What Approved Architectural Drawings Are
Approved architectural drawings are the set of drawings submitted to and approved by the relevant building authority (in Bangladesh: RAJUK for Dhaka) as part of the construction permit application. They define the legally permitted building: its footprint, height, floor areas, setbacks, FAR (Floor Area Ratio), number of floors, and permitted use. Any deviation from approved drawings is, by definition, an unauthorised construction.
RAJUK Building Plan Approval
Rajdhani Unnayan Kartripakkha (RAJUK)
Approval Reference No.
RAJUK/BPA/2024/XXXX
Plot / Holding No.
12/A, Road 5, Block C
Mouza / Survey Sheet
Gulshan, CS Plot 234
Building Use
Commercial Office
No. of Approved Floors
10 (G+9)
FAR / Coverage
FAR 6.5 / Coverage 55%
Setbacks (Front/Side/Rear)
4.5m / 2.0m / 2.0m
Approval Date
15 March 2024
Validity
2 years from approval date
What Approved Drawing Sets Include
| Drawing | Shows | Why It Matters |
|---|---|---|
| Site plan | Building footprint on plot, setbacks, road access, adjacent properties | Verifies compliance with zoning setback and coverage requirements |
| Floor plans (all floors) | Room layouts, dimensions, staircases, lifts, toilet locations, emergency exits | Verifies FAR compliance, emergency egress, accessibility, occupancy capacity |
| Elevations | External facade appearance from all sides, building height | Verifies height compliance, facade materials, signage positions |
| Sections | Vertical cut through building showing floor-to-floor heights, basement depth | Verifies structural clearances, ceiling heights, basement construction |
| Roof plan | Roof layout, drainage, equipment locations, stair head access | Verifies permitted rooftop structures (water tanks, lift machine rooms) |
RAJUK Approval Process (Dhaka)
- Architect prepares drawings per BNBC requirements and RAJUK Development Control rules
- Application submitted with land ownership documents, soil test report, structural design
- RAJUK reviews for compliance with DAP (Detailed Area Plan), setbacks, FAR, height limits
- If compliant, RAJUK issues construction permit with approved drawings stamped and signed
- Approved drawings are the legal baseline — construction must follow them
- Any modification requires re-approval (which is rarely obtained for minor changes)
Key Parameters to Verify
| Parameter | What to Check | Why |
|---|---|---|
| FAR (Floor Area Ratio) | Total floor area ÷ plot area ≤ permitted FAR | Exceeding FAR = unauthorised construction |
| Building height | Actual height ≤ approved height | Extra floors = unauthorised |
| Setbacks | Front, rear, side distances from property line ≥ RAJUK minimum | Setback violation affects fire safety and neighbour rights |
| Ground coverage | Footprint ÷ plot area ≤ permitted coverage | Over-coverage reduces open space and emergency access |
| Number of floors | Actual floors ≤ approved floors | Additional floors may exceed structural design capacity |
| Permitted use | Commercial / residential / mixed — as approved | Use change requires re-approval |
Common Deviations (Bangladesh Reality)
- Extra floors: Approved for 8 floors, built 10. Extremely common in Dhaka. Creates structural, fire, and legal risk.
- Setback encroachment: Building extends into required setback space. Affects fire access, ventilation, neighbour light.
- Basement expansion: Approved for 1 basement, built 2 or 3. Affects structural loads and waterproofing.
- Use change: Approved as residential, used as commercial. Affects parking, fire safety, utility loads.
- Rooftop structures: Unauthorised rooftop construction (additional floor disguised as "water tank room").
Due Diligence Implications
During pre-lease or pre-acquisition due diligence, approved architectural drawings should be compared against the actual building. Major deviations are red flags that indicate:
- The building may not have a valid occupancy certificate
- Structural design may be inadequate for actual loads
- Fire safety systems may be undersized for actual floor area
- Insurance validity may be compromised
- Regulatory enforcement action is possible (demolition orders have been issued in Dhaka)
References
- BNBC 2020 — Part 2: Administration and Enforcement
- RAJUK — Rajdhani Unnayan Kartripakkha
- Dhaka Building Construction Rules (RAJUK Development Control)
- ASTM E2018 — Property Condition Assessment (document review section)
Insights & Guidance
- Approved drawings define the legally permitted building — any deviation is unauthorised construction.
- Key parameters: FAR, height, setbacks, ground coverage, number of floors, permitted use.
- Extra floors beyond approval are extremely common in Dhaka — a serious structural and legal risk.
- During due diligence, compare approved drawings to actual building — major deviations are deal-breakers.
- RAJUK approval stamp and signature on drawings = legally approved. Unstamped drawings are not official.
If the building deviates from approved drawings, every downstream claim about the building's legality and safety is compromised. Extra floors may exceed the structural engineer's design capacity. Changed uses may overwhelm fire safety systems. Setback violations affect emergency access. In Dhaka, RAJUK has issued demolition orders for buildings with major deviations. For MNC tenants, occupying an unauthorised building is a corporate governance and reputational risk.
- Structural failure — extra floors beyond structural design capacity. This has caused building collapses in Bangladesh.
- Demolition order — RAJUK has authority to order demolition of unauthorised construction.
- Insurance void — insurer may deny claims for buildings with major plan deviations.
- No occupancy certificate — buildings with deviations cannot obtain occupancy certificates.
- Legal disputes — ownership and tenancy disputes when building legality is challenged.
- RAJUK-stamped approved architectural drawings (all sheets)
- Construction permit with approved date and permit number
- Any modification approvals (if building was altered after original approval)
- Occupancy certificate (confirms building was inspected and matches approval)
- Count the floors — do they match the approved drawings?
- Check setbacks — is the building built to the property line?
- Rooftop — any construction that looks like an additional floor?
- Ground floor use — does it match what was approved?
- Can you provide the RAJUK-approved architectural drawings?
- Does the building as-built match the approved drawings?
- Were any floors added or modifications made after approval?
- Has an occupancy certificate been obtained?
- Is the current use consistent with the approved use?
- Plan deviation assessment — architect to compare approved drawings against actual building.
- Regularisation — if deviations exist, architect/RAJUK consultant to explore regularisation options.
- Structural assessment — structural engineer if extra floors or major deviations found.