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In the Absence of a Master plan for Magadi LPA the Zoning Regulation prepared by BMRDA is being used. |
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| ZONING REGULATIONS ( PERMISSION BY BMRDA) | |
| 1. | DEFINITIONS |
| 2. | ZONING OF LAND USE |
| 3. | ZONING OF LAND USE:-SCHEDULE-I |
| 4. | ZONING OF LAND USE:-SCHEDULE-II |
| 5. | ZONING OF LAND USE:-SCHEDULE-III |
| 6. | ZONING REGULATIONS |
| 7. | SCHEDULE-IV |
| 8. | AREAS FOR OPEN SPACES AND CIVIC AMENITIES |
| DEFINITIONS | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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In these Zonal Regulations, unless the context otherwise requires, the expressions given below shall have the meaning indicated against each of them. • ‘Act' means the Karnataka Town and Country Planning Act, 1961. • ‘Agriculture' includes horticulture, farming, growing of crops, fruits, vegetables, flowers, grass, fodder, trees of any kind or cultivation of soil, breeding and keeping of live stock including cattle, horses, donkeys, mules, pigs, fish, poultry and bees, the use of land which is ancillary to the farming of land or any purpose aforesaid but shall not include the use of any land attached to a building for the purpose of garden to be used along with such building; and ‘agriculture' shall be construed accordingly. • ‘Amenity' includes roads, street, open spaces, parks, recreational grounds, playgrounds, gardens, water supply, electric supply, street lighting, sewerage, drainage, public works and other utilities, services and conveniences. • ‘Apartment' means a room or suite or rooms, which are occupied or which is intended or designed to be occupied by one family for living purpose. • ‘Apartment building/multi dwelling units' means a building containing four or more apartments/dwelling units, or two or more buildings, each containing two or more apartments with a total of four or more apartments/dwelling units for all such buildings and comprising or part of the property. • ‘Applicant' means any person who gives notice to the Authority with an intention to erect or re-erect or alter a building. • ‘Balcony' means a horizontal cantilever projection including a handrail or balustrade, to serve as passage or sit out place. • ‘Basement storey or cellar' means any storey, which is partly/wholly below the ground level. The basement height should not project more than 1.5 mtrs. above the average ground level. • ‘Building' includes; 14.1.9.1 A house, out-house, stable, privy, shed, well, verandah, fixed platform, plinth, door step and any other such structure whether of masonry, bricks, wood, mud, metal or any other material whatsoever. • A structure on wheels simply resting on the ground without foundation; • A ship, vessel, boat, tent and any other structure used for human habitation or used for keeping animals or storing any articles or goods on land. • ‘Building line' means the line upto which the plinth of buildings may lawfully extend within the plot on a street or an extension of a street and includes the line prescribed, if any, or in any scheme.
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• ‘Chajja' means a continuous sloping or horizontal cantilever projection provided over an opening or external wall to provide protection from sun and rain. • ‘Chimney' means a structure usually vertically containing a passage or flue by which the smoke, gas, etc., of a fire or furnace are carried off and by means of which a draught is created. • Civic Amenity : “civic amenity” means a market, a post office, a bank, a bus stand or a bus depot, a fair price shop, a milk booth, a school, a dispensary, a maternity home, a child care centre, a library, a gymnasium, a recreation centre run by the Government or local authority, a centre for educational, religious, social or cultural activities or philanthropic service run by a co-operative society or society registered under the Karnataka Societies Registration Act, 1960 (Karnataka Act 17 of 1960) or by a trust created wholly for charitable, educational or religious purposes, a police station, an area office or a service station of the local authority or the Karnataka Urban Water Supply and Drainage Board of the Karnataka Electricity Board and such other amenity as the Government may by notification specify. • ‘Commercial building' means a building or part of a building, which is used as shops, and/or market for display and sale of merchandise either wholesale or retail, building used for transaction of business or the keeping of accounts, records for similar purpose; professional service facilities, corporate offices, software services, offices of commercial undertakings and companies petrol bunk, restaurants, lodges, nursing homes, cinema theatres, multiplex, kalyana mantapa, community hall (run on commercial basis) banks, clubs run on commercial basis. Storage and service facilities incidental to the sale of merchandise and located in the same building shall be included under this group, except where exempted. • ‘Corner plot' means a plot facing two or more intersecting streets. • ‘Corridor' means a common passage or circulation space including a common entrance hall. • ‘Courtyard' means a space permanently open to the sky either interior or exterior of the building within the site around a structure • ‘Covered Area' means area covered by building/buildings immediately above the plinth level, but does not include the space covered by; i. Garden, rocky area, well and well structures, plant, nursery, water proof, swimming pool (if uncovered) platform around a tree, tank, fountain, bench with open top and unenclosed sides by walls and the like; ii. Drainage, culvert, conduit, catch-pit, gully-pit, chamber gutter and the like; iii. Compound or boundary wall, gate, un-storied porch and portico, Chajja, Slide, swing, uncovered staircase, watchman booth, pump house. The area covered by watchman booth/pump house shall not exceed three square meters; iv. Sump tank and electric transformer. • ‘Cross wall' – means an internal wall within the building upto the roof level or lintel level. • ‘Density' means concentration of population expressed in terms of number of persons per hectare in a particular area. • ‘Detached building' means a building, the walls and roof of which are independent of any other building with open spaces on all sides, except the portion covered by the garage. • ‘Development' with its grammatical variations - means the carrying out of building, engineering, mining or other operations in, or over or under land or the making of any material change in any building or land or in the use of any building or land and includes sub-division of any land. • ‘Drain' means any pipe or other construction emanating from a plumbing fixture unit, traps, gullies, floor traps, etc., which carries water, or waste water in a building and connects to the drainage system. • ‘Drainage' means the removal of any waste liquid by a system constructed for this purpose. • ‘Dwelling unit/Tenement' means an independent housing unit with separate facility for living, cooking and sanitary requirements. • ‘Exit' means a passage, channel or means of egress from any floor to a street or other open space o safety. • ‘External wall' means an outer wall of the building not being a partition wall even though adjoining a wall of another building and also a wall abutting on an interior open space of any building.
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• ‘First floor' means the floor immediately above the ground floor, on which second and other floors follow subsequently • ‘Flatted factory' means a premises having group of non-hazardous small industrial units as given in schedule-I and II having not more than 50 workers and these units are located in multi-storeyed buildings. • ‘Floor' means the lower surface in a storey on which one normally walks in a building. The general term 'floor' does not refer basement or cellar floor and mezzanine. • ‘Floor Area Ratio' (FAR) means the quotient of the ratio of the combined gross areas of all floors, except the areas specifically exempted under these regulations, to the total area of the plot, viz.
• ‘Frontage' means the measurement of the side of any site abutting the road. • ‘ Garage' means a structure designed or used for the parking of vehicles. • ‘Government' means the Government of Karnataka. • ‘Ground floor' means immediately above the level of the adjoining ground level on all sides or above the basement floor. • ‘Group Housing' means apartments or group of apartments on a minimum plot size of 1 hectare or more with one or more floors and with one or more dwelling units in each floor. They are connected by an access of not less than 3.5 m in width, if they are not approachable directly from the road. • ‘Head room' where a finished ceiling is not provided the lower side of the joists or beams or tie beams shall determine the clear headroom. • ‘Heavy industry' means an industry employing more than 500 workers. • ‘Height of Building' means the vertical distance measure in the case of flat roofs from the average road level of the site to the top of the roof and in the case of pitched roofs up to the point where the external surface of the outer wall intersects a finished surface of the sloping roof and in case of gable facing the street, the mid point between the eave-level and the ridge. Architectural features, service no other function except that of decoration shall be excluded for the purpose of measuring height. Water tank, chimneys, lift room, stair room, and parapet are also excluded for the purpose of measuring height. • ‘ High-rise Building ' means a building measuring G+4 or 15 meters and above, whichever is less. However, chimneys, cooling towers, boiler, rooms/lift machine rooms, cold storage and other not-working areas in case of industrial buildings and water tanks, and architectural features in respect of other buildings may be permitted as a non-High Rise building.
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• ‘Industrial building' means a building wholly or partly used as a factory, for the manufacture of products of all kinds including fabrication and assembly, power plant, refinery, gas plant distillery, brewery, dairy, factory, workshop etc. • ‘Land use' includes the purpose to which the site or part of the site or the building or part of the building is in use or permitted to be used by the Authority. Land use includes zoning of land use a stipulated in the Master plan and the Zoning Regulations. • ‘Layout' means any subdivision of land with the formation of a new road or an access road. • ‘Light industry' means an industry employing not more than 50 workers with power or without power, aggregate installed power not exceeding 25 HP, and which conforms to performance standards and are listed in Schedule-II not causing excessive, injurious or obnoxious fumes, odour, dust, effluent or other objectionable conditions. • ‘Master Plan' means Interim Master Plan/Master Plan/ Master Plan (Revised) prepared for the Local Planning Area of the City of Kanakapura approved by the Government under the Karnataka Town and Country Planning Act, 1961. • ‘Medium Industry' medium industry, which employs not more than 500 workers and conforming to performance standards and are as listed in Schedule-III. • ‘Mezzanine Floor' means an intermediate floor between two floors, above ground level with area of mezzanine floor restricted to 1/3 of the area of that floor and with a minimum height of 2.20mts. • ‘Municipality' means the Town Municipal Council established under the Municipalities Act 1964. • ‘Parking space' means an area enclosed or unenclosed, covered or open sufficient in size to park vehicles together with a drive-way connecting the parking space with a street or any public area and permitting the ingress and egress of the vehicles. • ‘Penthouse' means a covered space not exceeding 10 square metres on the roof of a building, which shall have at least one side completely open. • ‘Plinth' means the portion of a structure between the surface of the surrounding ground and surface of the floor immediately above the ground. • ‘Plinth area' means the built up covered area of the building/buildings immediately above plinth level. • ‘Plinth level' means the level of the floor of a building immediately above the surrounding ground. • ‘Porch or Portico' means a roof cover supported on pillars or cantilevered projection for the purpose of pedestrian or vehicular approach to a building. • ‘Public and semi-public building' means a building used or intended to be used either ordinarily or occasionally by the public such as offices of State or Central Government or Local authorities, a church, temple, chapel, mosque or any place of public worship, dharmashala, college, school, library, theater for cultural activities, public concert room, public hall, hospital run by public institutions, public exhibition hall, lecture room or any other place of public assembly.
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• ‘Residential building' means a building used or constructed or adopted to be used wholly for human habitation and includes garages, and other out-houses necessary for the normal use of the building as a residence. • ‘Row Housing' means a row of houses with only front, rear and interior open spaces. • ‘Semi-detached Building' means a building detached on three sides with open spaces as specified in these regulations. • ‘Service Apartments' means fully furnished room or suite or rooms with kitchen, which are intended to be rented out on daily/weekly/monthly basis. • ‘Service Road' means a road/lane provided at the front, rear or side of a plot for service purposes. • ‘Service industry' means an industry where services are offered with or without power. If power is used, aggregate installed capacity shall not exceed 5 HP or the site area shall not exceed 240 sq m. Service industries shall be permitted in the light industries zone of the Master Plan as given in Schedule I. • ‘Set back' means the open space prescribed under these Zonal Regulations between the plot boundary and the plinth of the building. • ‘Storey' means the space between the surface of one floor and the surface of the other floor vertically above or below. • ‘Stilt Floor' means a floor consisting of columns, used only as car parking and shall not exceed 2.4m in height and not be covered by enclosures and shutters. • ‘Zonal Regulations' means Zoning of Land use and Regulations prepared under the Karnataka Town and Country Planning Act, 1961 prescribing the uses permissible in different land use zones, the open spaces around buildings, plot coverage, floor area ratio, height of the building, building lines, parking, etc.
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Note:- • The words and expressions not defined in these regulations shall have the same meaning as in the Karnataka Town and Country Planning Act, 1961 and Rules, the Building Bye Laws of Bangalore Mahanagara Palike and National Building Code of India. • The Authority till the framing of its own Building Byelaw under Section 75 of the KTCP Act 1961 shall adopt the relevant portions of the Building Byelaws of the Bangalore Mahanagara Palike not covered under these Regulations in respect of size of drawings, qualifications of persons drawing the plans, size of habitable rooms, ventilation, facilities for physically handicapped persons, fire safety requirements, staircase details, etc., in a building. • Safety measures against earthquake in building construction Buildings with a height of 10 m and above shall be designed and constructed adopting the norms prescribed in the National Building Code and in the “criteria for earthquake resistant design of structures” bearing No. Is 1893-2002 published by the Bureau of Indian Standards, making the buildings resistant to earthquake. The building drawing and the completion certificate of every such building shall contain a certificate recorded by the registered engineer/architect that the norms of the National Building Code and is No.1893-2002 have been followed in the design and construction of buildings for making the buildings resistant to earthquake. |
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a. Uses permitted Uses that are permissible:- offices, shops, commercial complexes and service establishments like hair dressing saloons, laundries, dry cleaning and tailoring shops, hotels, clubs, hostels, newspaper or job printing, all type of offices, banks, places of amusement or assembly, restaurant microwave towers and stations, advertising signs conforming to relevant building byelaws, church, temple and other places of worship. Educational, Medical/Engineering/technical and research institutions, (on the Sites having minimum 2 Ha with a minimum of 12m wide approach road). Libraries, any retail business or services not specifically restricted or prohibited therein, filling stations, neighbourhood shops, nursing homes, Service industries listed in Schedule-I (power upto 10HP). Residential buildings including orphanages and old age homes, warehouses and kalyana mantapas, cinema theatres, multiplexes, auditoriums, community centres, hard and software computer offices and information technology related activities (power required for air conditioners, lifts and computers are excluded from the HP specified above) and all uses permitted and permissible under special circumstances in residential zone. b. Uses that are permitted under special circumstances by the Authority Automobile workshop, manufacturing establishments employing not more than ten workers and uses permitted or permissible on appeal in the residential zone other than those specifically prohibited therein. Storage of inflammable materials, junkyard, truck terminals weigh bridges, cold storage, fruit and vegetable markets, meat and fish markets, wholesale business. Note: Commercial complexes/Office complexes/neighbourhood shops should have sufficient provision for toilet for visitors in each floor and should be shown on plan. It shall have waste disposal arrangements. |
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a. Uses that are permissible All industries like IT and BT industries, Microwave towers, Power plants, Filling stations, Parking lot (including multi level), Bus and truck terminals, loading and unloading facilities, warehouses, public utilities like garbage and sewage disposal, Municipal and Government offices, Dwellings for manager, watch and ward staff in an area not exceeding 1000 sq m or 10% of the total area, whichever is lower. Obnoxious industries are not permitted. Canteen and recreation facilities, kalyana mantapa, office, shops, clubs, job printing, banks, restaurants, dispensary and automobile service stations. There is no power limitations for industries t be permitted in this zone. b. Uses that are permissible under special circumstances by the Authority Obnoxious industries are subject to clearance from the State Pollution Control Board, Junk yards, Diary and poultry farms, Ice and freezing plants with power, sports and recreation uses, Resorts and Amusement parks. Wherever IT and BT industries are permitted in area of 5 Hectares and above,25% of the area may be allowed for residential apartment for the convenience of the employees.
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| PUBLIC AND SEMI-PUBLIC USES | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
a. Uses Permitted All Central, State and Quasi Government offices and centres and institutional office, educational, college campus including hostel facilities for students, cultural and religious institutions including libraries, reading rooms and clubs, medical and health institutions, cultural institutions like community halls, opera houses, clubs, predominantly non commercial in nature, utilities and services, water supply installations including disposal works, electric power plants, high tension and low tension transmission lines, sub stations, gas installation and gas works, fire fighting stations, filling stations, banks and quarters for essential staff and all uses permitted under parks and playgrounds. Note: Retail shops, restaurants, filling stations, clubs, banks, canteens, dwellings required for power maintenance and functioning of public and semi-public uses in the zone may be permitted when they are run on non commercial basis in their own premises and ancillary to the respective institutions. b. Uses that are permitted under special circumstances by the Authority Parking lot, repair shops, parks, playgrounds and recreational uses, stadium, cemeteries, crematorium, clubs, canteen, libraries, aquarium, planetarium, museum, horticultural, nursery and swimming pool, orphanages and old age homes.
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a. Uses Permitted Water supply installations including treatment plants, storage reservoirs, OHT, drainage, and sanitary installations including treatment plants and disposal works, drying beds, solid waste management, electric power plants, high and low tension transmission lines and power sub-stations, micro-wave towers, gas installations and gas works, fire stations, milk dairies. b. Uses that are permitted under special circumstances by the Authority Shops, canteens, offices, banking counter, dwellings required for proper maintenance and functioning of public utility and other ancillary users, in their own premises as an ancillary to the respective institutions not exceeding 5% of the total area.
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| PARKS, PLAYGROUNDS AND OPEN SPACES | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
a. Uses Permitted Parks, play grounds, stadia, sports complexes, children's play land inclusive of amusement parks such as Disney land type, toy trains, parkways, boulevards, cemeteries and crematoria, public toilets, parking, sewage treatment plants, public use ancillary to park and open space and playground. The area of such ancillary use shall not exceed 5% of total area. b. Uses that are permitted under special circumstances by the Authority Clubs (non commercial nature and run by residents' association), canteens, libraries, aquarium, planetarium, museum, balabhavan, art gallery, horticulture/nursery, transportation terminals and swimming pool, milk booths, HOPCOMS centre.
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a. Uses permitted Railway lines, railway yards, railway stations, railway workshops, roads, road transport depot, bus stations and bus shelter, parking areas, truck terminals, MRTS terminals, airports and helipad, post offices, telegraph offices, telephones and telephone exchanges, television telecasting and radio broadcasting stations, microwave stations and offices in their own premises and residential quarters for watch and ward, filling stations. b. Uses that are permitted under special circumstances by the Authority Hotels, motels, clubs, godowns and indoor recreational uses, shops, canteens, restaurants, banks, dwellings required for proper maintenance of the transport and communication services in their own premises as an ancillary to the respective institutions not exceeding 5% of the total area.
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| AGRICULTURAL ZONE | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
a. Uses Permitted Agriculture and horticulture, children's play land inclusive of amusement parks such as Disney land type, toy trains, dairy and poultry farming, pisciculture, milk chilling centres, cold storage, farm houses and their accessory building and uses not exceeding 200 sq.mts. of plinth area for the farmer's own use within the limitation of minimum plot area of 1.20 hectares. Uses specifically shown as stated in the land use plan like urban village, brick kilns, quarrying and removal of clay and stone up to 3.0 mtrs. depth, rice milks, sugar mills, jaggery mills gardens, orchards, nurseries and other stable crops, grazing pastures, forest lands, marshy land, barren land and water sheet, Highway amenities viz., Filling stations, weigh bridges and check posts. b. Uses that are permitted under special circumstances by the Authority Agro processing units, places of worship, air terminal and helipads, schools, hospitals, libraries, sports clubs, stadiums, playgrounds, water sports, golf centres, race course, race/driving testing tracks, cultural buildings, exhibition centres, park and open spaces, graveyards/burial grounds. Rehabilitated schemes of government , Institutions relating agriculture, research centres, storage and sale of products locally produced, provided the Ground Coverage does not exceed 15 percent and subject to a maximum of Ground+ First Floor only. Service and repairs of farm machinery and agricultural supplies, old age and orphanages homes, Highway facilities (Truck terminals), residential developments within the area reserved for natural expansion of villages and buildings in such areas should not exceed two floors (Ground + one). Note: 1. A buffer of 45 m is assumed all along the flow of the river on both banks, which shall be treated as no development zone. 2. In case of change of land use from the approve Master Plan to other use, the setbacks shall be the higher of the two uses. 3. Highway facilities include the activities specified in the relevant Government orders/circulars.
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Illustrative list of service industries that are permissible in residential zone under special circumstances by the Authority and as well as that are permissible in Retail business zone.
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The minimum set back required on all the sides of a building, maximum plot coverage, maximum FAR, maximum number of floors, maximum height of building that are permissible for different dimensions of sites and width of roads are set out in the following tables. |
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Table: Maximum Floor Area Ratio & Road Widths for Different Sital Areas |
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| REGULATIONS FOR RURAL DEVELOPMENT | |||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||||
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Table 14.1: Exterior open spaces/setbacks in percentage (minimum) for residential, commercial, public and semi-public, traffic and transportation, public utility buildings up to 10.0 mtrs in height
Note 1: T & T: Traffic and Transportation, PU: Public Utility Note 2: i. When car garage is proposed on the right side, the minimum setbacks shall be 3.0 m ii. For residential, commercial, public and semi-public, traffic and transportation, public utility buildings, above 10 m in height, the set backs shall be insisted as per Table-2 iii. For residential sites up to 120 sq.m; • Open staircase shall be permitted in the side setbacks, but there shall be a minimum open space of 0.50 m from the side boundary and 1.0 m from the front and rear boundary of the site. • Toilets minimum of 1 m x 1.5 m and not exceeding 1.4 percent of the plot area permissible in rear set back only; • When minimum set back of 1.5 m is left on the right side, a scooter garage may be permitted at the back side limiting the depth of the garage to 3.0 m; iv. The height of the stilt floor not exceeding 2.4m can be permitted without reckoning the same for the purpose of height of the building |
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Table 14.3: Maximum Floor Area Ratio & Road Widths for Different Sital Areas
Note: Only effluent treatment plant, open to sky swimming pool, car parking are excluded from FAR computations. |
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For approval of Group Housing Project, the following norms shall be adopted while approving building plans for group housing;
Maximum plot coverage, FAR, minimum setbacks and minimum road width for group housing
Note: • Approval of development plan showing the general arrangement of residential building blocks, and dimensions of plot earmarked for each building blocks, means of access roads and civic amenity areas, should precede the approval to building plan. • In case, the height of group housing building exceeds 10.0 m, then setback to be left all-round the premises shall be as per Table-2. • Parking requirement shall be as per Table-10. In addition, 5% of the total area shall be reserved for visitors parking separately. • Internal roads and park area shall be developed by the owner/developer himself for the specified purpose only. • C.A. sites and park area reserved in the development plan shall be handed over free of cost to the Authority by a relinquishment deed. Preference may be given to the owner/developer of the respective project for lease of C.A. area reserved in the Group Housing Project. Table 14.5: Semi-detached houses
Table 14.1: Row Housing (Maximum 12 units, minimum 3 units)
Table 14.2: Regulations for Flatted Factories
Table 14.3: Coverage, Floor Area Ratio and Open space for Industrial buildings
Note: Whenever the minimum plot area is less than the one specified in the particular category the zoning regulations prescribed for the previous category shall be adopted.
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REGULATIONS FOR RURAL DEVELOPMENT Within 150 mtrs from the existing gramatana for those villages having a population up to 1000 as per 2001 census and for every additional 1000 population additional 50 mtrs for uses permitted under residential and agricultural zone may be permitted with the following conditions. 1. FAR :1.00 2. Maximum No.of Floors :G+1 3. Setbacks and coverage :As per Table No.1 and 3. |
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The applicant shall deposit a sum of Rs.50/- per Sq.m. of floor area as refundable non-earning deposit for the following categories of building namely: • Residential Buildings/Group Housing/Multi-Dwellings/Apartments with 5 units or more. • Commercial Buildings exceeding 300 sq m of floor area. The security deposit shall be refunded after one year of completion of the building as per approved plan certified by Development or Local Authority. If the construction is not as per the approved plan, the deposit would be forfeited. |
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Parking space standards are given below • Each off-street parking space provided for motor vehicles shall not be less than (2.5 m x 5.0 m) 12.50 sqm area and for scooter and cycle parking spaces provided shall not be less than 3 sqm and 1.4 sq m respectively and it shall be 25% of the car parking space. • For building of different uses, off-street parking spaces for vehicles shall be provided as stipulated below. Table 14.4: Off-street parking spaces
Note : • Up to 20 sq m in the case of shops, parking spaces need not be insisted. • Off-street parking space shall be provided with adequate vehicular access to a street, and the area of drive aisles subject to a minimum of 3.50 m and such other provision required for adequate manoeuvring of vehicles shall be exclusive of the parking spaces stipulated in these Zonal Regulations. • The parking spaces shall be provided in: • First basement for plots up to 1000 sqm and second basement shall be permissible for plots more than 1000 sq m • Stilt floor or in upper floors (at any level) • Car parking can be provided in set back areas provided, a minimum of 3.0 m is left free from the building • The other aspects for providing parking spaces are: • Common and Continuous cellar parking floors between adjoining blocks would be allowed depending upon structural safety aspects • The parking spaces should be efficiently designed and clearly marked and provided with adequate access, aisle, drives and ramps required for manoeuvring of vehicles. • Stilt floor Cellar parking floor shall be used only for parking and not for any habitation purpose. Misuse of the area specified for parking of vehicles for any other use shall be summarily demolished/removed by the Enforcement Authority. • For parking spaces in second basement and upper storeys of parking floors, at least two ramps of minimum 3.5 m width or one ramp of minimum 5.4 m width and maximum slope of 1:8 shall be provided. • Basement/cellar shall be permitted to extend in the setback area except the front setback after leaving a minimum of 1.5 m from the property line • A maximum of three basements in the case of 3-Star Hotels and above can be permitted for parking and services. • Every basement storey shall be at least 2.4 m in height from the floor to the bottom of the roof slab/beam/ceiling (whichever is less) and this height of basement floor shall not exceed 2.75 m • The basement storey shall not be projected more than 1.20 m above the average ground level. |
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The historical monuments in any city reflect the past glory of the city. As they attract tourists both from inside and outside the country. While permitting developments around historical monuments, care has to be taken to see that their aesthetic environs are not affected. In order to preserve aesthetic environs around these monuments it is necessary to declare the areas surrounding these monuments as zones of special control and impose the following special regulations around these monuments.
• Building up to and inclusive of first floor or up to a height of 7 m from ground level, whichever is less, is permissible within a distance of 100m distance from the premises of the monuments.
• Buildings up to and inclusive of second floor or up to a height of 10.5 m from ground level, whichever is less are only permissible between 100 m and 200 m distance from the premises of the monuments.
• Building up to and inclusive of third floor or up to height of 14m from ground level, whichever is less are only permissible between 200 m and 400 m distance from the premises of the monuments.
Note: In any case no building shall be permitted within 400 m above the height of the declared monument.
• The proposed land use indicated towards the roadside of a property shall be the land use for the entire property (one property depth not exceeding 50 m) without identifying it for different uses by measuring as per the scale of the maps. This is applicable only to the built-up area as shown in the existing land use map.
• Different uses permitted in given zone may be allowed in different floors of the building. In such cases, the regulations applicable to the use of the ground floor of the building shall apply to the entire building.
• In case of uses granted under special circumstances/change of land use, as the case may be, the higher of the setback and the lower of the FAR applicable to the original land use/change of land use as the case may be shall be applicable.
The following shall be considered while enforcing the set backs of all types of building.
• The front and rear set backs shall be with reference to depth of the site.
• Left and right set backs shall be with reference to width of the site.
• No side set backs shall be insisted upon only in the case of reconstruction of existing building where traditional row housing type of development exists and in areas specifically provided under the Zonal Regulations.
• The provision of set backs should be read with tables prescribed for floor area ratio, coverage etc., for different type of buildings.
• When the building lines are fixed, the front set back shall not be less than the building line fixed or the minimum front set back prescribed whichever is higher.
• In the case of corner sites both the sides facing the road shall be treated as front side and regulations applied accordingly to maintain the building line on these two roads and to provide better visibility.
• In case where the building line is not parallel to the property line, the front and rear set backs shall not be less than the specified set backs at any point.
• In case of building sanctioned prior to coming into force of these rules which are abutting other properties on one, two or more sides, upper floors may be permitted, to utilize the available FAR except in the front to enable road widening, if any.
• In case of irregular plots set backs are to be calculated according to the depth or width at the points where the depth or width are varying. In such cases, average set backs should not be fixed at as they may effect minimum set back at any point.
• The left and right set-backs may be interchanged by the authority in exceptional cases due to existing structures like: open well and also considering the topography of the land
For all the high-rise buildings NOC from the following departments shall be obtained.
• Fire force department
• KU.W.S.& D.B.
• K.P.T.C.L./BESCOM
• Telecommunication department
• Karnataka State Pollution Control Board
• Lifts: Lifts shall be provided for buildings with ground plus three floors and above
• Parking space: Adequate space for car parking shall be provided in the premises as per standards in Table-9.
• Water supply: Bore well shall be provided in all high rise buildings to provide alternative source of water supply where the Karnataka Urban Water Supply and Drainage Board so desires and the strata is capable of yielding water.
• Height of building: In the reckoning of height of buildings, headroom, lift room, water tanks on terrace, penthouse may be excluded.
• Corridor: The minimum width of corridor for different building or type is as given in the Table 10
• Restrictions of building activity in vicinity of certain areas:
• No building/development activity shall be allowed in the bed of water bodies like nala, and in the Full Tank Level (FTL) of any lake, pond.
• The above water bodies and courses shall be maintained as recreational/Green buffer zone, and no building activity other than recreational use shall be carried out within.
• 30 meters from the boundary of lakes of area 10 Ha and above;
• 9 meters from the boundary la lakes of area less than 10 Ha.
• 9 meters from the boundaries of Canal.
• 2 meters from the boundary of Nala as defined in the RS map/toposheets.
The above shall be in addition to the mandatory setbacks. Unless and otherwise stated, the area and the Full Tank Level (FTL) of a lake shall be reckoned as measured or given in the Survey of India topographical maps/Irrigation Dept.
Sl. No. |
Building use or type |
Minimum width of the corridor in meters |
1 |
Residential building Apartment building |
1.0 2.0 |
2 |
Assembly buildings such as auditorium, kalyana Mantapas, cinema threatre, religious building, temple, mosque or church and other buildings of public assembly or conference |
2.0 |
3 |
Institutional buildings such as: |
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a) |
Government office |
2.0 |
b) |
Government Hospitals |
2.4 |
c) |
Educational Buildings such as Schools, Colleges, Research Institutions |
2.0 |
d) |
Commercial building such as private office, nursing homes, lodges, etc. |
2.0 |
e) |
All other buildings |
1.5 |
- Rainwater harvesting is compulsory in all buildings with ground+2 floors or exceeding 400 sq m and above in plot area. (Schedule IV)
• Road width
• Road width means distance between the boundaries of a road including footways and drains.
• If the road width varies along the length of road, then the minimum width of the land along 200 m stretch on either side, from the centre of the plot shall be considered.
• In case of roads having service roads in addition to the main roads the width of road shall be aggregate width of service roads and main roads for determining FAR and number of floors.
12. Means of Access
The means of exclusive access, which would be other than through public roads and streets, shall not be of more than 30 mtrs. length from the existing public roads and streets. The minimum width of such access shall be 3.5 mtrs. FAR and height of buildings coming up on such plots shall be regulated according to the width of public street or road. If the means of access exceeds 30.0 mtrs. in length, FAR shall be regulated with reference to the width of such access road. Construction of buildings on plots with common access/lanes from the public road/street shall be regulated according to width of such common access roads/lanes.
13. Garages
• For garages no side or rear setbacks are to be insisted. One upper floor not exceeding 3.0 mtrs. in height shall be permitted provided no openings are provided towards neighbouring buildings and at least one opening for light and ventilation is provided towards the owners property.
• Garages shall be permitted in the rear right hand corner of the plot. In case of buildings constructed or sanctioned prior to the enforcement of these regulations, where space is not available on the right side, it may be permitted on the left side provided minimum setback exists in the adjoining property of the left side.
• In case of corner plots, the garage shall be located at the rear corner diagonally opposite to the road intersection.
• The maximum width of the garage shall not exceed 4 m and the depth should not be more than 6.0 m or 1/3 the depth of the plot, whichever is lower.
• The garages shall not be constructed or reconstructed within 4.5 mts from road edge. This may be relaxed in cases where the garage forms part of the main building with minimum setback for the plot.
14. Plots Facing the Roads Proposed for Widening
In case of a plot facing the road proposed for widening, the required land as indicated in the development plan for road widening shall be handed over to the local authority free of cost by a ‘relinquishment deed' by the owner of the land before sanction is accorded to his plan;
• The FAR shall be allowed as applicable to the total area of the site without deducting the area to be taken over for road widening, provided at least 60% of the sital area is available for use as a building site after the proposed road widening; and set back shall be determined for the remaining portion of the plot.
• Existing road width along the site shall be considered for calculating the FAR. Benefit of Development Rights shall be extended in such cases as per the provisions of Section 14-B of KTCP Act 1961
15. Exemptions in Open Space
The following exemption in open space shall be permitted
• Cantilever Portico: A cantilever portico of 3.0 m width (maximum) and 4.5 m length (maximum) may be permitted in the ground floor within the side set back. No access is permitted to the top of the portico for using it as a sit out. Height of the portico shall be open to sky. The portico when allowed shall have a clear open space of one meter from the boundary of the property.
• Balcony: The projection of the balcony shall be measured perpendicular to the building up to the outermost edge of the balcony. Cantilever projection of the balcony shall be permitted not exceeding 1/3 of the setback subject to a maximum of 1.1 m in the first floor and 1.75 m in and above the second floor. No balcony is allowed within the minimum setback area at the ground floor level. The length of the balcony shall be limited to 1/3 of the length of each side of the building.
16. Distance of Building from Electrical Lines
No building shall be erected below an electrical line, as well as within the horizontal distance from the electrical line indicated in the Table-11. The vertical distance below the level of the electrical line and the topmost surface of the building corresponding to the minimum horizontal distance shall be as indicated in Table-11. The minimum vertical clearance is not applicable if the horizontal distance exceeds the minimum prescribed.
Distance of buildings from electrical lines
Sl. No. |
Electrical lines |
Vertical clearance in m |
Horizontal clearance in m |
1 |
Low and medium voltage lines up to 11 KV |
2.5 |
6.0 |
2 |
High voltage lines up to and including 11 KV |
3.7 |
6.0 |
3 |
High voltage line above 11 and up to and including 33 KV |
3.7 |
6.0 |
17. Solar Water Heater Requirements
Solar water heaters shall be provided as per the table for different categories of buildings.
Solar Lighting and Water Heater Requirements
Sl. No. |
Type of use |
100 litres per day shall be provided for every unit |
1 |
Restaurants service food and drinks with seating/serving area of more than 100 sq m and above |
40 sq m of seating or serving area |
2 |
Lodging establishments and tourist homes |
3 rooms |
3 |
Hostel and guest houses |
6 beds/persons capacity |
4 |
Industrial canteens |
50 workers |
5 |
Nursing homes and hospitals |
4 beds |
6 |
Kalyana Mantapas, community hall and convention hall (with dining hall and kitchen) |
30 sq m of floor ara |
7 |
Recreational clubs |
100 sq m of floor area |
8 |
Residential buildings: |
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a) Single dwelling unit measuring 200 sq m of floor area or site area of more than 400 sq m whichever is more. |
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b) 500 Ipcd for multi dwelling unit apartments for every 5 units and multiples thereof. |
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9 |
Solar photovoltaic lighting system shall be installed in multi unit residential buildings (with more than five units) for lighting the set back areas, drive ways, and internal corridors. |
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Rainwater harvesting in a building site includes storage or recharging into ground of rainwater falling on the terrace or on any paved or unpaved surface within the building site.
The following systems may be adopted for harvesting the rainwater drawn from terrace and the paved surface.
1. Open well of a minimum of 1.00 m dia. and 6.00 m in depth into which rainwater may be channeled and allowed after filtration for removing silt and floating material. The well shall be provided with ventilating covers. The water from the open well may be used for non-potable domestic purposes such as washing, flushing and for watering the garden, etc.
2. Rainwater harvesting for recharge of ground water may be done through a bore well around which a pit of one meter width may be excavated up to a depth of at least 3.00 m and refilled with stone aggregate and sand. The filtered rainwater may be channelled to the refilled pit for recharging the bore well.
3. An impervious storage tank of required capacity may be constructed in the setback or other than, space and the rainwater may be channelled to the storage tank. The storage tank may be raised to a convenient height above the surface and shall always be provided with ventilating the surface and shall always be provided with ventilating covers and shall have draw off taps suitably place so that the rain water may be drawn off for domestic, washing, gardening and such other purposes. The storage tanks shall be provided with an overflow.
4. The surplus rainwater after storage may be recharged into ground through percolation pits, trenches, or combination of pits and trenches. Depending on the geomorphologic and topographical condition, the pits may be of the size of 1.20 m width x 1.20 m length x 2.00 m to 2.50 m depth. The trenches can be or 0.60 m width x 2.00 m to 6.00 m length x 1.50 m to 2.00 depth. Terrace water shall be channelled to pits or trenches. Such pits or trenches shall be backfilled with filter media comprising the following materials:-
i 40 mm stone aggregate as bottom layer up to 50% of the depth;
ii 20 mm stone aggregate as lower middle layer up to 20% of the depth;
iii Course sand as upper middle layer up to 20% of the depth;
iv A thin layer of fine sand as top layer;
v Top 10% of the pits/trenches will be empty and a splash is to be provided in this portion in such a way that roof top water falls on the splash pad;
vi Brick masonry wall is to be constructed on the exposed surface of pits/trenches and the cement mortar plastered.
vii The depth of wall below ground shall be such that the wall prevents lose soil entering into pits/trenches. The projection of the wall above ground shall at least be 15 cm;
viii Perforated concrete slabs shall be provided on the pits/trenches.
5. If the open space surrounding the building is not paved, the top layer up to a sufficient depth shall be removed land refilled with course sand to allow percolation of rainwater into ground.
The terrace shall be connected to the open well/borewell/storage tank/recharge pit/trench by means of H.D.P.E/P.V.C. pipes through filter media. A valve system shall be provided to enable the first washings from roof or terrace catchments, as they would contain undesirable dirt. The mouths of all pipes and opening shall be covered with mosquito (insect) proof wire net. For the efficient discharge of rainwater, there shall be at least two rain water pipes of 100 mm dia for a roof area of 100 sq m
Rainwater harvesting structures shall be sited as not to endanger the stability of building or earthwork. The structures shall be designed such that 0 dampness is caused in any part of the walls or foundation of the building or those of an adjacent building.SUB DIVISION REGULATIONS FOR RESIDENTIAL USE
The purpose of these regulations is to guide the development of new areas in accordance with the land use plan. As long as this is done on sound planning principles with adequate space standards, the future of the Town is assured. This will not necessitate costly corrective measures, which would be come necessary, if sub-standard growth is allowed to take place. These sub-division regulations are confined to standards of size of plots, street width and community facilities.
In sanctioning the sub-division of a plot under section 17 of the Karnataka Town and Country Planning Act, 1961, the Planning Authority shall among other things see that the following planning standards are followed for sub-division of plot.
No building plot resulting from a sub-division after these regulations come into force is smaller in size than 54 sq m in residential zone. In specific cases of sites for housing schemes for economically weaker sections, low income groups, slum clearance and Ashraya housing, the authority may relax the above condition.
Table 14.8: Civic Amenities
Particulars |
Population per unit |
Area in ha. |
a) Educational Facilities:- |
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i) Nursery School (age group 3 to 6 years) |
1,000 |
Minimum 0.20 |
ii) Basic primary and Higher primary school (age group 6 to 14 years) |
3,500 to 4,500 |
(Including play ground) 1.00 |
iii) Higher secondary school (age group 14 to 17 years) |
15,000 |
Minimum 2.00 (including play ground) |
iv) College |
50,000 |
Minimum 3.0 to 4.0 (including play ground) |
b) Medical Facilities:- |
|
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i) Dispensary |
5,000 |
0.10 |
ii) Health Centre |
20,000 |
0.40 (including staff quarters) |
c)Other Facilities:- |
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i) Post and Telegraph |
10,000 |
0.15 (including staff quarters) |
ii) Police Station |
10,000 |
0.20 |
iii) Religious Building |
3,000 |
0.10 |
iv) Filling Station |
15,000 |
0.05 |
Table 14.9: Parks, play ground and open spaces
Sl. No. |
Category |
Population per unit |
Area in hectares |
1. |
Tot-lot |
500 |
Minimum 0.05 |
2. |
Children park |
2,000 |
Minimum 0.20 |
3. |
Neighbourhood play ground |
1,000 |
Minimum 0.20 |
4. |
Neighbourhood park |
5,000 |
Minimum 0.80 |
Approval of Residential Layouts:
The areas for open space and Civic Amenities while sanctioning of layout for residential purpose shall be subject to the following conditions:-
i. The minimum area for approval of a layout shall not be less than 4.0 ha provided that if a single owner does not possess the entire 4.0 ha, a group of owners may jointly apply to the Authority
ii. The area earmarked for residential sites shall be a maximum of 55% of the total extent.
iii. Balance area shall be earmarked for roads, parks, and playgrounds and civic Amenities and the area under parks and playgrounds shall not be less than 10% of the total extent.
iv. if by incorporating major roads proposed in the Master Plan, the area under roads exceeds 45%, in such case the reservation under parks and civic amenities may be relaxed.
v. A maximum of 3% of the total area from out of the residential area may be earmarked for convenient shops.
vi. The area reserved for parks and open spaces, civic amenities and roads shall be handed over to the Planning Authority free of cost through a registered relinquishment deed before taking up development of the layout.
vii. Minimum width of roads shall be 7.5 m in case of Government sponsored EWS schemes, 9.0m in case of plots up to 9m x 12m and 12.0m and higher for plots more than 9m x 12m
Approval of non-residential private layouts
A. If the private non-residential layout for approval consists of only one single unit, approval shall be given subject to the following conditions:
i) 5% of the total extent of land shall be reserved for vehicle parking and this shall be in addition to the parking space prescribed in the Zoning Regulations as per the total floor area of the building.
ii) 10% of the total extent shall be earmarked as open space.
iii) The area reserved for vehicle parking and open space shall be maintained by the landowner and this land shall not be used for any other purpose by the landowner.
iv) The Planning Authority shall collect the fee under section 18 of K.T.C.P. Act and development charges applicable and any other fees and charges prescribed by the Government from time to time.
B. If the private non-residential layout for approval consists of two or more number of plots, the following conditions shall apply:
i) 5% of the total extent of land shall be reserved for vehicle parking and this shall be in addition to the parking space prescribed in the Zoning Regulations as per the total floor area of the building.
ii) 10% of the total extent of land shall be earmarked as open space.
iii) Minimum width of road shall not be less than 12.0m.
iv) The area earmarked for parking and open space and roads shall be handed over to the local authority at free of cost for maintenance.
v) The Planning Authority shall collect the fee under section 18 of K.T.C.P. Act and development charges and any other fees and charges prescribed by the Government from time to time.
Approval of single plot for residential purpose
Any extent of land can be approved as single plot subject to the following conditions.
(a) The land in question shall be converted for non-agricultural purpose.
(b) The land shall have access from the public road and the use of land shall be in accordance with the Zoning Regulations of the Master Plan.
(c) The necessary development charges shall be paid to the concerned UDA/Local Authority. This fee is in addition to recovery of fee under Section 18 of K.T.C.P. Act and other fees/charges prescribed by the Government from time to time.
(d) If the owner of single plot desires to sub-divide the plot at subsequent dates, he shall obtain approval by the Authority treating it as sub-division of land and the norms applies according as prescribed in the Zoning Regulations.
Building lines are prescribed for some important road in LPA and in the core area. Setbacks are also prescribed. The maximum of the front setback/building line shall be provided in the front.