پنجره‌های مشرف به ساختمان‌همسایه

آيا مي دانيد قانون در مورد باز كردن پنجره به سمت املاك مجاور چه نظري دارد؟

رعایت ضوابط مربوط به حریم اشراف بناها و مسائل مشرفیت در مورد کله بناهائی که در مجاورت که قطعه مالکیت احداث می شود الزامی است .

ماده ۱۳۳ – کسی نمی‌تواند از دیوار خانه خود به خانه همسایه در باز کند اگرچه دیوار ملک مختصی او باشد لیکن می‌تواند از دیوار مختصی خود روزنه یا شبکه باز کند و همسایه حق منع او را ندارد ولی همسایه هم می‌تواند جلو روزنه و شبکه دیوار بکشد یا پرده بیاویزد که مانع رویت شود.

بنای واقع در جنوب یک قطعه مالکیت نبایستی از حداقل فاصله آن از بر مجاز ساختمان قطعه مالکیت واقع در شمال آن تجاوز نماید.

تبصره۱-‌درمجتمع‌های‌جدیدمسکونی،تجاری‌وبناهای‌عمومی ‌رعایت‌ ضابطه فوق الزامی است، لکن در محوطه های مسکونی ساخته شده تعیین نسبت فوق تا بلامانع است.

تبصره ۲ ـ مقیاس محاسبه ارتفاع مجاز یک قطعه مالکیت جنوبی که دسترسی آن با دسترسی قطعه مالکیت شمالی مربوطه دارای اختلاف ارتفاع باشد،متوسط ارتفاع دسترسی های دو قطعه مالکیت مزبورخواهد بود.

۳-۱ـ در هیچیک از سطوح خارجی بنا نمی‌توان پنجره یا هواگیر مشرف به مالکیت مجاور احداث نمود، مگر اینکه از حد مالکیت مجاور حداقل دو متر عقب نشینی صورت گرفته باشد. در این حالت پنجره ها بایستی تا ارتفاع ۷۵/۱ متر از کف مربوطه به صورت غیر بازشو بوده و با استفاده از شیشه مات و یا مصالح مشابه بیرون آنها غیر قابل رؤیت گردند.

۴-۱ـ در مجتمع‌های مسکونی در مواردی که اطاق های دو واحد مسکونی مستقل از یک حیاط خلوت نور می‌گیرند، فاصله پنجره های‌مقابل یکدیگر

نبایستی کمتر از ۴ متر باشد و تا ارتفاع ۷۵/۱ متری از کف بایستی به صورت غیر بازشو و غیرشفاف باشد.

۵-۱-نورگیری‌بناهای‌مختلف‌ازگذرها،پارکها و میادین عمومی بلامانع است.

۶-۱-لازم است که کلیه بازشوها، تراس ها و بالکن های بناهای همجوار گذرهای شرقی ـ غربی با عرض کمتر از ۲۴ متر و در گذرهای شمالی ـ جنوبی با عرض کمتر از ۲۰ متر با استفاده از مصالح غیرشفاف مانند شیشه مات تا ارتفاع ۷۵/۱ از کف مربوطه پوشیده شوند.

تبصره ۱ـ درصورتیکه فاصله بین دو پنجره مشرف به یکدیگر بیش از ۳۵ مترباشدو در قطعات مالکیت همجوار مادیها رعایت محدودیت ارتفاع پنجره فوق الذکر الزامی نیست.

۷-۱ ـ در معابر شرقی ـ غربی با عرض ۲۴ متر و بیشتر و معابر شمالی ـ جنوبی با عرض۲۰ متر و بیشتر نصب پنجره بازشو از ارتفاع ۸۵/۰ متری به‌بالا و همچنین بالکن یا تراس یا جان پناه در ارتفاع معمول بلامانع است.

۸-۱-پیشنهادمی‌گرددکه‌قطعات‌مالکیت‌همجوارکه‌بناهای‌آنهابیش‌ازیک‌طبقه یاارتفاع‌متعارف‌می‌باشد، قسمتی از حیاط خود را به طریقی محصورنمایندکه یک فضای بدون اشراف برای واحدهای مسکونی همجوار به دست آید.

۹-۱-ایجادراه پله در فضای آزاد لازم الرعایه جهت تأمین دسترسی طبقات فوقانی ممنوع می باشد.

۱۰-۱ ـ استقرار بنای جدید تنها در۶۰ درصد بخش شمالی قطعه مالکیت با رعایت سطح اشغال تعیین شده در طبقه همکف مجاز می باشد.

۱۱-۱ ـ استقرار بنا در طبقات فوقانی و اصولاً احداث هر نوع ساختمان در ارتفاع بیش از ۵/۳ متر، لازم است در محدوده ۶۰ درصد بخش شمالی قطعه مالکیت با رعایت سطح زیربنای مجاز صورت گیرد.

تبصره ۱ـ در محوطه های تاریخی این رقم می تواند با نظر سازمان میراث فرهنگی و در هماهنگی با بناهای همجوار حداکثر تا ۵ متر افزایش یابد.

تبصره ۲ـ در قطعات مالکیت همجوار گذرهای با عرض۲۰ متر و بیشتر شمالی‌ـ‌جنوبی به شرط رعایت حداکثر سطح اشغال وسطح زیربنا، احداث بنا در تمامی ‌قسمت ‌مشرف‌ به‌گذر و در تمامی طبقات بلامانع است، لیکن رعایت‌این‌ضابطه‌در قطعات مالکیت همجوار محورهای شهری الزامی است.

۱۲-۱ ـ حداقل ۵۰ درصد فضای آزاد قطعات مالکیت مسکونی بایستی به پوشش گیاهی اختصاص داده شود.

۱۳-۱ ـ به منظور کمک به مطلوبیت سیمای بدنه‌های گذرهای اصلی، به ترتیب اولویت خط آسمان (آخرین حدبنا)، حد بالا و پائین پنجره‌های هر یک از طبقات، حدبالای دربهای ورودی و حدبالای دیوار حیاط‌های مشرف به میادین وگذرها بایستی هم تراز باشد.تدابیر لازم در این خصوص می‎بایست توسط شهرداری و در زمان تهیه و تأئید طرح‌های معماری بناهای مورد نظر اتخاذ گردد.

تبصره ۱ـ در گذرهای با شیب با بیش از ۲% و با عرض ۱۲ متر و بیشتر جهت هم تراز نمودن خط آسمان، اضافه ارتفاع در طبقه هم کف به میزان

حداکثر یک متر علاوه بر ارتفاع مجاز با نظر شهرداری بلامانع است. بدین ترتیب شکستگی خط آسمان تنها در فواصل بین گذرها اتفاق خواهد افتاد.

تبصره ۲ـ درهرصورت اختلاف خط آسمان در بناهای همجوار و قسمتهای مختلف یک بنا نبایستی کمتر از نیم متر باشد.

۱۴-۱ـ اضافه ارتفاع دست انداز بام جهت هم تراز نمودن خط آسمان بنا با خط آسمان بناهای همجوار بلامانع است و جزء حداکثر ارتفاع مجاز تلقی نخواهد شد. حداکثر ارتفاع مجاز دست انداز ۷/۰ متر می باشد.

۱۵-۱- لبه بام پلکان‌هائی (خرپشته) که درمجاورت گذر یا فضای آزاد قطعات ‌مالکیت ‌اجراء‌ می‌شود بایستی‌ هم‌تراز خط ‌آسمان‌بنا باشد و از آن ‌مرتفع‌تر اجرا ‌نگردد. برای ‌این ‌منظورخرپشته‌می‌تواند به ‌صورت ‌شیب‌دار اجراء گردد.

۱۶-۱ـ کلیه سطوح مشرف به گذرها و سطوح خارجی و داخلی بناهائی که ازگذرهای‌عمومی قابل رؤیت باشد،باید با مصالح مناسب و ترجیحاً مصالح اصلی نما با نظر شهرداری نماسازی شود و از هر گونه نقاشی در این بدنه‌ها پرهیز گردد.

۱۷-۱ – نماسازی سطوح مشرف به فضاهای آزاد قطعات مالکیت مجاور الزامی است و انجام آن بر عهده مالک بنای اشراف دار است. جنس و طرح نماها با نظر شهرداری تعیین خواهد شد.

۱۸-۱ ـ جنس سطوح مشرف به گذرهای عمومی قطعه مالکیت باید با مصالح به کار رفته در نمای ساختمان آن یکسان باشد.

۱۹-۱ ـ جهت ایجاد حصار فضاهای آزاد قطعات مالکیت و همچنین سقف ورودی‌ها استفاده از مصالح و روش‌های ساختمانی نامطلوب به تشخیص شهرداری مجاز نیست و مصالح مورد استفاده برای موارد فوق باید حتی‌المقدور از نوع مصالح به کار رفته در نمای بنا باشد.

۲- ضوابط احداث پیش آمدگی

۱-۲-پیش آمدگی در سمت فضای آزاد،۴۰% قطعه مالکیت (بالکن)

پیش‌آمدگی بناها در طبقات فوقانی در سمت فضای آزاد قطعه مالکیت حداکثر به میزان ۲۰/۱ متر مازاد بر میزان مجاز ساخت مشروط به استفاده از آنها بعنوان تراس یا آفتاب‌گیر با رعایت حریم اشراف قطعه‌های مالکیت مجاور بلامانع است .

تبصره ۱- در قطعات با عرض بیش از ۱۵ متر و طول بیش از ۳۰ متر این رقم می‌تواند حداکثرتا۸۰/۱ متر مشروط به رعایت حریم اشراف قطعه‌های مالکیت مجاور افزایش یابد .

۱-۲- پیش‌آمدگی‌طبقات‌بناهادرکلیه‌گذرهای‌باعرض‌کمترازده‌مترمجازمی‌باشد .

۲-۲- پیش آمدگی در گذر (کنسول)

پیش‌آمدگی در گذرهای با عرض ده متر و بیشتر مشروط به از بین نرفتن اشجار گذر و رعایت حریم خطوط انتقال نیرو و حتی المقدور در قالب‌طرحهای بدنه‌سازی‌مصوب و تنها به میزان‌های ذیل مجاز می‌باشد :

گذرهای با عرض ۱۰ تا ۲۰ متر حداکثر ۸/۰ متر

گذرهای با عرض ۲۵ تا ۳۶ متر حداکثر۲۰/۱ متر

گذرهای با عرض بیش از ۳۶ متر حداکثر۵۰/۱ متر

به منظور نظم بخشیدن به پیش‌آمدگی‌ها، در قطعات مالکیت همجوار لازم است که کلیه پیش‌آمدگی‌ها در یک قطعه مالکیت تنها به اندازه حداکثر مجاز یا آن انجام گیرد .

درکلیه‌مواردیکه‌پیش‌آمدگی‌مجاز دانسته شده است، لازم است پیش‌آمدگی در فاصله‌ای معادل با میزان پیش‌آمدگی از انتهای ساخت بنا محدود شود .

۳-۲- ایجاد پیش‌آمدگی روی پخ گذرهائی که یکی یا هر دو دارای عرض کمتر از۱۰ متر بوده و یا یکی یا هر دو فاقد پیاده رو باشند ممنوع است در این‌صورت پیش‌آمدگی مجاز در گذر بایستی با فاصله‌ای معادل پیش‌آمدگی مجاز از شروع پخ خاتمه یابد .

۴-۲ـ ایجاد پیش‌آمدگی روی پخ گذرهائی که یکی یا هر دو دارای عرض کمتر از۱۰ متر بوده و یا یکی یا هر دو فاقد پیاده رو باشند، ممنوع است در این صورت پیش‌آمدگی مجاز درگذر بایستی با فاصله‌ای معادل پیش‌آمدگی مجاز از شروع پخ خاتمه یابد.

۵-۲ـ پیش آمدگی روی پخ دو گذر با عرض بیش از ۱۰ متر و دارای پیاده‌رو منوط به رعایت حداقل ارتفاع ۵/۲ متر از کف گذر در قسمت مربوطه و حداکثر به میزان ۸/۰ متر عمود بر پخ بلامانع است.

۳- ضوابط پیلوت و زیرزمین

۱-۳-در کلیه‌ کاربریها، حداکثر سطح ‌زیرزمین ‌معادل‌سطح ‌اشغال در طبقه همکف به ‌اضافه ایوان با مساحت متعارف (حداکثر۱۰درصدسطح‌اشغال) می‌باشد .

۲-۳- احداث‌زیرزمین‌خارج ‌از حد مالکیت و در زیر گذرها مجاز نمی باشد .

۳-۳- زیرزمین بایستی مستقیما” از داخل قطعه مالکیت به طبقات بالا دسترسی داشته باشد .

۴-۳-درنظرگرفتن حداکثر یک واحد مسکونی در محوطه پیلوت، صرفنظر از کد کف‌ واحد مذکور، با مساحت ‌حداکثر یک صدمتر مربع، درتمامی پروانه‌های ساختمانی و در صورت دارا بودن کلیه شرایط ذیل ، با اخذ عوارض متعلقه بلامانع بوده و هزینه تراکم به واحد مسکونی مذکور تعلق نخواهدگرفت:

۱-۴-۳- اجرای واحد فوق در سطح اشغال مجاز قطعه مالکیت .

۲-۴-۳- تأمین کامل پارکینگ موردنیاز کل ساختمان براساس معیارهای طرح تفصیلی .

۳-۴-۳- همسطح بودن پیلوت مذکور با گذر ارتباطی و عدم شکستگی در سقف پیلوت(درصورت استفاده از محوطه پیلوت به عنوان پارکینگ ، ارتفاع سقف ‌اجرا شده ‌نهائی ‌پارکینگ ‌مطابق ‌با ضوابط ‌طرح‌ تفصیلی ‌بایستی‌حداکثر ۲۵/۲ متر و برای فضای پیلوت بیش از ۵۰۰ مترمربع ، حداکثر ۶۰/۲ متر باشد ) .

منابع :

ghanoonche.com

farjad53.blogfa.com

snezam.blogfa.com

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  241. Hi would you mind sharing which blog platform you’re working with? I’m looking to start my own blog soon but I’m having a hard time making a decision between BlogEngine/Wordpress/B2evolution and Drupal. The reason I ask is because your layout seems different then most blogs and I’m looking for something completely unique. P.S My apologies for being off-topic but I had to ask!

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  256. I was curious if you ever considered changing the structure of your website? Its very well written; I love what youve got to say. But maybe you could a little more in the way of content so people could connect with it better. Youve got an awful lot of text for only having one or two images. Maybe you could space it out better?

  257. Do you mind if I quote a few of your articles as long as I provide credit and sources back to your website? My blog is in the exact same niche as yours and my visitors would really benefit from a lot of the information you provide here. Please let me know if this okay with you. Many thanks!

  258. Hello! I know this is somewhat off topic but I was wondering which blog platform are you using for this website? I’m getting fed up of WordPress because I’ve had problems with hackers and I’m looking at alternatives for another platform. I would be fantastic if you could point me in the direction of a good platform.

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  263. Hi there this is kinda of off topic but I was wanting to know if blogs use WYSIWYG editors or if you have to manually code with HTML. I’m starting a blog soon but have no coding knowledge so I wanted to get guidance from someone with experience. Any help would be greatly appreciated!

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  266. Greetings! Quick question that’s entirely off topic. Do you know how to make your site mobile friendly? My website looks weird when viewing from my iphone4. I’m trying to find a theme or plugin that might be able to resolve this issue. If you have any suggestions, please share. Thank you!

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  273. Whats up this is kind of of off topic but I was wondering if blogs use WYSIWYG editors or if you have to manually code with HTML. I’m starting a blog soon but have no coding experience so I wanted to get advice from someone with experience. Any help would be enormously appreciated!

  274. Greetings! I know this is kinda off topic but I’d figured I’d ask. Would you be interested in trading links or maybe guest writing a blog post or vice-versa? My site goes over a lot of the same topics as yours and I feel we could greatly benefit from each other. If you might be interested feel free to send me an e-mail. I look forward to hearing from you! Terrific blog by the way!

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  277. I love your blog.. very nice colors & theme. Did you make this website yourself or did you hire someone to do it for you? Plz reply as I’m looking to design my own blog and would like to find out where u got this from. kudos

  278. Hello this is kind of of off topic but I was wanting to know if blogs use WYSIWYG editors or if you have to manually code with HTML. I’m starting a blog soon but have no coding expertise so I wanted to get advice from someone with experience. Any help would be greatly appreciated!

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  291. Howdy! This is kind of off topic but I need some guidance from an established blog. Is it very difficult to set up your own blog? I’m not very techincal but I can figure things out pretty quick. I’m thinking about setting up my own but I’m not sure where to begin. Do you have any points or suggestions? Thanks

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  294. I really like your blog.. very nice colors & theme. Did you make this website yourself or did you hire someone to do it for you? Plz reply as I’m looking to design my own blog and would like to find out where u got this from. appreciate it

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  312. Please let me know if you’re looking for a writer for your weblog. You have some really great articles and I believe I would be a good asset. If you ever want to take some of the load off, I’d really like to write some content for your blog in exchange for a link back to mine. Please blast me an email if interested. Thank you!

  313. Hi there! Quick question that’s totally off topic. Do you know how to make your site mobile friendly? My site looks weird when browsing from my iphone. I’m trying to find a theme or plugin that might be able to fix this issue. If you have any recommendations, please share. Cheers!

  314. Hmm it seems like your website ate my first comment (it was extremely long) so I guess I’ll just sum it up what I had written and say, I’m thoroughly enjoying your blog. I as well am an aspiring blog blogger but I’m still new to the whole thing. Do you have any tips for newbie blog writers? I’d really appreciate it.

  315. Hi there! Quick question that’s totally off topic. Do you know how to make your site mobile friendly? My web site looks weird when viewing from my apple iphone. I’m trying to find a template or plugin that might be able to fix this problem. If you have any suggestions, please share. With thanks!

  316. Hey I know this is off topic but I was wondering if you knew of any widgets I could add to my blog that automatically tweet my newest twitter updates. I’ve been looking for a plug-in like this for quite some time and was hoping maybe you would have some experience with something like this. Please let me know if you run into anything. I truly enjoy reading your blog and I look forward to your new updates.

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  318. Good day! This is kind of off topic but I need some advice from an established blog. Is it difficult to set up your own blog? I’m not very techincal but I can figure things out pretty fast. I’m thinking about creating my own but I’m not sure where to begin. Do you have any tips or suggestions? Thanks

  319. Howdy! Quick question that’s totally off topic. Do you know how to make your site mobile friendly? My site looks weird when browsing from my iphone4. I’m trying to find a theme or plugin that might be able to fix this problem. If you have any recommendations, please share. With thanks!

  320. I really like your blog.. very nice colors & theme. Did you design this website yourself or did you hire someone to do it for you? Plz respond as I’m looking to create my own blog and would like to know where u got this from. thanks a lot

  321. Very good blog you have here but I was wanting to know if you knew of any message boards that cover the same topics discussed here? I’d really love to be a part of community where I can get advice from other knowledgeable individuals that share the same interest. If you have any suggestions, please let me know. Thank you!

  322. Hello there! I could have sworn I’ve been to this website before but after checking through some of the post I realized it’s new to me. Anyways, I’m definitely glad I found it and I’ll be book-marking and checking back frequently!

  323. Hey just wanted to give you a quick heads up. The text in your post seem to be running off the screen in Chrome. I’m not sure if this is a formatting issue or something to do with web browser compatibility but I thought I’d post to let you know. The design look great though! Hope you get the problem solved soon. Kudos

  324. Fantastic site you have here but I was curious if you knew of any forums that cover the same topics discussed here? I’d really like to be a part of community where I can get feedback from other knowledgeable individuals that share the same interest. If you have any suggestions, please let me know. Thank you!

  325. Wow that was unusual. I just wrote an very long comment but after I clicked submit my comment didn’t appear. Grrrr… well I’m not writing all that over again. Anyway, just wanted to say wonderful blog!

  326. I am curious to find out what blog system you happen to be utilizing? I’m experiencing some small security problems with my latest website and I’d like to find something more safeguarded. Do you have any recommendations?

  327. Hey there! I just wanted to ask if you ever have any problems with hackers? My last blog (wordpress) was hacked and I ended up losing months of hard work due to no back up. Do you have any methods to prevent hackers?

  328. Hey there! This is my 1st comment here so I just wanted to give a quick shout out and say I truly enjoy reading through your posts. Can you suggest any other blogs/websites/forums that cover the same topics? Thanks a ton!

  329. Hey there would you mind sharing which blog platform you’re using? I’m planning to start my own blog soon but I’m having a hard time selecting between BlogEngine/Wordpress/B2evolution and Drupal. The reason I ask is because your design seems different then most blogs and I’m looking for something completely unique. P.S Sorry for getting off-topic but I had to ask!

  330. I am really enjoying the theme/design of your web site. Do you ever run into any browser compatibility problems? A small number of my blog visitors have complained about my site not operating correctly in Explorer but looks great in Chrome. Do you have any ideas to help fix this issue?

  331. Heya! I just wanted to ask if you ever have any trouble with hackers? My last blog (wordpress) was hacked and I ended up losing many months of hard work due to no data backup. Do you have any methods to stop hackers?

  332. Great blog here! Also your site loads up very fast! What web host are you using? Can I get your affiliate link to your host? I wish my site loaded up as fast as yours lol

  333. Hey I know this is off topic but I was wondering if you knew of any widgets I could add to my blog that automatically tweet my newest twitter updates. I’ve been looking for a plug-in like this for quite some time and was hoping maybe you would have some experience with something like this. Please let me know if you run into anything. I truly enjoy reading your blog and I look forward to your new updates.

  334. I’m extremely impressed with your writing skills as well as with the layout on your blog. Is this a paid theme or did you modify it yourself? Anyway keep up the nice quality writing, it’s rare to see a nice blog like this one today..

  335. Hi there, i read your blog occasionally and i own a similar one and i was just wondering if you get a lot of spam responses? If so how do you protect against it, any plugin or anything you can recommend? I get so much lately it’s driving me mad so any assistance is very much appreciated.

  336. Hello! I understand this is somewhat off-topic however I had to ask. Does managing a well-established website like yours take a large amount of work? I am brand new to running a blog but I do write in my journal on a daily basis. I’d like to start a blog so I can share my personal experience and feelings online. Please let me know if you have any kind of suggestions or tips for new aspiring bloggers. Appreciate it!

  337. I really like your blog.. very nice colors & theme. Did you design this website yourself or did you hire someone to do it for you? Plz reply as I’m looking to construct my own blog and would like to find out where u got this from. kudos

  338. Hey I know this is off topic but I was wondering if you knew of any widgets I could add to my blog that automatically tweet my newest twitter updates. I’ve been looking for a plug-in like this for quite some time and was hoping maybe you would have some experience with something like this. Please let me know if you run into anything. I truly enjoy reading your blog and I look forward to your new updates.

  339. My programmer is trying to convince me to move to .net from PHP. I have always disliked the idea because of the costs. But he’s tryiong none the less. I’ve been using WordPress on numerous websites for about a year and am worried about switching to another platform. I have heard good things about blogengine.net. Is there a way I can import all my wordpress content into it? Any help would be really appreciated!

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  342. Hello there! I know this is kinda off topic but I was wondering which blog platform are you using for this site? I’m getting sick and tired of WordPress because I’ve had issues with hackers and I’m looking at alternatives for another platform. I would be fantastic if you could point me in the direction of a good platform.

  343. When I initially commented I clicked the “Notify me when new comments are added” checkbox and now each time a comment is added I get three e-mails with the same comment. Is there any way you can remove me from that service? Cheers!

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  345. The other day, while I was at work, my cousin stole my iPad and tested to see if it can survive a 25 foot drop, just so she can be a youtube sensation. My iPad is now broken and she has 83 views. I know this is entirely off topic but I had to share it with someone!

  346. With havin so much content and articles do you ever run into any problems of plagorism or copyright infringement? My site has a lot of exclusive content I’ve either authored myself or outsourced but it looks like a lot of it is popping it up all over the web without my authorization. Do you know any techniques to help protect against content from being ripped off? I’d certainly appreciate it.