CONCEPTS, REGULATIONS AND CALCULATIONS OF CONSTRUCTION DENSITY
In the context of increasing urbanization, effective land management and use has become an urgent issue. Construction density is one of the important factors that help shape living space, ensuring harmony between economic development and environmental protection. Understanding the concept and calculation of construction density not only helps urban planners, architects, but also investors and residents have an overview of the sustainable development of the community.
1. Concept of construction density
Construction density is the ratio of land area occupied by construction works to the total area of the land plot. According to the National Technical Regulation on Construction Planning (QCVN 01:2014/BXD), density is divided into 2 types: net density and gross density.
In which:
- Net density is the ratio of land area occupied by construction works to the total area of the land plot; (excluding land area occupied by construction works such as: decorative landscapes, swimming pools, outdoor sports fields (except tennis courts and sports fields built permanently and occupying space above ground), aquariums, etc.).
- Gross density of an urban area is the ratio of land area occupied by architectural works to the total area of the entire land plot (the area of the entire land plot may include: yards, roads, green areas, open spaces and areas where no construction works are built in that land plot).
2. Regulations on construction density of individual houses and townhouses
2.1. Net building density
- For factories, plants, warehouses: The maximum net density is 70%.
- For residential buildings: The maximum net density of land plots for building townhouses, individual houses and apartment buildings is specified in the table below
Townhouses and individual houses (garden houses, villas, ...)
|
Diện tích lô đất (m²/căn nhà) |
≤100 |
200 |
200 |
500 |
≥1000 |
|
Mật độ xây dựng tối đa (%) |
100 |
70 |
60 |
50 |
40 |
Apartment buildings by plot area and building height
Maximum construction density (%) by plot area
|
Chiều cao xây dựng công trình trên mặt đất (m) |
≤3000 m² |
10000 m² |
18000 m² |
≥35000 m² |
|
≤16 |
75 |
65 |
63 |
60 |
|
19 |
75 |
60 |
58 |
55 |
|
22 |
75 |
57 |
55 |
52 |
|
25 |
75 |
53 |
51 |
49 |
|
28 |
75 |
50 |
48 |
45 |
|
31 |
75 |
48 |
46 |
43 |
|
34 |
75 |
46 |
44 |
41 |
|
37 |
75 |
44 |
42 |
39 |
|
40 |
75 |
43 |
41 |
38 |
|
43 |
75 |
42 |
40 |
37 |
|
46 |
75 |
41 |
39 |
36 |
|
>46 |
75 |
40 |
38 |
35 |
- For educational, medical, cultural, and market buildings: the maximum allowable net density is 40%.
- For other urban service buildings and mixed-use buildings:
- The maximum net density on land plots with an area of ≥3000 m² must be planned in the urban planning and design project but must ensure the requirements on minimum distance between rows of houses, on building setbacks, and on maximum density.
- The maximum net density on land plots with an area <3000 m², after deducting the land area ensuring the setback according to regulations, on the remaining land area, construction is allowed at a density of 100%, but must still ensure the requirements on minimum distance between rows of houses.
Table: Maximum net density of urban service buildings and mixed-use buildings by land plot area and building height.
Maximum construction density (%) by land plot area:
|
Chiều cao xây dựng công trình trên mặt đất (m) |
≤3000m2 |
10000m2 |
18000m2 |
≥35000m2 |
|
≤16 |
80 |
70 |
68 |
65 |
|
19 |
80 |
65 |
63 |
60 |
|
22 |
80 |
62 |
60 |
57 |
|
25 |
80 |
58 |
56 |
53 |
|
28 |
80 |
55 |
53 |
50 |
|
31 |
80 |
53 |
51 |
48 |
|
34 |
80 |
51 |
49 |
46 |
|
37 |
80 |
49 |
47 |
44 |
|
40 |
80 |
48 |
46 |
43 |
|
43 |
80 |
47 |
45 |
42 |
|
46 |
80 |
46 |
44 |
42 |
|
>46 |
80 |
45 |
43 |
40 |
- In case the building group is a complex of buildings with different heights, the regulations on maximum building density are applied according to the average height.
- For a building complex including the building base and the tower above, the regulations on building density are applied separately to the building base and to the tower above according to the corresponding building height from the ground.
Gross construction density:
- The maximum allowable gross density of a residential unit is 60%.
- The maximum gross density of tourist and resort complexes is 25%.
- The maximum gross density of public parks is 5%.
- The maximum gross density of thematic parks is 25%.
- The maximum gross density of specialized green areas (including golf courses) and natural environmental protection areas is regulated according to their functions and relevant legal regulations, but not exceeding 5%.
2.2. How to calculate net construction density:
For plots of land with areas between the values stated in the 3 tables above. The formula for calculating density is determined as follows:
Mi = Ma – (Si – Sa) x (Ma – Mb) : (Sb – Sa)
In which:
- Si: area of plot i (m2);
- Sa: area of plot a (m2), equal to the lower limit area compared to i in the 3 tables above;
- Sb: area of plot b (m2), equal to the upper limit area compared to i in the 3 tables above;
- Mi: maximum allowable net density of plot i (m2);
- Ma: maximum allowable net density of plot a (m2);
- Mb: maximum allowable net density of plot b (m2).
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Source: Compiled from the Internet
