Stilt Parking: Definition, Regulations, and Benefits

Introduction

In the ever-expanding urban landscape, the challenge of parking has grown into a significant concern. Enter stilt parking – a creative solution that makes ingenious use of the space beneath buildings to accommodate vehicles. This article delves into the intricacies of stilt parking, shedding light on its meaning, rules, advantages, and much more.

What is Stilt Parking?

Stilt parking, often referred to as partially covered spaces located on a building’s ground floor, features a ceiling height of around 8 feet from the ground. It has emerged as a sought-after remedy for the escalating parking demands in densely populated urban centers like Delhi, Mumbai, and Bengaluru.

WHAT IS Stilt Parking

Unveiling the Meaning of Stilt Parking

Imagine elevating the building’s ground floor to craft a designated area for vehicle parking – that’s the essence of stilt parking. Beyond its space-maximizing benefits, it also shields parked vehicles from harsh sunlight, heavy rainfall, and gusty winds, offering multifaceted protection.

Navigating the Rules of Stilt Parking

To address the burgeoning housing needs of burgeoning city populations, numerous laws have been formulated. For instance, from 2011 onward, stilt parking became obligatory for all newly constructed societies in Delhi, spanning areas ranging from 100 to 1000 square meters.

The unique aspect is that stilt parking isn’t considered part of the floor-space ratio. In practical terms, if a builder obtains approval for a four-story building, the vertical space utilized for stilt parking won’t be factored into the equation. This provision works in favor of buyers, enabling the ground floor to be designated as stilt parking, with two floors constructed above it.

The Realm of Stilt Parking Sales

Stilt parking, a pragmatic remedy for space constraints in bustling urban areas, raises questions about the legality of selling these parking spaces. This predicament reached the hallowed chambers of the Supreme Court of India, which rendered a crucial verdict: these spaces cannot be sold in isolation.

The landmark Nahalchand Laloochand Pvt. Ltd. vs Panchali Co-operative Housing Society Ltd. [AIR 2010 SC 3607] case served as the backdrop for the Supreme Court’s stance. In a decisive judgment, the court rejected the notion that real estate firms could vend these parking spaces as exclusive, private lots.

The bench, comprising Justices A K Patnaik and R M Lodha, emphatically ruled that stilt parking spaces form part of a housing complex’s communal areas. They underscored that these spaces are designed for the convenience of all residents and are indispensable for communal functionality. Consequently, these aren’t standalone assets to be individually bought or sold.

Builders are barred from selling these spaces separately; however, the cost of providing such parking spaces can be incorporated into the overall property pricing structure. This approach ensures that buyers indirectly contribute to these parking spaces but can’t assert individual ownership.

The Ministry of Housing and Urban Affairs introduced model building bylaws and parking regulations for residential precincts, mandating, for instance, 2 equivalent car spaces per 100 square meters of floor area. States like Delhi and Maharashtra empower Housing Committees to institute their parking rules. Following the National Building Code, a 4-wheeler parking space must span at least 13.75 square meters, while a 2-wheeler space must measure at least 1.25 square meters.

Deciphering Stilt Parking Allocation Rules

Given the finite number of parking spaces within gated communities, allocation is typically assigned by the Residents’ Welfare Association (RWA) on a first-come, first-served basis, subject to periodic reshuffling to accommodate new members.

Alternatively, a lottery system could be employed, where each eligible resident receives a distinct identifier, and allocation is determined through a randomized draw. This impartial approach eliminates favoritism and ensures fairness across all residents.

Certain residents, such as senior citizens or those with disabilities, are afforded priority. It’s important to note that rules for stilt parking allocation can vary depending on housing society regulations and specific policies.

Developers, housing societies, and RWAs should establish transparent procedures and effectively communicate them to maintain a harmonious living environment. Adherence to these protocols ensures that space allocation transpires systematically and equitably.

Ensuring Safety in Buildings with Stilt Parking

A common concern among buyers centers on the structural integrity of buildings with stilt parking. The ‘Handbook on Seismic Retrofit of Buildings,’ issued by the Central Public Works Department, acknowledges stilt parking as a potential structural vulnerability, with a risk of the ground floor caving in due to the lack of enclosing walls.

Builders counter this by asserting that precise building design can distribute the structure’s weight through pillars, effectively mitigating this risk and enhancing the building’s earthquake resistance.

Advantages of Stilt Parking

Stilt parking presents a suite of advantages that make it an appealing choice in both residential and commercial contexts. Some key benefits include:

Efficient Space Utilization

In space-starved urban locales, the ability to optimize land usage is paramount. Stilt parking, by introducing an elevated parking tier, maximizes the available land without compromising parking capacity.

Enhanced Parking Capacity

Vertical expansion permits multiple parking levels, accommodating a greater number of vehicles compared to traditional surface-level parking.

Weather Protection

Stilt parking shelters vehicles from direct sunlight, heavy rain, and other weather elements, safeguarding them from potential damage.

Augmented Security

These parking structures often boast improved security features such as controlled access points, surveillance cameras, and security personnel, fostering a safer environment for vehicles and residents alike.

Key Considerations for Buyers in Stilt Parking

Prospective property buyers venturing into residential societies with stilt parking must conduct due diligence. Checking for proper building design approval from the developer is crucial, ensuring compliance with safety standards.

Other considerations include:

  • Understanding the legal nuances, including the absence of individual ownership rights over stilt parking.
  • Inquiring about maintenance responsibilities, repair procedures, and general upkeep of the parking area.
  • Scrutinizing security measures encompassing security personnel presence, access control systems, and surveillance camera coverage.
  • Verifying the insurance coverage for vehicles parked in stilt parking spaces.

Also Read – Barndominium Interiors Design

Stilt Parking vs. Covered Parking

Stilt Parking

  • Partly covered space on the ground floor.
  • Accessible via ramps or lifts.
  • Shared among residents.
  • Convenient, positioned near building entrance.
  • Potential size limitations due to height restrictions.

Covered Parking

  • Roofed and walled parking area.
  • Accessible through designated entrances/exits.
  • Can be individually owned or allocated.
  • Offers protection from adverse weather conditions.
  • Accommodates various sizes and types of vehicles.

Conclusion

Stilt parking emerges as a viable remedy for urban parking challenges. Its ability to optimize space utilization, expand parking capacity, offer weather protection, and enhance security renders it an attractive option for both individuals and urban planners. By seamlessly integrating stilt parking solutions into building designs, developers can alleviate parking stress for residents and visitors alike.

Frequently Asked Questions

What is stilt parking?

Stilt parking refers to semi-open ground floor spaces designed for parking vehicles.

How does stilt parking differ from covered parking?

Stilt parking is a semi-covered space on the ground floor, while covered parking entails roofed and walled parking areas.

Can stilt parking ownership be sold in co-operative societies?

Stilt parking in co-operative societies cannot be sold independently; developers can offer it alongside apartments.

Is stilt parking equivalent to basement parking?

No, stilt and basement parking differ; stilt parking is semi-open on the ground floor, while basement parking is covered and situated below ground level.

Is stilt parking safe?

If appropriately designed and maintained, buildings with stilt parking can be structurally sound.

What is the maximum height of a stilt parking lot?

Stilt parking lots in buildings typically have a height of approximately 8 feet (2.4 to 2.7 meters).

What are the types of car parking?

The three types of car parking are parallel parking, bay parking (perpendicular parking), and angled parking.

What is the concept of “stilt plus 4 floors”?

This concept involves using the ground floor for stilt parking and utilizing the remaining four floors for residential purposes.

What is the complete meaning of “stilt”?

Stilt signifies an 8-foot-tall, partially covered ground-level floor designated for vehicle parking.

What was the Supreme Court’s ruling on stilt parking?

The Supreme Court of India ruled in 2010 that developers cannot sell stilt parking spaces individually; they must be combined with apartments and then sold.

What does “stilt” mean for flats?

Stilt in the context of flats refers to a construction technique elevating the building above ground level on pillars or columns.

What is the purpose of the stilt floor in a building?

The stilt floor provides a designated parking area, ensuring convenience for residents and optimizing land usage.

What is stilt in building construction?

Stilts are pillars or supports that elevate a building above ground level, creating an elevated platform.

Leave a Comment