Related Legal Documents: Circular 01/2021/TT-BXD on QCVN 01:2021/BXD – National Technical Regulation on Construction Planning, replacing Circular 22/2019/TT-BXD on QCVN 01:2019/BXD. This regulation, issued along with guiding Circular No. 01/2021/TT-BXD on May 19, 2021, includes notable updates to green area requirements within factories and construction planning, with significant implications for investors.
Net Building Density
The net building density refers to the ratio of the land area occupied by the main architectural structures within the lot, excluding land areas occupied by outdoor features such as decorative miniatures, swimming pools, parking lots, sports grounds, security houses, entrance and exit areas, roofed basement ventilation systems, and other technical infrastructure works.
In contrast to the previous regulations, this latest addition clarifies that entrance and exit areas, along with roofed basement ventilation systems, are not included in the land occupancy calculation for outdoor structures.
With the redefinition of net building density, construction density now no longer depends on building height. This regulatory update relieves constraints for investors and general contractors designing factory buildings. The new green area requirements within construction enable investors to maximize the available land in their factory lots by increasing building area and floors to meet operational and production requirements.
Under the current standard, effective for 2024, the maximum net construction density for a lot designated for factory use is set at 70%. For lots where factories have over five floors used for production purposes, the maximum net construction density is reduced to 60%. By removing height restrictions from net construction density calculations, this update offers increased design flexibility to investors and contractors. They can now maximize land use, increase buildable area, and add floors to meet production demands more effectively.
Density of Trees in the Factory
In QCVN 01:2021/BXD, there has been no change in tree density requirements compared to QCVN 01:2019/BXD. According to Table 2.11, which specifies minimum green area requirements for construction lots, factory sites must still allocate at least 20% of the land area for green spaces.
The unchanged tree density requirements for factory zones, coupled with the new building density regulations, pose certain challenges for areas allocated to mandatory setbacks, roadways, and warehousing. The green density requirement is intended to ensure sustainability and minimize the environmental impact of industrial zones.
Impact of Net Building Density under the New Standard
The new standard, QCVN 01:2021/BXD, clarifies which components are excluded from land occupancy calculations, opening up significant opportunities to optimize land use within factory lots. Factories can now achieve more design flexibility with a maximum net building density of 70%, enabling investors to capitalize on floor space without height restrictions.
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See more: Changes in Circular 01/2021/TT-BXD on documents appraisal and issuance of construction permits
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