbage collection, storage, or
other items;
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6.3.1
Social
space
-
Main
lobby of row house shall be easily recognizable.
-
In
respect of shophouses, lobbies are usually integrated with social space of the
houses.
6.3.2
Service
space
6.3.2.1 Service
spaces in row houses are usually located on the first storey (the ground floor)
and directly accessed from the street, may be integrated with accommodation
space and defined along vertical space of the house.
6.3.2.2 Stores of
chemicals, commodities that cause environment pollution, explosive commodities
shall not be positioned in row houses.
6.3.3
Accommodation
space
6.3.3.1
Main
functions of accommodation space of row houses include: common rooms; working
space, study space; training room, recreation room (listening to music,
watching movies, displaying and fulfilling other recreational demands);
ancestral worship; dwelling units; dining room; kitchens; sanitary rooms
(toilet, shower); washing and drying areas; balconies or loggias; storage, etc.
6.3.3.2
Standard
area of structure parts shall vary depending on use demands while ensuring safety
and health of users.
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6.3.4.1
Row
houses shall facilitate parking space, storage, firefighting equipment, garbage
collection, water pump, backup generators, and other items.
6.3.4.2
If
the first storey (the ground floor) is used as automobile parking space in row
houses, fire safety requirements applicable to buildings and constructions
shall be met [2].
6.3.5
Traffic
space
6.3.5.1
Position,
quantity, and arrangement of stairs shall allow convenient use and safe
evacuation. Minimum width of evacuation staircases shall be 0,9 m. Minimum
tread depth shall be 0,25 m, maximum riser height shall be 0,19 m.
NOTE:
Staircases for use by persons with disabilities shall conform to TCXDVN
264:2002.
6.3.5.2
If
necessary, elevators are allowed in row houses. Position, quantity, and arrangement
of elevator spaces shall conform to use demands. Design and selection of
elevators shall depend on:
-
Number
of storeys served;
-
Number
of passengers;
-
Whether
persons with disability are included;
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6.3.5.3
In
addition to determining technical specifications of elevators, it is also
necessary to take into account elevator shaft design solutions, elevator
machine and equipment rooms, economic factors, and area occupied by the
elevators.
6.3.5.4
Elevator
installation, design, and use requirements shall conform to manufacturers'
regulations.
6.4
Design
requirements of structural elements
6.4.1
Elevation
of the floor, steps, motorbike loading ramps, flower beds at the front of the
house
6.4.1.1
Floor
elevation shall be at least 150 mm higher than kerb elevation (see Figure 3.a).
In respect of areas without defined kerb, floor elevation shall be at least 300
mm higher than road elevation (see Figure 3.b).
NOTE: Kerb elevation
is considered to be grade plane where a house is built for the purpose of calculating
permissible height of the house.
Unit:
millimeter
a) Floor
elevation higher than kerb elevation
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Figure 3 -
Regulation on floor elevation
6.4.1.2
Designing
shophouses shall take into account the following:
6.4.1.2.1 If
building line overlaps property line (see Figure 4):
-
Within
a 3,5 m height from the kerb, all parts of the house shall not extend beyond
the property line, except:
+
Exterior
rain downpipes: may extend by 0,2 m past property line while maintaining aesthetic;
+
Door
thresholds, decorative mouldings, and other decorations may extend by 0,2 m
past property line (see Figure 4d) when located at a height above 1,0 m (from
kerb height).
-
All
house fixtures (awnings, rain gutters, balconies, overhangs, etc. but not
canopies) may extend past property line when located from kerb elevation to 3,5
m in height as long as the extension does not exceed the limit set under 6.4.2
while maintaining electrical grid safety and complying with construction
management regulations applicable to the area.
NOTE: Extension
starts from property line to the outermost point of the extending elements.
Unit:
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a) In
case of awnings, rain gutters, overhangs
b) In
case of window awnings
c) In
case of brackets supporting pitched roofs
d)
Mouldings, door thresholds, decorations
Figure 4 -
Extension of structural elements
6.4.1.2.2 If
building line recedes from property line:
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-
Steps,
motorbike loading ramps, door thresholds, moulding, door leaf, awnings,
canopies, foundations may extend past the property line.
6.4.1.2.3 All structure
elements, including decorative elements shall not extend beyond plot line or
boundary the area beyond which is under ownership of other people.
6.4.2
Entrance,
walkway canopies
6.4.2.1
Entrance
and walkway canopies are allowed within the area limited by kerb elevation and
the height above 3,5 m. Extension of entrance and walkway canopies shall not be
more than 0,6 m away from the kerb edges and at least 1,0 m smaller than kerb
width. Support poles shall not be placed on the kerb (see Figure 5).
NOTE:
1)
Entrance
canopies: mean canopies of entrances, attached to exterior walls and leading to
building entrance or partially covering walkways from kerbs and roads to the
buildings;
2)
Walkway
canopies: mean canopies attached to exterior walls and covering a part of the
kerb.
Unit:
millimeter
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6.4.2.2
The
top of entrance and walkway canopies shall not facilitate balconies, rooftops,
bonsai, or other architectural elements.
6.4.3
Doors
and windows
6.4.3.1
Doors,
windows, and vents are not allowed on a wall that is close to plot line or
floor boundary, the area beyond which is under ownership of other people. Doors,
windows, and vents are allowed on a wall is at least 2 m away from plot line or
floor boundary, the area beyond which is under ownership of other people.
6.4.3.1
If
adjacent plots do not contain any structure or only low structure, vents or
glass panel fixtures may be opened for the purpose of natural lighting. The
lowest point of these doors shall be at least 2,0 m away from the floor. These
doors shall become unusable if adjacent structures are built.
6.4.3.2
If
a row of row houses adjoins public spaces such as flower beds, parks, parking
garages, empty yards, or other public spaces that do not affect the row houses,
window fixtures or decorations may be opened under approval granted by
competent authority on a case-by-case basis.
6.4.4
Balcony
6.4.4.1
In
respect to houses where their balconies face a street, elevation and extension
of the balconies shall conform to approved detail planning and local
construction management regulations.
6.4.4.2
Extension
of balconies of row houses shall depend on right-of-way width and shall not
exceed dimensions under Schedule 2.
Schedule 2
- Maximum extension of balcony
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Right-of-way width
Maximum
extension
Less
than 5
0
From 5
to 7
0,5
From 7
to 12
0,9
From 12
to 15
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Greater
than 15
1,4
NOTE:
1)
The
extended section shall only facilitate balconies and must not be enclosed to
facilitate loggias or chambers.
2)
If
right-of-way is wider than 15 m while kerb is narrower than 3 m, maximum
balcony extension shall be 1,2 m
6.4.4.3
The
lowest point of balconies shall be at least 3,5 m above the kerb.
6.4.4.4
Balconies
shall not be allowed in alleys that are narrower than 4,0 m and surrounded by
two rows of row houses on each side. If an alley is only surrounded by one row
of row house on one side, balconies of maximum extension of 0,6 m are allowed.
NOTE: If a street or
alley contains above-ground power line, the construction of awnings and
balconies shall conform to regulations on safety corridor of power line.
6.4.5
Underground
section
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6.4.5.2
The
outermost point of the foundation and underground pipes shall not extend past
the plot line or floor boundary.
6.4.5.3
In
special cases, house foundation may extend by at most 0,3 m past the property
line or boundary of the street or alley if the bottom of the foundation is at
least 2,4 m away from kerb elevation (see Figure 6).
Unit:
millimeter
Figure 6 -
House foundation adjoins the street
6.4.6
Fence
and gate
6.4.6.1
In
respect of shophouses, front fences shall be designed with picket, lightweight,
aesthetic, and consistent fashion depending on local regulations and satisfy
requirements below:
a)
Fences
and foundation thereof shall not extend beyond the limit and shall have maximum
height of 2,6 m;
b)
If
the front of a house is more than 2,4 m away from property line or boundary of
the alley, picket fences or hedge fences are allowed (see Figure 7.a);
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d)
In
case of special safety requirements, fences shall be entirely covered by
lightweight materials. The covered section shall not exceed 1,8 m in height.
e)
A
picket fence of equal height as front fences shall be required for the purpose
of separating 2 adjacent houses. The base section of the fence, up to 0,6 m in
height, may be solid.
Unit:
millimeter
a) The
front is more than 2,4 m away from property line
b) The
front is less than 2,4 m away from property line
Figure -
Regulation on gate and fence
6.4.6.2
Construction
of gates of row houses (not shophouses) shall conform to provisions below:
a)
Each
row house is eligible for one main gate. Placement of secondary gates and exits
shall depend on specific requirements on a case-by-case basis and shall be
decided by competent authority.
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6.4.7
Kerb
6.4.7.1
Kerb
structure in front of a house shall not be altered.
6.4.7.2
Steps
shall not be built on the kerb.
6.4.8
Other
technical requirements
6.4.8.1
Smoke
outlets and vent outlets shall not be directed at the street.
6.4.8.2
Electric
appliances such as television antennas, satellite transceivers,
telecommunication broadcasting stations, air-conditioners, solar power
collectors, water tanks, or other equipment that is installed within plot
boundary shall be installed in a manner that least affects urban scenery and
adjacent houses, conforms to field-specific regulations, and is approved by
competent authority.
6.4.8.3
Air-conditioners
that are placed at the front and adjacent to property line shall be located at
a height above 2,7 m and shall not discharge condensate directly onto kerb or
street.
6.4.8.4
Do
not discharge rainwater, wastewater of all kinds (including air conditioner
condensate), dust, vapor, exhaust into adjacent houses.
6.4.8.5
House
exterior shall not utilize color or materials that affect visual capability,
health of other people, or violate sanitary and traffic safety requirements.
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6.4.8.7
Termite
protection solutions shall be required for new structures.
6.4.8.8
Canopies
and temporary roofs shall not be allowed at the front of houses; cloth drying
shall be limited at the front of houses.
7. Technical system and environmental
hygiene requirements
7.1
Design
requirements of water supply system
7.1.1
Water
supply system for houses shall conform to the TCVN 4513.
7.1.2
Water
consumption standards:
– Class I
urban areas: From 150 liters/person/24 hours to 180 liters/person/24
hours;
– Class
II urban areas: From 120 liters/person/24 hours to 150
liters/person/24 hours;
– Class III,
IV, V urban areas: from 80 liters/person/24 hours to 100 liters/person/24
hours.
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7.1.4
Underground
water tanks shall be required for each house for domestic water use and water
supply for firefighting when necessary.
7.1.5
Water
pipes shall carry water to houses and shall be connected to general water
supply pipes of residential areas.
7.2
Design
requirements of water drainage system
7.2.1
Domestic
wastewater standards shall conform to water drainage standards and shall be designed
in self-draining manner. Internal water drainage system shall be designed in a
manner complying with the TCVN 4474.
7.2.2
Rainwater
and wastewater must not be discharged directly on kerb and streets but through
sewers and underground sewer systems from houses into urban drainage system.
7.2.3
Roof
rain gutter shall be able to drain rainwater in all weather conditions. Roof
rain gutter shall collect rainwater via hoppers then into downpipes and later
drainage system of the house. Placement of hoppers shall depend on roof
elevation, permissible collecting area of each hopper, and roof structure.
7.2.4
Septic
tanks shall be required in houses in order to treat wastewater of sanitary
areas prior to being released into general water drainage of urban areas.
Separate drainage systems for human excrements and domestic water shall be
required. Septic tanks shall be located underground and shall be physically
covered.
7.2.5
The
entire wastewater drainage system shall be placed underground. Water drainage
system of each house shall be connected to general water drainage system of the
neighborhood.
7.2.6
Downpipe
system shall not leak and shall not be positioned in a way that affects
architectural aesthetic. Rainwater drainpipe and gutters shall not discharge
water to adjacent plot or floor area.
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7.3.1
Natural
lighting design of row houses shall conform to the TCXD 29:1991. Natural lighting
can be side lighting, top lighting, or a combination of lighting schemes.
7.3.2
If
natural lighting is combined with sunlight protection, architecture solutions
shall not affect natural lighting.
7.3.3
Artificial
lighting design of row houses shall conform to the TCXD 16:1986.
NOTE: Artificial
lighting consists of working lighting, emergency lighting, evacuation lighting,
and protection lighting.
7.3.4
Artificial
lighting design shall guarantee illuminance on working surface or objects
requiring distinction in each room.
7.3.5
Electric
wires shall be independent of other system and shall facilitate easy repair and
replacement when necessary. Installation of electric wires and electrical
appliances shall conform to the TCVN 7447. Lighting systems shall be protected
by circuit breakers. Switches shall be located at a height of 1,2 m.
NOTE: For the purpose
of child safety, all sockets and switches shall be protected by cover or mesh.
7.3.6
Design
and installation of electric system shall conform to requirements below:
a)
In
respect of row houses with gardens, breaker boxes shall be installed on the
front fence. In respect of shop houses, breaker boxes shall be installed to the
front of the house and within the perimeter of the house;
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b)
Distribution
board shall be grounded and fitted with automatic switches. Distribution boards
shall be of metal and sizes appropriate to respective types of circuit.
c)
For
safety reasons, all switches connected to sources of electricity shall be
protected by fuses and ground-fault circuit interrupters;
d)
Sockets
and box extenders in bathrooms and kitchens shall be watertight, fitted with
electrical circuit-interrupters, and placed at appropriate locations and
height.
e)
Lightning
protection system shall be placed at the top of the house and grounded.
Calculation of lightning protection system shall conform to TCVN 9385:2012.
7.4
Design
requirements of communication, telecommunication, and other technical systems
7.4.1
Telecommunication
system and television cable inside and outside of the structure shall be
designed with consistency. Wires and cables of all types shall satisfy current
and upcoming use demands. If necessary, remote control schemes of technical equipment
may be installed.
7.4.2
Telephone
wall sockets in all rooms shall be located at a height of 0,5 m depending on
the interior.
7.4.3
Anti-theft
and security systems shall be designed for the entire house if possible.
7.5
Ventilation
and air-conditioning requirements
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7.5.2
Design
of ventilation and air-conditioning system shall be accompanied by
technological, architectural, and structural solutions in a reasonable manner
for the purpose of sanitary, technical satisfaction, energy saving, and
economic efficiency.
7.5.3
Reserved
spaces for installation of air-conditioning system shall be required so as to
not affect structure verticality.
7.5.4
Hot
cores of air-conditioners, odor extractors, and vents from kitchens shall not
be directed towards adjacent plot or adjacent floor area in a 4 m radius.
7.5.5
Design
of ventilation and air-conditioning system shall satisfy permissible
microclimate parameters specified under Schedule 3.
Schedule 3 -
Microclimate parameters in houses
Season
Ambient temperature
0C
Relative humidity
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Air speed
m/s
For convenience
Limit
For convenience
Limit
For convenience
Limit
Cold
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from 20 to 22
from 70 to 75
from 75 to 80
from 0,2 to 0,3
0,5
Hot
from 25 to 28
29
75
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from 0,5 to 1,0
1,5
7.5.6
For
the purpose of natural ventilation, cross ventilation shall be facilitated by
inlets and outlets.
7.5.7
Architectural
and physical solutions shall be employed to design enclosing structures in
order to retain heat, prevent cold wind in the winter, ensure natural
ventilation, and facilitate cross ventilation in accordance with TCVN 4605.
7.6
Smoke
and air discharge
7.6.1
Contaminating
smoke and emission shall not be discharged into the environment. Smoke exhaust
and ventilation outlets must not aim towards the street or adjacent houses.
7.6.2
Rooms
that emit hazardous gas, kitchens, and toilets shall be accompanied by
mechanical ventilation system that incorporates fresh air exchange in short
periods in order to maintain the environment as per standard.
7.6.3
Air
volume shall be 50 m3/h/toilet; 25 m3/h/urinal; and 100 m3/h/kitchen.
7.6.4
Exhaust
fans shall be required for kitchens and sanitary areas if vertical ventilation
pipes are installed to these areas.
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8.1
Design
of fire prevention and firefighting of row houses shall conform to the TCVN
2622 and fire safety requirements of buildings and constructions [2].
8.2
Fire
spread between houses via openings shall be entirely prevented.
8.3
Traffic
and water supply for firefighting shall be implemented for row houses.
8.4
Smoke
spread between stairwells and storeys shall be entirely prevented for the
purpose of emergency evacuation.
8.5
Fire
hose reel cabinets shall be placed at stair lobbies of each storey and shall
supply water in case of fire.
9. Requirements of
finishes and urban scenery
9.1
Finishes
shall satisfy application, sustainability, and aesthetic demand.
9.2
Structures
made of temporary and/or makeshift materials shall not be built in established
urban areas.
9.3
Temporary
structures shall not be built onto fixed structures (structures of level II or
higher) such as:
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-
Additional
roof shingles installed to existing structures or fences;
-
Complete
cover of exterior balconies, loggias, and corridors.
9.4
Exterior
decorations of houses should not vary in color and materials. Exterior finishes
of each house shall be harmonious and consistent with those of other row
houses. Finishing details, color, and materials shall be consistent for all
house types. Design and use of exterior finishing materials shall be reviewed
and approved by competent authority.
NOTE: All house types
shall utilize colors of light combination. Exterior decoration color palate
shall be provided for specific areas (and applicable to urban design of each
area).
9.5
Roofs
shall be tiled the color of which vary by groups or areas depending on
planning. Ornamental statues shall not be placed on the roofs. Ornamental
statues of all types shall not be placed on balconies.
9.6
Materials
of doors and windows shall be consistent for an area, a strip, or a street
depending on detail planning or regional urban design approved by competent authority.
9.7
The
front of the house shall not be finished with highly contrasting colors and
stripes on window frames and half-walls. Materials of reflectivity above 70%
shall not be allowed.
9.8
Corner
details or decorations of structures shall not exceed 5% of surface area of the
structures.
9.9
Solid
fences shall be of the same color as that of the house or white in color. Metal
and aluminum pickets shall be of the same color as that of the house.
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REFERENCE
[1]
QCXDVN
01 : 2008/BXD, Vietnamese Construction Regulations - Construction Planning;
[2]
QCVN
06:2010/BXD, National Technical Regulations - Fire safety for buildings and
structures.
TABLE OF
CONTENTS
Foreword
1 Scope
2 Referencing document
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4 General provisions
5 Planning requirements
5.1 Construction plot requirements
5.2 Setback requirements
5.3 Visibility requirements
5.4 Distance and relation requirements
relative to adjacent structures
5.5 Height requirements
6 Architectural requirements
7 Technical system and environmental
hygiene requirements
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7.2 Design requirements of water drainage
system
7.3 Design requirements of electric lighting
7.4 Design requirements of communication,
telecommunication, and other technical systems
7.5 Ventilation and air-conditioning
requirements
7.6 Smoke and air discharge
8 Fire prevention requirements
9 Requirements of finishes and urban
scenery
Reference