Foreword

TCVN 12872:2020 was drafted by the National Institute of Architecture, proposed by the Ministry of Construction, appraised by the Directorate for Standards, Metrology and Quality, and announced by the Ministry of Science and Technology.

1 Scope

This standard specifies general requirements in the design of new construction or renovation of commercial townhouses.

2 Normative References

The following references are indispensable for the application of this standard. For dated references, only the edition cited applies. For undated references, the latest edition of the referenced document (including any amendments) applies.

TCVN 2622, Fire protection for buildings and structures – Design requirements;

TCVN 4474, Internal drainage and sewerage for buildings – Design standard;

TCVN 4513, Internal water supply – Design standard;

TCVN 4605, Thermal engineering in buildings – Design standard;

TCVN 5674, Finishing works in construction – Execution and acceptance;

TCVN 5687, Ventilation and air conditioning – Design standard;

TCVN 5867, Lift landing doors, car doors, car walls, car ceilings, and door locking devices – Safety requirements and tests;

TCVN 6396, Safety requirements for the construction and installation of lifts;

TCVN 7114, Ergonomics – Lighting of work places;

TCVN 7447, Electrical installations of buildings;

TCVN 7628, Installation of lifts;

TCVN 7958, Protection of buildings – Termite control in new building works;

TCVN 9206, Electrical equipment arrangement in buildings – Design standard;

TCVN 9207, Wiring systems in buildings – Design standard;

TCVN 9385, Protection against lightning – Design, inspection and maintenance of lightning protection systems;

TCVN 9386, Design of structures for earthquake resistance;

TCVN 9411, Row houses – Design standard.

3 Terms and Definitions

For the purposes of this standard, the following terms and definitions apply.

3.1

Commercial townhouse

A low-rise terraced house built on land used for commercial – service purposes according to the planning approved by competent authorities.

3.2

Basement

The floor whose height is more than half below the elevation of the construction ground as per the planning approved by competent authorities.

3.3

Semi-basement

The floor whose height is half above or equal to the elevation of the construction ground as per the planning approved by competent authorities.

3.4

Frontage

The front of the commercial townhouse, with the main entrance.

3.5

Residential space

The area arranged with amenities and equipment serving living needs during residence (if any).

NOTE: Rooms/spaces serving living needs in the residential space can be arranged independently or in combination.

3.6

Usable area

The floor area is calculated according to the net dimensions of the commercial townhouse, including the floor area counting the walls/partitions between rooms inside the commercial townhouse, the area of balconies and loggias; Excluding the floor area with load-bearing columns/walls, technical boxes located inside the commercial townhouse.

3.7

Net dimension

The dimension measured to the inner edge of the wall/partition/glass frame/railing finishing layer adjacent to the floor surface (excluding interior decorative details such as skirting/moldings/borders, etc.). For balconies and loggias, the entire floor area is counted.

3.8

Net height

The height from the finished floor surface to the underside of the load-bearing structure or the finished ceiling or the technical system of the floor. In case the load-bearing structure is a beam located on the partition wall, the net height is measured to the underside of the secondary beam or floor.

3.9

Net width

The distance between the two nearest opposite edges of the finished structure or component of the building (excluding interior decorative details such as skirting/moldings/borders, etc.).

4 General Principles

4.1 The land plot for construction of commercial townhouses must conform to the land use planning and plan, detailed planning approved by competent authorities [3].

4.2 The area of the land plot for construction of commercial townhouses must not be less than 75 m2 and have a frontage width of not less than 5 m.

4.3 Building density, land use coefficient, and height of commercial townhouses shall comply with the requirements of detailed planning and urban design approved by competent authorities.

4.4 Commercial townhouses in the same row must be consistent in height, architecture, and scale.

4.5 Architectural solutions ensure safety, aesthetics suitable to the natural and climatic characteristics of the area, ensure ventilation requirements, sustainable development and environmental friendliness. Ensure convenient and reasonable operation chains and internal transportation diagrams, without overlap; do not affect each other in terms of hygiene and aesthetics.

4.6 Commercial townhouses must ensure the requirements on load-bearing safety and design service life of the works. Do not construct on areas with potential geological hazards (landslides, earth slides, etc.), areas with flash floods, frequent flooding without technical measures to ensure safety for the construction area.

4.7 Commercial townhouses need to ensure the requirements on fire and explosion safety [12] and related regulations. The equipment, arrangement, inspection, and maintenance of fire fighting, rescue and salvage equipment must comply with the requirements of current regulations.

4.8 Commercial townhouses need to meet the following requirements:

• Ensure accessibility for the elderly and people with disabilities [14];
• Use energy efficiently [13];
• Ensure life safety and health [11];
• Maximize natural ventilation and lighting;
• Termite control in accordance with selected technical standards;
• Maintain according to proper procedures.

4.9 Functional rooms/spaces in commercial townhouses need to meet the following requirements:

• Reasonable in terms of usage chains, ensuring independence and enclosure between the residential space (if any) and the commercial – service space;
• Well-ventilated, open layout, with the ability to flexibly convert, increasing the efficiency of space utilization.

5 Architectural Design Requirements

5.1 In all cases, commercial townhouses must not exceed 6 floors and must comply with the detailed planning and urban design approved by competent authorities.

5.2 The frontage of commercial townhouses on the 1st floor/ground floor should have a minimum setback of 1 m from the building line for business purposes, awnings on the 1st floor are encouraged and must comply with the detailed planning and urban design approved by competent authorities.

5.3 The net height of the first floor/ground floor shall not be less than 3.3 m. In case there is a mezzanine floor, the net height of the space below the mezzanine floor shall not be less than 2.7 m.

5.4 The distance between two rows of commercial townhouses back to back shall not be less than 2.0 m (outside the building line).

5.5 The distance between two gable ends with window openings of two rows of commercial townhouses shall not be less than 4.0 m. Door leaves at a height of 2.5 m from the sidewalk level, when opened, shall not exceed the red line boundary.

5.6 On the facade of commercial townhouses, the following requirements need to be met:

• In the distance from the sidewalk surface to a height of over 3.5 m, entrance canopies and awnings are allowed. The protruding part of the entrance canopy and awning shall not be more than 0.6 m from the edge of the sidewalk and at the same time must be at least 1.0 m smaller than the width of the sidewalk;
• Architectural details comply with current regulations [8];
• Above the entrance canopies and awnings, it is not allowed to use as balconies, roof terraces, plant display areas or other architectural objects.

5.7 The business space should have direct access from the frontage.

5.8 The residential space (if any) has a usable area of not less than 25 m2 and not more than 20% of the total usable area of the commercial townhouse.

5.9 It is recommended to arrange a separate access to the residential space (if any).

5.10 Stairs should have a net width of the flight not less than 0.90 m with a tread width of not less than 0.28 m, and a riser height of not more than 0.18 m.

NOTE: In case the stairs are for accessibility by people with disabilities, they must comply with current regulations [14].

5.11 Access from the basement/semi-basement to the business space and residential space (if any) should be arranged appropriately, ensuring ease and convenience when entering and exiting.

5.12 Floor elevations, thresholds, vehicle ramps, planters at the building frontage, balconies, doors, windows, etc. shall comply with the provisions in TCVN 9411.

6 Structural Design Requirements

6.1 It is necessary to calculate and design safe and durable structures that can withstand the most unfavorable loads and load combinations acting on them, including time-dependent loads, loads related to Vietnam’s natural conditions (hurricanes, earthquakes, lightning, flooding).

NOTE: The data related to Vietnam’s natural conditions are taken according to the regulations [9].

6.2 The structural system has a clear, easy-to-control working scheme, encouraging the standardization and typification of load-bearing structures as well as envelopes while still ensuring the flexibility and diversity of architecture.

6.3 Structural solutions fully meet the technical-economic criteria, suitable to the scale, number of floors and ensure the spaces and architectural solutions.

6.4 Earthquake-resistant design and calculation should comply with the provisions in TCVN 9386.

6.5 The materials used must meet the requirements of fire resistance, sound insulation, thermal insulation and durability against the impact of climate, corrosion of the surrounding environment, biological agents and other harmful agents to ensure that the building structure has the load-bearing capacity and normal usability without major repairs throughout the design service life of the works.

6.6 The design service life of the works must be clearly stated in the design documents and other documents of the works as prescribed by law. At the end of the design service life of the works, the investor/investment decision-maker should have a notice and carry out inspection and quality assessment of the works to have intervention measures to extend the service life or have other handling measures as prescribed by law.

6.7 The use of recycled materials, environmentally friendly materials and local materials is encouraged.

7 Fire Prevention and Fighting Requirements

When designing fire prevention and fighting for commercial townhouses, it must comply with the provisions in TCVN 2622 and current regulations [12].

8 Requirements for Internal Technical Systems

8.1 Water Supply

8.1.1 The water supply system needs to continuously meet the usage demand, in accordance with the provisions in TCVN 4513 and ensure hygiene quality according to current regulations [16].

8.1.2 The fire fighting water supply system must comply with current regulations [12].

8.1.3 The internal water supply pipeline network must be placed in technical boxes, minimizing placement together with ventilation and exhaust ducts.

8.1.4 It is necessary to ensure continuous water supply for water use needs in commercial townhouses. Fully utilize the pressure of the external water supply pipeline. In case of insufficient pressure and water flow, it is necessary to arrange tanks, pumps or other pressure boosting devices.

8.1.5 Pressure water tanks or water storage tanks should be placed on the roof to ensure the storage water volume to adjust the unbalanced water regime.

8.2 Drainage

8.2.1 The drainage system needs to comply with the provisions in TCVN 4474.

8.2.2 The domestic drainage system should be designed according to the gravity flow regime; it is necessary to separate fecal and urine water from bathing and living water.

8.2.3 The rainwater drainage system needs to be designed separately from the domestic drainage system, ensuring rainwater drainage in all weathers of the year. Rainwater vertical pipes must not be allowed to leak, arranged without affecting the architectural aesthetics and need to be connected to the common drainage system.

8.2.4 The entire wastewater drainage system should be buried and connected to the common drainage system of the area. In case of using ditches and trenches for drainage, they must have lids.

8.3 Waste Collection

8.3.1 It is necessary to arrange a suitable and convenient place for waste collection, and ensure the collection of all generated waste with a storage time not exceeding 1 day.

8.3.2 The method of waste collection and transportation must be suitable with the waste management method of the area.

8.4 Power Supply – Lighting – Lightning Protection – Noise Reduction

8.4.1 The electrical wiring system needs to be designed independently of other systems and ensure easy replacement and repair when necessary, in accordance with the provisions in TCVN 7447, TCVN 9206, TCVN 9207 and current regulations [15].

8.4.2 Electrical distribution cabinets must have grounding wires and must have automatic protection devices in case of incidents. Electrical distribution cabinets must be made of suitable materials according to the selected applicable standards and have sizes suitable for electrical circuits.

8.4.3 The electrical system is protected by circuit breakers. Electrical outlets and junction boxes installed in bathrooms and kitchens must be designed and placed at positions and heights suitable for furniture.

8.4.4 Building lighting should fully utilize natural lighting, anti-heat solutions, sun-shading, and wind-shading must not affect natural lighting and apply energy-saving and efficient measures.

8.4.5 Artificial lighting design needs to limit glare, in accordance with the provisions in TCVN 7114 and ensure efficient energy use according to current regulations [13], [17].

8.4.6 In case there is no natural lighting in corridors, stairs, floor lobbies, basements, and semi-basements, lighting should be arranged to disperse people when incidents occur.

8.4.7 The lightning protection system needs to comply with the provisions in TCVN 9385.

8.4.8 The sound insulation index and noise reduction design need to comply with current regulations [19].

8.5 Ventilation and Air Conditioning

8.5.1 The design of the ventilation and air conditioning system needs to comply with the provisions in TCVN 5687 and current regulations [18].

8.5.2 It is necessary to take advantage of natural ventilation and have reasonable technological solutions, architectural solutions, and structural solutions to ensure hygiene requirements, technical standards, and efficient and economical use of energy.

8.5.3 Envelope structural design solutions should be used to retain heat, limit cold winds in winter, avoid hot sun in summer, in accordance with the provisions in TCVN 4605.

8.5.4 It is necessary to arrange local ventilation for the kitchen area, bathrooms, and toilets. Do not use natural ventilation solutions for other rooms/spaces through the kitchen and toilets.

8.6 Communication and Telecommunications

8.6.1 The communication and telecommunication system needs to be designed synchronously inside and outside the building, meeting current and future usage needs. There should be lightning protection solutions for signal receiving poles.

8.6.2 The system should be arranged with pre-installed cable ducts inside the walls, with pre-installed junction boxes on each floor.

8.6.3 The communication and telecommunication system needs to ensure safety, convenience for exploitation and use and connection with the service systems of providers, while being easy to replace and repair.

8.6.4 Security camera systems can be designed and installed according to the needs and characteristics of the building.

9 Lift Requirements

9.1 Depending on the investment level and actual requirements, lifts can be designed and installed at appropriate locations, with convenient traffic and space-saving.

9.2 The design and installation of lifts for commercial townhouses need to comply with the provisions in TCVN 5867, TCVN 6396, TCVN 7628 and other relevant technical requirements.

9.3 The design and selection of capacity, load and speed of lifts must be based on the number of floors to be served, the maximum number of people to be transported during peak hours, service quality requirements and other technical requirements.

9.4 The machine and equipment room for lifts must have convenient and safe access. The lift shaft must ensure sound insulation requirements according to current regulations [11] [19].

9.5 Water tanks must not be arranged directly above the lift shaft and water supply pipes, heat supply pipes, and gas supply pipes must not pass through the lift shaft.

9.6 Lifts must have door jam protection devices, automatic rescue devices and an internal telephone system from the cabin to the outside. Lifts must ensure that they can only operate when all doors are closed.

9.7 Lifts must ensure safety and be safety tested in the following cases:

• After installation, before putting into use;
• After major repairs;
• After a serious accident or incident has occurred and has been remedied;
• When the inspection period expires or at the request of the state management agency on labor safety.

10 Finishing Work Requirements

10.1 Finishing work needs to comply with the provisions in TCVN 5674 and TCVN 7958.

10.2 The exterior design of the building needs to be harmonious between elements such as materials, colors, decorative details, integrating with the landscape of the area, in accordance with the function of the building.

10.3 Architectural details of the facade such as: windows, doors, railings, balconies, loggias, moldings, roof details, etc. need to be designed to ensure safety for users, not affecting the operation of equipment and external building maintenance vehicles.

List of References

[1] Law No. 30/2009/QH12 dated June 17, 2009, Law on Urban Planning;

[2] Law No. 38/2009/QH12 dated June 19, 2009, Law on Amendments and Supplements to a Number of Articles of Laws Related to Basic Construction Investment;

[3] Law No. 45/2013/QH13 dated November 29, 2013, Land Law;

[4] Law No. 50/2014/QH13 dated June 18, 2014, Construction Law;

[5] Law No. 55/2014/QH13 dated June 23, 2014, Law on Environmental Protection;

[6] Law No. 65/2014/QH13 dated November 25, 2014, Housing Law;

[7] Law No. 09/2017/QH14 dated June 19, 2017, Law on Tourism;

[8] QCVN 01:2019/BXD, National Technical Regulation – Construction Planning;

[9] QCVN 02:2009/BXD, National Technical Regulation – Natural Condition Data for Construction;

[10] QCVN 03:2012.BXD, National Technical Regulation on Classification and Grading of Civil and Industrial Buildings and Urban Infrastructure;

[11] QCXDVN 05:2008/BXD, Vietnam Building Code – Residential and Public Buildings – Life Safety and Health;

[12] QCVN 06:2019/BXD, National Technical Regulation on Fire Safety of Buildings and Structures;

[13] QCVN 09:2017/BXD, National Technical Regulation on Energy Efficient Buildings;

[14] QCVN 10:2014/BXD, National Technical Regulation on Construction for Disabled Access;

[15] QCVN 12:2014/BXD, National Technical Regulation on Electrical Installations of Buildings and Structures;

[16] QCVN 01-1:2018/BYT, National Technical Regulation on Domestic Water Quality;

[17] QCVN 22:2016/BYT, National Technical Regulation on Lighting – Permissible Light Levels in Workplaces;

[18] QCVN 26:2016/BYT, National Technical Regulation on Microclimate – Permissible Microclimate Values in Workplaces;

[19] QCVN 26:2010/BTNMT, National Technical Regulation on Noise.