Biaapazoning of Land Use and Regulations 1

8/13/2019 Biaapazoning of Land Use and Regulations 1

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BIAAPA ZONING OF LAND USE AND REGULATIONS

In order to promote public health, safety and the general social welfare of the

community, it is necessary to apply control and reasonable limitation on the

development of land and buildings. This is to ensure that most appropriate, economicaland healthy development of the town takes place in accordance with the land use plan,

and its continued maintenance over the years. For this purpose, the town is divided in to

a number of use zones, such as, residential, commercial, industrial, public and semi -

public etc. Each zone has its own regulations, as the same set of regulations cannot be

applied to the entire town.

Zonal Regulations protects residential areas from the harmful invasions of commercial

and industrial uses and at the same time promotes the orderly development of industrial

and commercial areas, by suitable regulations on spacing of buildings to provideadequate light, air, protection from fire, etc. It prevents over crowding in buildings and

on land to ensure adequate facilities and services.

Zoning is not retrospective. It does not prohibit the uses of land and buildings that are

lawfully established prior to the coming into effect of these Zonal Regulations. If these

uses are contrary to the newly proposed uses, they are termed non-conforming uses and

are gradually eliminated over years without inflicting unreasonable hardship upon the

property owner.

The Zonal Regulations and its enforcement ensure proper land use and development and

form an integral part of the Master Plan 2021. It also ensures solutions to problems of

development under local conditions.

The Zonal Regulations for BIAAPA Local Planning Area prepared under the clause (iii) of

sub-section (2) of section 12 of the Karnataka Town and Country Planning Act, 1961 are

detailed below,-

1.0 Establishment of Zones and Zonal Maps:

i) The local planning area is divided into use zones such as residential, commercial,

industrial etc., as shown in the enclosed maps..

ii) Zonal boundaries and interpretations of Zonal Regulations.

Where there is uncertainty as regards the boundary of the zones in the approvedmaps, it shall be referred to the authority and the decision of the authority in this

regard shall be final

For any doubt that may arise in interpretation of the provisions of the ZonalRegulations, the Metropolitan Commissioner, BMRDA and Director of Town


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Planning shall be consulted by the authority.

2.0 Annexure-I appended to these regulations sets out the uses of land:

i) Those that are permitted.

ii) Those that may be permitted under special circumstances by the Authority in

different zones.

3.0 The regulations governing minimum size of plot, maximum plotcoverage, minimum front, rear and side setbacks, minimum road widthsand maximum number of floors and height of structures are set out inAnnexure-II appended to these regulations.

1. DEFINITIONSIn these Zonal Regulations, unless the context otherwise requires, the expressions

given below shall have the meaning indicated against each of them.

Actmeans 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 isintended or designed to be occupied by one family for living purpose.

Apartment building / multi dwelling means a building containing four or moreapartments / 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 intentionto erect or re-erect or alter a building.

Balcony means a horizontal cantilever projection including a handrail orbalustrade, to serve as passage or sit out place.


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First floormeans the floor immediately above the ground floor, on which secondand other floors follow subsequently.

Flatted factory means a premises having group of non-hazardous smallindustrial 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 abuilding. 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 grossareas of all floors, except the areas specifically exempted under these

regulations, to the total area of the plot, viz.

Floor Area Ratio =Total floor area of all the floors.

Plot Area

Frontage means the measurement of the side of any site abuttingthe road.

Garage means a structure designed or used for the parking ofvehicles.

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 aminimum 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.

Height of Building means the vertical distance measured in thecase 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


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excluded for the purpose of measuring height. Water tank,

chimneys, lift room, stair case room, and parapet are also excluded

for the purpose of measuring height.

High-rise Building means a building measuring G+4 or15 metersand 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.

Industrial building means a building wholly or partly used as afactory, for the manufacture of products of all kinds includingfabrication 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 siteor 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 as

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 50workers 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 2021/Master Plan (Revised) prepared for the Local Planning Area of

BIAAPA approved by the Government under the Karnataka Town

and Country Planning Act, 1961.

Medium industry medium industry, which employs not more than500 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 Urban Local Bodies in the LPA such as


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Doddaballapur CMC, Devanahalli TMC and Vijayapura TMC

established under the Municipalities Act, 1964.

Parking space means an area enclosed or unenclosed, covered or open sufficientin 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 roofof a building, which shall have at least one side completely open.

Plinth means the portion of a structure between the surface of the surroundingground and surface of the floor immediately above the ground.

Plinth area means the built up covered area of the building / buildingsimmediately above plinth level.

Plinth level means the level of the floor of a building immediately above thesurrounding ground.

Porch or portico means a roof cover supported on pillars or cantileveredprojection for the purpose of pedestrian or vehicular approach to a building.

Public and semi-public building means a building used or intended to be usedeither 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, theatre 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.

Residential building means a building used or constructed or adopted to be usedwholly 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 openspaces.

Semi-detached Building means a building detached on three sides with openspaces 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 forservice purposes.

Service industry means an industry where services are offered with or withoutpower. 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 Regulationsbetween the plot boundary and the plinth of the building.


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Storey means the space between the surface of one floor and the surface of theother floor vertically above or below.

Stilt Floor means a floor consisting of columns, used only as car parking andshall not exceed 2.4m in height and not be covered by enclosures and shutters.

Town Panchyath means the Town Panchyath of Nelamangala established underthe Karnataka Gram Panchyath Act 1964.

Zonal Regulations means Zoning of Land use and Regulations prepared underthe 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.

No t e : -

T h e w o r d s a n d e x p r e s si o n s n o t d e f i n e d i n t h e s e r e g u l a t i o n s s h a l l h a v e t h e s am em e a n i n g a s in t h e K a r n a t a k a T o w n a n d Co u n t r y P la n n i n g A c t , 1 9 6 1 a n d R u le s , t h e

B u i l d i n g B y e L a w s o f B a n g a l o r e M a h a n a g a r a P a l ik e a n d N a t i o n a l B u i l d i n g C o d e o f

I n d i a .

T h e A u t h o r i t y t i l l t h e f r a m i n g o f i t s o w n B u i l d in g B y e l a w s u n d e r S e ct i o n 7 5 o f t h eK T CP A ct , 1 9 6 1 s h a l l a d o p t t h e r e l e v a n t p o r t i o n s o f t h e B u i l d in g B y e l a w s o f t h e

B a n g a l o r e M a h a n a g a r a P a l ik e n o t c o v e r e d u n d e r t h e s e R e g u l a t i o n s i n r e s p e ct o f

s i ze o f d r a w i n g s , q u a l i f i ca t i o n s o f p e r s o n s d r a w i n g t h e p l a n s , s i ze o f h a b i t a b l e

r o om s , v e n t i l a t io n , f a c i l i t i e s f o r p h y s i ca l ly h a n d i c a p p e d p e r s o n s , f i r e s a f e t y

r e q u i r em e n t s , s t a i r c a se d e t a i ls , e t c . i n a b u i l d i n g

Sa f e t y m e a su r e s a g a i n s t e a r t h q u a k e i n b u i ld i n g c o n s t r u c t i o n B u i ld i n g s w i t h a h e i g h t o f 1 0 m a n d a b o v e s h a l l b e d e s ig n e d a n d c o n st r u c t e d

a d o p t i n g t h e n o r m s p r e s cr i b e d i n t h e N a t i o n a l B u i l d i n g Co d e a n d i n t h e c r i t e r i a

f o r e a r t h q u a k e r e s i st a n t d e s i g n o f s t r u c t u r e s b e a r in g N o . I S 1 8 9 3 - 2 0 0 2

p u b l i sh e d b y t h e B u r e a u o f I n d i a n S t a n d a r d s , m a k i n g t h e b u i ld i n g s r e s i st a n t t o

e a r t h q u a k e . Th e b u i l d i n g d r a w i n g a n d t h e c o m p l e t io n c e r t i f ic a t e o f e v e r y s u ch

b u i l d i n g s h a l l c o n t a i n a c e r t i f ic a t e r e c o r d e d b y t h e r e g i s t e r e d e n g i n e e r / a r c h i t e c t

t h a t t h e n o r m s o f t h e N a t i o n a l B u i ld i n g Co d e a n d I S N o .1 8 9 3 - 2 0 0 2 h a v e b e e n

f o l lo w e d i n t h e d e s ig n a n d c o n s t r u c t i o n o f b u i l d in g s f o r m a k i n g t h e b u i l d in g s

r e s is t a n t t o e a r t h q u a k e .

I. ZONING OF LAND USE

For the purpose of these regulations, the planning area of the town is divided into

following use zones.

1. Residential


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2. Commercial

3. Industrial

4. Public and Semi-Public

5. Public Utilities

6. Park & Open Spaces

7. Airport Zone

8. Transport and Communication

9. Agricultural Use

Uses of land that are permitted and those that may be permitted under special

circumstances by the BIAAPA in different zones of the local planning area shall be as

follows.

Uses permissible under special circumstances by the Authority in different zones,provided that:-

All changes are in concurrence with the Metropolitan Commissioner, BMRDA The proposal for all such changes are published in BIAAPA as well as BMRDA

notice boards, inviting objections from the public within a period of not less than

fifteen days from the date of publication as may be specified by the Planning

Authority.

Roads are permitted without change of land use.

RESIDENTIAL ZONE:Uses permitted:

Dwellings, hostels including working women and gents hostels, service apartments, old

age homes, orphanages, places of public worship, Parking lot (including multi level),

schools offering higher primary school courses, (with a minimum sital area of 500 sq.

mtrs for nursery schools and 1000 sq. mtrs for lower primary schools) public libraries,

post and telegraph offices, telephone exchange, Karnataka Power Transmission

Corporation Limited counters, milk booths, HOPCOM centers, STD booths, mobile phone

service repairs, computer institutes.

b. Uses that are permitted under special circumstances by the Authority

Municipal, state and central government offices, public utility buildings, cemeteries,

clubs, banks, nursing homes, higher primary schools with minimum sital area of 2000 sq


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mts, hospitals for human care, (with a minimum sital area of 750 sq. mtrs and the site is

abutting a road of minimum 12 mtr width), philanthropic uses, fuel storage depots,

filling stations, service industries with power up to 10 HP (for all the above industries

and those as per the list given in Schedule-I, power required for air conditioning, lifts

and computers are excluded from HP specified above), power loom for silk twisting (up

to 10 HP) provided the noise generated shall be within the limit prescribed by the

Ministry of Environment and Forest, Government of India., gas cylinder storage provided

it satisfies all required norms of safety, neighborhood or convenience shops limited to

20 sq.m., internet caf centers, Practicing professionals consulting room such as for

doctors, Architects, Town Planners, Consulting Engineers, Lawyers and Auditors, not

exceeding 50.00 sq m. provided the applicant himself or a member of his immediate

family is a medical professional, pay & use toilets and Service apartments, vehicle

parking including multilevel car parking.

N o t e :

D i es e l g e n e r a t o r s e q u i v a l en t t o t h e q u a n t i t y o f p o w e r s u p p l ie d b y t h e K a r n a t a k aP o w e r T r a n sm i ss io n C o r p o r a t i o n L im i t e d ( K P T CL ) m a y b e p e r m i t t e d a s s u b s t i t u t e

t o p o w e r c u t a n d p o w e r f a i l u r e s i n a n y z o n e af t e r o b t a i n in g i n f o r m a t i o n o n t h e

q u a n t i t y o f p o w e r s u p p l ie d t o a p r e m i se s a n d t h e c a p a c i t y o f g e n e r a t o r r e q u i r e d

f r om K P TCL . H ow e v e r , i n r e s i d e n t i a l z o n e i n s t a l la t i o n o f d i e se l g e n e r a t o r s b e

d i s co u r a g e d a n d s h a l l b e g i v e n i n e x c e p t i o n a l c a s e s af t e r s p o t v e r i f i ca t i o n a n d

o b t a i n i n g N o O b j e c t i o n C e r t i f i ca t e f r om t h e K S PCB .

COMMERCIAL ZONE:Uses permitted:

All the uses permitted under residential zone, offices, shops, commercial complexes,

Parking lot (including multi level) and service establishments like hair dressing saloons,

laundries, dry cleaning and tailoring shops, hotels, clubs, hostels, newspaper or job

printing, all type of offices including IT parks, banks, places of amusement or assembly,

restaurants 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, neighborhood

shops, nursing homes, and 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 Centers, hard and

software computer offices and information technology related activities (Power required


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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.

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 businesss.

Ge n e r a l N o t e : Com m e r c ia l co m p l e x e s / O f f i ce Com p l e x e s/ n e i g h b o r h o o d s h o p s s h o u l d

h a v e s u f f i c ie n t p r o v i s io n f o r t o i l et f o r v i s i t o r s i n e a ch f l o o r a n d s h o u l d b e s h o w n o n p l a n .

I t s h a l l h a v e s c ie n t i f i c w a s t e d i sp o s a l a r r a n g em e n t s .

INDUSTRIAL ZONE:Uses that are permissible: All the uses permissible under residential and commercial

zone, industries both manufacturing and service sector, 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 exceeding1000sqm or 10% of the total area, whichever is lower.

Obnoxious industries are not permitted.

Canteen and recreation facilities, kalyana mantapa, offices, shops, clubs, job printing,

banks, restaurants, dispensary and automobile service stations. There is no power

limitation for industries to be permitted in this zone

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 industries are permitted in an

area of 5 Hectares and above, 25% of the area may be allowed for residential apartment

for the convenience of the employees.

PUBLIC AND SEMI-PUBLIC USES:Uses permitted:

All Central, State and Quasi Government offices and centers 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,

Holistic cure/Naturopathy institutes, cultural institutions like community halls, opera


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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.

No t e : R e t a i l s h o p s , r e s t a u r a n t s , f i l l i n g s t a t i o n s , cl u b s , b a n k s , ca n t e e n s , d w e l l i n g s

r e q u i r e d f o r p o w e r m a in t e n a n c e a n d f u n c t i o n i n g o f p u b l i c an d s e m i - p u b l ic u s e s i n t h e

z o n e m a y b e p e r m i t t e d w h e n t h e y a r e r u n o n c o m m e r c ia l b a s is in t h e i r o w n p r e m i se s

a n d a n c i l l a r y t o t h e r e s p e c t i v e in s t i t u t i o n s .


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.

PUBLIC UTILITIES: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.


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.

PARKS AND OPEN SPACES:Uses permitted:

Parks, play grounds, stadia, sports complexes, childrens play spaces 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.


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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 centers.

TRANSPORTATION AND COMMUNICATION:Uses permitted:

Railway lines, railway yards, railway stations, railway workshops, roads, road transport

depot, bus stations and bus shelter, parking areas, truck terminals, godowns, MRTS

terminals, warehouse, 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.


Hotels, motels, clubs, 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 use to the transport not exceeding 25% of the total

area.

Note: In the old Devanahalli Town, Doddaballapur Town & Vijayapura Town certain

existing roads which are proposed in the Master Plan for widening shall not be insisted

upon (except for major roads such as NH,SH, STRR, IRR, TRR, RR )and the existing old

roads may be considered with minimum road widening of 1 or 2m

AIRPORT ZONE:Uses Permitted

Airports and ancillary uses covering all items covered in concessionaire agreement

between the Government of India, Government of Karnataka and Bangalore

International Airport Limited

AGRICULTURAL ZONE:Uses Permitted

Agriculture and horticulture, childrens play spaces inclusive of parks, amusement parks

such as; Disney Land type, toy trains, dairy and poultry farming, pisciculture, milk

chilling centers, warehousing, cold storage, farm houses and their accessory building


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and uses not exceeding 200 sq. mts. of plinth area for the farmers 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 mts. depth, rice mills, 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.

Uses that are permitted under special circumstances by the Authority

Agro processing units, places of worship, air terminal and helipads, educational

institutions, 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. Rehabilitation schemes of

government, Institutions relating to agriculture, research centres, storage and sale offarm products locally produced, wine yards attached to its own orchards in not less than

100 acres along with tourist orientation and lodging facilities, 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). LPG bottling plants are permissible

subject to the condition that they are located at least 500 mtrs away from habitation.

SCHEDULE I

Illustrative list of service industries that are permissible in residential zone underspecial circumstances by the Authority and as well as that are permissible in Retail

business zone.

Sl. No. Description

1 Bread and bakeries

2 Confectionery, candies and sweets

3 Biscuit making

4 Ice cream

5 Cold storage (small scale)

6 Aerated water and fruit beverages

7 Flour mills with 5 HP in residential zone and 10 HP in retail business zone

8 Automobile two wheelers and cycle servicing and repairs


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9 Furniture (wooden and steel)

10 Printing, book binding, embossing, etc.

11 Laundry, dry cleaning and dyeing facilities

12 General jobs and machine shops

13 Household utensil repair, welding, soldering, patching and polishing(kalai)

14 Photograph, printing (including sign board printing)

15 Vulcanising

16 Tailoring

17 Handlooms (small scale)

18 Velvet embroidery shops

19 Art weavers and silk screen printing and batik work

20 Jewellery, gold ornaments and silver wares

21 Mirrors and photo frames

22 Umbrella assembly

23 Bamboo and cane products

24 Sports goods and its repair shops

25 Musical instruments repair shops

26 Optical lens grinding, watch and pen repairing

27 Radio repair shop

28 Rubber stamps

29 Card board box and paper products including paper (manual only)

30 Cotton and silk printing/ screen printing

31 Webbing (narrow, fabrics, embroidery, lace manufacturing)

32 Ivory, wood carving and small stone carving

33 Coffee curing units

34 Candles and wax products

35 Household kitchen appliances

36 Washing soaps small scale only

37 Fruit canning and preservation

38 Electric lamp fitting / Assembly of Bakelite switches.

39 Shoe making, repairing

40 Power looms (silk reeling unit up to 10 HP)

41 Areca nut processing unit

42 Beedi rolling


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43 Agarbathi rolling

44Assembly and repair of measuring instruments(excluding handling of mercury

and hazardous materials)

45 Clay & modelling with plaster of Paris.46 Diary products e.g. cream, ghee, paneer, etc.

47 Enamelling vitreous (without use of coal)

48 Milk cream separation

49 Manufacture of jute products

50 Manufacture of Bindi

51 Photo copying of drawings including enlargement of drawings and designs.

52 Packaging of shampoos

53 Packaging of hair oil

54 Internet caf

55 Utensil washing powder (only mixing and packaging)

II. ZONING REGULATIONS

1. The minimum set back required on all the sides of a building, maximum plotcoverage, maximum FAR, maximum number of floors, maximum height of building thatare permissible for different dimensions of sites and width of roads are set out in Tables

given below.

TABLE 1Exterior open spaces / setbacks in Percentage (minimum) for residential, commercial,

public andsemi-public, traffic and transportation, public utility buildings up to 10.0 mtrs in height

Dept

h of

site

in

Mtrs.

Residential

Minimum in

Mtrs.

Commercial

T& T, P.U &

public &

semi Public

Widt

h of

site

in

Mtrs

Residential

Minimum in

Mtrs.

Commercial

T& T, P.U &

public &

semi Public

Front Rear Front Rear Front Rear Left Right Left Right Left Right

1. 2. 3. 4. 5. 6. 7. 8. 9. 10 11 12 13 14Upto

61.00 0 1.00 0 1.50 0

Upto

60 0 0 0 0 1.00

Over

6

Upto9

1.00 1.00 1.50 0 1.50 1.50

Over

6

Upto9

1.00 1.00 0 1.00 1.00 1.50


17/45

Over

9

Upto

12

1.00 1.00 1.50 1.00 2.00 1.50

Over

9

Upto

12

1.00 1.00 1.00 1.00 1.50 1.75

Over

12

Upto

18

1.50 1.50 2.50 1.50 2.50 1.50

Over

12

Upto

18

1.50 2.00 1.50 2.00 1.75 2.50

Over

18

Upto

24

2.50 2.00 3.00 2.00 3.00 2.00

Over

18

Upto

24

2.00 3.00 2.00 2.50 2.50 3.00

Over

243.50 3.00 3.50 2.50 4.00 3.00

Over

242.00 3.00 2.00 3.00 3.00 4.00

Note: T&T: Traffic and Transportation,P.U: Public Utility

N o t e :

o W h e n c a r g a r a g e is p r o p o s ed o n t h e r i g h t s id e r e a r c o r n e r , t h e m i n im ums e t b a c k s s h a l l b e 3 . 0 m ;

o Fo r r e s id e n t i a l , com m e r c i a l, p u b l i c a n d s em i - p u b l i c , t r a f f i c a n dt r a n s p o r t a t i o n , p u b l i c u t i l i t y b u i l d i n g s , a b o v e 1 0 m i n h e i g h t , t h e s e t b a c k s

s h a l l b e i n s is t e d a s p e r T a b l e - 2 ;

o Fo r r e s i d e n t i a l s it e s u p t o 1 2 0 s q . m ; Op e n s t a i r c a se s h a l l b e p e rm i t t e d i n t h e s id e s e t b a c k s , b u t t h e r e

s h a l l b e a m i n i m um o p e n s p a ce o f 0 .5 0 m f r o m t h e s id e b o u n d a r y

a n d 1 . 0 m f r o m t h e f r o n t a n d r e a r b o u n d a r y o f t h e s i t e .

T o il e t s m i n im um o f 1 m x 1 . 5 m a n d n o t e x c e e d in g 1 . 4 p e r c en t o ft h e p l o t a r e a p e rm i s si b l e in r e a r s e t b a c k o n l y ;

W h e n m i n im um s e t b a ck o f 1 . 5 m i s l e f t o n t h e r i g h t s id e , a sc o o t e rg a r a g e m a y b e p e r m i t t e d a t t h e b a ck s i d e l im i t in g t h e d e p t h o f t h e

g a r a g e t o 3 .0 m ;

o T h e h e ig h t o f t h e s t i l t f lo o r n o t e x c ee d i n g 2 . 4 m c an b e p e r m i t t e d w i t h o u tr e c k o n in g t h e s am e f o r t h e p u r p o s e o f h e ig h t o f t h e b u i ld i n g

TABLE 2


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Exterior open spaces / setbacks for residential, commercial, public and

Semi-public, traffic and transportation, public utility buildings,

Above 10.00 meters in height.

Sl. No. Height of building in meters

Minimum Exterior open spaces /

setbacks

to be left on all sides

(in meters)

1 Above 10.0 upto 12.0 4.5

2 Above 12.0 upto 15.0 5.0

3 Above 15.0 upto 18.0 6.0

4 Above 18.0 upto 21.0 7.0

5 Above 21.0 upto 24.0 8.0

6 Above 24.0 upto 27.0 9.0

7 Above 27.0 upto 30.0 10.0

8 Above 30.0 upto 35.0 11.0

9 Above 35.0 upto 40.0 12.0

10 Above 40.0 upto 45.0 13.0

11 Above 45.0 upto 50.0 14.0

12 Above 50.0 16.0

The height of the buildings in BIAAPA is limited to the maximum of G+7 floor 25 mtrs

whichever is lower

TABLE 3

Maximum Floor Area Ratio & Road Widths for Different uses

Road width in

metres

Residential CommercialPublic & Semi-public,

T&T, Public utility

Below 9 1.50 1.50 1.25

9 and above 1.75 1.75 1.50

12 and above 2.00 2.00 1.75

18 and above 2.25 2.25 1.75

24 and above 2.50 2.50 2.00

N o t e :

O n l y e f f l u e n t t r e a t m e n t p l a n t , o p e n t o s k y s w i mm i n g p o o l , c ar p a r k i n g a r e e x c l u d e d


19/45

f r o m FA R co m p u t a t i o n s .

3. GROUP HOUSING :

Approval of Group Housing Project:

The following norms shall be adopted while approving building plans for group housing:

1. The approach road to a group housing project must have a minimum width of 12m

2. The minimum area for group housing shall be 1.00 Ha.3. A development plan showing the general arrangement of residential building

blocks, and dimensions of the plots earmarked for each building block, access

roads to abutting lands, parks, open spaces and civic amenity areas, shall be

obtained prior to according approval to the building plan

4. Set backs should be provided with reference to the depth and width of total plotarea

5. The floor area ratio (FAR) shall be with reference to the width of the public roadabutting the property and the FAR shall be calculated for the net area of the plot

as prescribed in Table - 5 after deducting the area reserved for civic amenities in

the plot

6. The coverage shall be with reference to the total area of the development plan7. The distance between any two buildings shall not be less than half the height of

the taller building

8. 25% of the total area be reserved for civic amenity, parks and open spaces,subject to a minimum of 15% for parks and open spaces and 5% for civic

amenities.

TABLE 4

Maximum plot coverage, FAR, minimum setbacks and minimum

Road width for group housing.

Plot areaMinimum road width in m

Maximum

Plot coverageMaximum FAR

Between 1.00 to 2.00 ha 9 60% 1.75

Between 2.00 to 3.00 ha 12 50% 2.00

Above 3.00 ha 15 40% 2.25

N o t e :

1. A p p r o v a l o f d e v e lo p m e n t p l a n s h o w i n g t h e g e n e r a l a r r a n g e m e n t o f r e s id e n t i a l


20/45

b u i l d i n g b l o c k s , a n d d i m e n s i o n s o f p lo t e a rm a r k e d f o r e a c h b u i l d i n g b l o c k s ,

m e a n s o f a c ce s s r o a d s a n d c i v i c am e n i t y a r e a s , sh o u l d p r e c e d e t h e a p p r o v a l t o

b u i l d i n g p l a n .

2. I n c a s e, t h e h e i g h t o f g r o u p h o u s in g b u i ld i n g e x c e ed s 1 0 . 0 m , t h e n s e t b a ck t o b el e f t a l l - r o u n d t h e p r em i se s s h a l l b e a s p e r T a b l e 2 .

3. P ar k i n g r e q u i r e m e n t s h a l l b e a s p e r T a b le 1 1 . I n a d d i t i o n , 5% o f t h e t o t a l a r e as h a l l b e r e s e r v e d f o r v i s i t o r s p a r k i n g s e p a r a t e l y .

4. 5% of Residential area may be utilized for Commercial purpose also5. I n t e r n a l r o a d s an d p a r k a r e a s h a l l b e d e v e lo p e d b y t h e o w n e r / d e v e lo p e r

h i m s e l f f o r t h e s p e ci f ie d p u r p o s e o n l y .

6. C. A . s i t e s a n d p a r k a r e a r e s e r v e d i n t h e d e v e l o pm e n t p l a n s h a l l b e h a n d e d o v e rf r e e o f co s t t o t h e L o ca l b o d i e s( G r am P a n c h a y a t , TMC, CMC ) b y a r e l in q u i s hm e n t

d e e d . P r e fe r e n c e m a y b e g i v e n t o t h e o w n e r / d e v e lo p e r o f t h e r e s p e ct i v e p r o j e ct

f o r l e a s e o f C. A . a r e a r e s e r v e d i n t h e G r o u p H o u s in g p r o j e c t .

4. Standards for Civic Amenities in the layouts or group housingschemes:

TABLE 5

Particulars Population per Unit Area in Hectare

Nursery school (age

group 3-6 years)1,000 0.10 (including playground)

Basic primary and

higher primary school

(age group 6-14 years)

3,500 to 4,500 0.50

Higher Secondary

school (age group 14-17

years)

15,000 1.0 (including playground)

College 50,000 2.0 (Including playground).

Medical facilities

i) Dispensary

ii) Health center

iii) Hospital

5,000

20,000

50,000

0.10

0.25

0.50

Other facilities

i) Post & Telegraph

ii) Police Station

10,000

10,000

3,000

15,000

0.15 (including staff quarters)

0.20

0.10

0.20


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iii) Religious Buildings

iv) Filling Station

Shopping facilities

P o p u l a t i o n A r e a

Neighborhood andConvenientshopping(3,000-15,000population)

3 shops /1000persons

10-15sq.m

Combined scheme for group housing and formation of individual plots

In case of a combined scheme plan proposed sub-division of land for group housing and

individual plots, the norms for group housing and the norms for sub-division of land be

applied separately to the extent covered by each of such developments.

Adoption of building Bye Laws of the Bangalore Mahanagara Palike

The Authority till framing of the Building Bye Laws of its own under Sec.75 of the KTCP

Act, 1961, shall adopt the relevant provisions not covered under these regulations in

respect of size of drawings, qualifications of persons drawing the plans, ventilations,

staircase details, fire safety requirements in a building as followed by Bangalore

Mahanagara Palike.

TABLE 6Semi-detached houses

01.Minimum combined area of the

neighbouring plots140 sq m

02. Building coverage

As applicable to individual plots03. Floor area ratio

04. Maximum number of floors

05. Minimum road width

06.Front set back for back to back

plots

Shall be equal to the sum of front and rear set

backs of individual plots.

07.Side set backs for plots joined at

the side.

On a plot on which a semi-detached building is

proposed, the side set back for each unit shall


22/45

be the total of the left and right set backs to

be left in case of individual plots.

5. ROW HOUSING

TABLE 7

Row Housing (Maximum 12 units, minimum 3 units)

1 Minimum combined area of plot 210 sq m

Maximum area of each plot 108 sq m

3 Building coverage

As applicable to individual plots4 Floor area ratio

5 Number of floors

6 Minimum road width

7 Set backs minimum

Front: 2.00 m

Rear: 1.50 m

Side: 2.00 m only for end units

6. FLATTED FACTORIES:

TABLE 8

Regulations for Flatted Factories

1. Minimum plot area : 1,000 sq.mtrs.

2. Maximum plot coverage : 40 %

3. FAR. :1.50 upto 12.0 mtrs. road width and 1.75

above 12.0 mtrs. road width.

4. Minimum setbacks :

1. Front 8.00 mtrs2. Rear 4.50 mtrs.3. Sides 4.50 mtrs.

7. INDUSTRIAL BUILDINGS:

TABLE 9

Coverage, Floor Area Ratio and Open space for Industrial buildings


23/45

Plot area in

sq m

Max. plot

coverage

Floor area

Ratio

Minimum

Frontage

in m.

Minimum

Front setback

in m

Other

sides

in m

Minimum

road width

in m

Up to 230 80% 1.00 3.0 1.00 1.00 Up to 6

231 to 1000 60% 1.25 12.0 4.50 3.00 Over 6

1000 to

200050% 1.25 24.0 6.00 5.00

Over 9

2001 to

400040% 1.25 28.0 8.00 5.00

Over 12

4001 to

800035% 1.00 32.0 8.00 6.00

Over 15

Above 8000 30% 0.50 42.0 15.00 12.00 Over 15

No t e : W h e r e v e r t h e s e t b a c k s p r e s cr i b e d i n t h e T a b l e - 9 is n o t p o s s ib l e t o a d o p t t h e

R e si d e n t i a l s e t b a c k s a s p e r T a b l e - 1 m a y b e a d o p t e d .

Permissible in Residential / Commercial /Industrial zones

a) Minimum area required - 40 Ha (100 acres)

b) Permissible Land Use

o Residentialo Industrialo Commercialo Public & Semi Public

c) Permissible usage (% of allowable usage)

Residential - 40% Non-Residential

IT, BT related activities upto - 50%

Commercial (to support the township)- 05%

d) Minimum Road width required - 18 Mtrs

e) Other Regulations for approval of integrated township

i. 10% of the total area shall be reserved for parks & open space. It shall

be handed over to the authority free of cost and shall be maintained by the

developer to the satisfaction of the authority.


24/45

ii. 5% of the site area shall be reserved for public & semi-public use/ CA

sites & shall be handed over to the Local bodies(Gram Panchayat, TMC, CMC) the

same shall be allotted by the Local bodies for development for specified C.A,

either to the developer or others on lease basis.

iii. The FAR is calculated on entire area excluding area reserved for CA &

Parks.

iv. Road shown in BIAAPA Master Plan 2021 shall be incorporated with in the

plan and shall be handed over to the authority free of cost.

v. The FAR & ground coverage shall be as below;

TABLE 10 : FAR and Ground coverage for Integrated Township

Road width Coverage FAR permissible

Above 18m < 24m 55% 2.00

Above 24m < 30m 50% 2.25

Above 30m 45% 2.50

Regulations for Rural Development:

Within 150 mtrs from the existing gramatana, for those villages having a

population upto 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 : 1.002. Maximum No. of Floors : G+13. Setbacks: As per Table No.1

Security deposit

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 buildings namely:

o Residential buildings/ group housing/multi-dwellings/apartments with 5units or more.

o Commercial Buildings exceeding 300 Sq.M. of floor area. The securitydeposit 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.

8. Parking Regulations


25/45

Parking space standards:

6. Each off-street parking space provided for motor vehicles shall not be lessthan (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.

7. For building of different uses, off-street parking spaces for vehicles shallbe provided as stipulated below.

TABLE 11

Off-Street parking spaces

Sl.No.

Occupancy

Minimum one car parking space of

2.50 m x 5.00 m for every

1 Multi-family residential

2 tenements each having area less

than 50 sqm

1 tenement exceeding area of 50 sq

2Lodging establishments, tourist

homes and hotels6 guest rooms

3 Educational 200 sqm floor area

4a. Hospitalb. Nursing homes

3. 100 sqm floor areasubject to minimum 20 spaces

4. 75 sqm sqm floor areasubject to minimum 10 spaces

5 Assembly/Auditorium 25 seats

6Government or Semi public

buildings100 sq m floor area

7 Retail business 75 sqm floor area

8 Industrial 150 sq m floor area

9 Storage 100 sqm floor area

10 Kalyana Mantapa 75 sqm floor area

11 Private Offices 75 sqm floor area

12Restaurant/Pubs/Bars/Coffee

Parlours75sq m of floor area

13 Students Hostels 15 rooms

14 Working Persons Hostel 5 rooms


26/45

No t e : .

a ) U p t o 2 0 s q m in t h e c a s e o f s h o p s , p a r k i n g s p a c e s n e e d n o t b e i n s i st e d .

b ) O f f - s t r e e t p a r k i n g s p a c e s h a l l b e p r o v i d e d w i t h a d e q u a t e v e h i c u l a r a c ce s s t o as t r e e t , a n d t h e a r e a o f d r i v e a is le s su b j e c t t o a m i n im um o f 3 . 5 0 m a n d s u c h o t h e r

p r o v i s io n r e q u i r e d f o r a d e q u a t e m a n o e u v r i n g o f v e h i c l e s s h a l l b e e x c l u s iv e o f t h e

p a r k i n g s p a c e s st i p u l a t e d i n t h e s e Z o n a l R e g u l a t i o n s .

c ) T h e p a r k i n g s p a c e s s h a l l b e p r o v i d e d i n :

1. Fi r s t b a s e m e n t f o r p l o t s u p t o 1 0 0 0 s q m a n d s e co n d b a s e m e n t s h a l l b ep e r m i ss ib l e f o r p l o t s m o r e t h a n 1 0 0 0 s q m

2. S t i lt f l o o r o r i n u p p e r f l o o r s ( a t a n y l e v e l ) 3.

Ca r p a r k i n g c a n b e p r o v i d e d i n t h e s e t b a ck a r e a s p r o v i d ed , a m i n i m um o f 3 . 0 mi s l e f t f r e e f r om t h e b u i l d i n g

d ) T h e o t h e r a s p e c t s f o r p r o v i d i n g p a r k i n g s p a c e s a r e :

1. Com m o n a n d Co n t i n u o u s c e l l a r p a r k i n g f l o o r s b et w e e n a d j o i n in g b l o c k s w o u l d b ea l lo w e d d e p e n d i n g u p o n s t r u c t u r a l s a f e t y a sp e c t s .

2. T h e p a r k i n g s p a c e s sh o u l d b e e f f ic i en t l y d e s ig n e d a n d c l ea r l y m a r k e d a n dp r o v i d e d w i t h a d e q u a t e a c c es s, a is le , d r i v es a n d r a m p s r e q u i r e d f o r m a n o e u v r i n g

o f v e h i c le s .

3. S t i lt f l o o r / Ce l la r p a r k i n g f l o o r s h a l l b e u s e d o n l y f o r p a r k i n g a n d n o t f o r a n yh a b i t a t i o n p u r p o s e . M i s u s e o f t h e a r e a s p e c if i e d f o r p a r k i n g o f v e h i c l e s f o r a n y

o t h e r u s e sh a l l b e s u mm a r i ly d e m o l is h e d / r e m o v e d b y t h e En f o r c e m e n t

A u t h o r i t y .

4. Fo r p a r k i n g s p a c e s i n s e co n d b a s em e n t a n d u p p e r s t o r e y s o f p a r k i n g f l o o r s , a tl e as t t w o r a m p s o f m i n im u m 3 .5 m w i d t h o r o n e ra m p o f m i n i m u m 5 .4 m w i d t h

a n d m a x i m u m s lo p e o f 1 : 8 s h a ll b e p r o v id e d .

5. B a se m e n t / c e ll a r sh a l l b e p er m i t t e d t o e x t e n d i n t h e s et b a c k a r e a e x ce p t t h ef r o n t s e t b a ck a f t e r le a v in g a m i n im um o f 1 .5 m f r o m t h e p r o p e r t y l i n e .

6. A m a x i m u m o f t h r e e b a s e m e n t s i n t h e c a se o f 3 - S t a r H o t e ls a n d a b o v e c an b ep e r m i t t e d f o r p a r k i n g a n d s e r v i ce s .

7. Ev e r y b a s e m e n t s t o r e y s h a ll b e a t l e a st 2 . 4 m i n h e i g h t f r o m t h e f l o o r t o t h eb o t t o m o f t h e r o o f sl ab / b e a m / c e il in g ( w h i ch e v e r i s l es s) a n d t h i s h e i g h t o f

b a s em e n t f l o o r s h a l l n o t e x c e e d 2 . 7 5 m .

8. T h e b a se m e n t s t o r e y s h a l l n o t b e p r o j e c t e d m o r e t h a n 1 . 2 0 m a b o v e t h e a v e r a g eg r o u n d l e v e l


27/45

e ) Fo r I n d u s t r i a l B u i ld i n g s L o r r y p a r k i n g ( 4 x 8 m t r s .) f o r e v e r y 1 , 0 0 0 s q .m t r . o f

f l o o r a r e a i s t o b e i n s i s t e d .

Areas of special control

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 groundlevel, whichever is less, is permissible within a distance of 100 m distance fromthe premises of the monuments.

Buildings up to and inclusive of second floor or up to a height of 10.5 m fromground 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 a height of 14 m from groundlevel, 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.

2. General rules:

The following shall be considered while enforcing the set backs of all types of building:

a. The front and rear set backs shall be with reference to depth of the site.b. 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 ofexisting building where traditional row housing type of development exists and in

areas specifically provided under the Zonal Regulations.

d. The provision of set backs should be read with tables prescribed for floor arearatio, coverage etc., for different type of buildings.

e. When the building lines are fixed, the front set back shall not be less than the


28/45

building line fixed or the minimum front set back prescribed whichever is higher.

f. In the case of corner sites both the sides facing the road shall be treated as frontside and regulations applied accordingly to maintain the building line on these

two roads and to provide better visibility.

g. In case where the building line is not parallel to the property line, the front andrear set backs shall not be less than the specified set backs at any point.

h. In case of building sanctioned prior to coming into force of these rules which areabutting other properties on one, two or more sides, upper floors may be

permitted, to utilise the available FAR except in the front to enable road

widening, if any.

i. In case of irregular plots set backs are to be calculated according to the depth orwidth 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.

j. The left and right set-backs may be interchanged by the authority in exceptionalcases due to existing structures like: open well and also considering the

topography of the land.

i ) For all the high-rise buildings NOC from the following departments shall be

obtained.

Fire Force Department. K.P.T.C.L./BESCOM BSNL/ Telecommunication Department Karnataka State Pollution Control Board Airport Authority of India

4. Lifts:Lifts shall be provided for buildings with ground plus three floors and above

5. Parking space: Adequate space for car parking shall be provided in the premises

as per standards in Table-11.

6. 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.

7. Height of building: In the reckoning of height of buildings, stilt headroom, lift

room, water tanks on terrace, penthouse may be excluded.

8. Corridor: The minimum width of corridor for different building or type is as given in


29/45

the Table 13

9. Restrictions of building activity in vicinity of certain areas:

oNo building/ development activity shall be allowed in the bed of waterbodies like nala, and in the Full Tank Level (FTL) of any lake, pond .

o The above water bodies and courses shall be maintained asrecreational/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 of lakes of area less than 10 Ha. 9 meters from the boundaries of Canal. 3 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. maps.

The minimum width of corridor for different building or type is as given in the Table 11.

TABLE 12

Minimum Width of Corridors

Sl.

No.Building use or type

Minimum width of the

corridor in meters

1Residential building

Apartment building

1.0

2.0

2

Assembly buildings such as auditorium, Kalyana

Mantapas, cinema theatre, religious building, temple,

mosque or church and other buildings of public assembly

or conference.

2.0

3 Institutional buildings such as:a) Government office 2.0

b) Government Hospitals 2.4

c)Educational Buildings such as Schools, Colleges, Research

Institutions.2.0

d)Commercial buildings such as private office, nursing

homes, lodges, etc.2.0

e) All other buildings 1.5


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10. Rainwater harvestingis compulsory in all buildings with ground+2 floors orexceeding 400 sqm and above in plot area.

11. Road width: -

1. Road width means distance between the boundaries of a road including footways anddrains.2. If the road width varies along the length of road, then the minimum width of the roadalong 200 m stretch on either side, from the centre of the plot shall be considered.3. In case of roads having service roads in addition to the main roads the width of roadshall be aggregate width of service roads and main roads for determining FAR andnumber of floors.

12. Means of Access:

The means of exclusive access, which would be other than through public roads andstreets, 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 buildingscoming up on such plots shall be regulated according to the width of public street orroad. If the means of access exceeds 30.0 mtrs. in length, FAR shall be regulated withreference to the width of such access road. Construction of buildings on plots withcommon access/lanes from the public road/street shall be regulated according to widthof such common access roads/lanes.

16. Garages

For garages no side or rear setbacks are to be insisted. One upper floor notexceeding 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 cases ofbuildings 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 diagonallyopposite to the road intersection.

The maximum width of the garage shall not exceed 4 m and the depth should notbe more than 6.0m or 1/3 the depth of the plot, whichever is lower

The garages shall not be constructed or reconstructed within 4.5mts from roadedge. This may be relaxed in cases where the garage forms part of the main

building with minimum setback for the plot.

17. 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


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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 withoutdeducting 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

18. Exemptions in open space

The following exemptions in open space shall be permitted

Cantilever Portico: A cantilever portico of 3.0 m width (maximum) and 4.5 mlength (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 thebuilding 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.

19. Distance of building from electrical lines

No building shall be erected below an electrical line, as well as within the horizontaldistance from the electrical line indicated in the Table-13. 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-13. The minimum vertical

clearance is not applicable if the horizontal distance exceeds the minimum prescribed.

Table 13 : Distance of buildings from electrical lines

Sl.

No.Electrical lines

Vertical

clearance

Horizontal

clearance


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Schedule II

Rain Water Harvesting

Rainwater harvesting is compulsory in all buildings in plots of 4000 Sq mtrs and above,

it 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 rainwatermay be channelled 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 borewell 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 thesetback 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 throughpercolation 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.

1. 40 mm stone aggregate as bottom layer up to 50% of the depth;2. 20 mm stone aggregate as lower middle layer up to 20% of the depth;3. Course sand as upper middle layer up to 20% of the depth;4. A thin layer of fine sand as top layer;5. 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;

6. Brick masonry wall is to be constructed on the exposed surface of pits /


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trenches and the cement mortar plastered;

7. The depth of wall below ground shall be such that the wall prevents losesoil entering into pits / trenches. The projection of the wall above ground

shall at least be 15 cm;

8. 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 asufficient 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 / bore well / 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 o 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 become necessary, if sub-standard

growth is allowed to take place. These sub-division regulations are confined to

standards of size of plots, street widths and community facilities.

Size of plots

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.


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TABLE 15 : Civic Amenities

Particulars Population perunit Area in ha.

a) Educational Facilities: -

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 50,000Minimum 3.0 to 4.0 (including pla

ground)b) Medical Facilities:

i) Dispensary 5,000 0.10

ii) Health Centre 20,000 0.40 (including staff quarters)

c) Other facilities:

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 16 : - 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:

o The area earmarked for residential sites shall be a maximum of 55% ofthe total extent.

o Balance area shall be earmarked for roads, parks, and playgrounds shall


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not be less than 10% of the total extent and civic Amenities shall not be

less than 5% of the total extent.

o If by incorporating major roads proposed in the Master Plan, the areaunder roads exceeds 45%, in such case the reservation under parks and

civic amenities may be relaxed.

o A maximum of 3% of the total area from out of the residential area maybe earmarked for convenient shops.

o The area reserved for parks and open spaces, civic amenities and roadsshall be handed over to the concerned Local bodies(Gram Panchayat,

TMC, CMC) free of cost through a registered relinquishment deed before

taking up development of the layout.

o Minimum width of roads shall be 7.5m in case of Government sponsoredEWS schemes, 9.0m in case of plots up to 9m x12m and 12.0m and higher

for plots more than 9m x 12m.

II. 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:

5% of the total extent of land shall be reserved for vehicle parking and this shallbe in addition to the parking space prescribed in the Zoning Regulations as per

the total floor area of the building.

10% of the total extent shall be earmarked as park & open spaces. 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.

The Planning Authority shall collect the fee under section 18 of K.T.C.P. Act anddevelopment 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.


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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.

III. Approval of single plot for residential purpose.

Any extent of land can be approved as single plot subject to the following conditions.

The land in question shall be converted for non-agricultural purpose. 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. 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.

If the owner of Single plot desires to sub-divide the plot at subsequent dates, heshall obtain approval by the Authority treating it as sub-division of land and the

norms applies accordingly as prescribed in the Zoning Regulations.

IV. Amalgamation:

i) In case of amalgamation, the proposed sites shall have the same land use.

ii) Ownership of the amalgamated plot could be in single or multiple names/family

members/company. But amalgamation shall not be considered if the plots are under

lease agreement

iii) No amalgamation shall be entertained in cases of designated EWS sites.

iv) Development controls for the amalgamated plot shall be with reference to new

dimensions.

Table 16

Building Line

Building lines in metres are prescribed for some important roads in BIAAPA Local

Planning Area. Front setback is also prescribed separately for various types of buildings.

The maximum of the front setback / building line shall be:

Sl.No. Name of the RoadProposed Right Of

Way

Proposed Building Line

From the edge of ROW

1. STRR 90.0 10.02. IRR 90.0 10.0


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3. TRR

Airport Expressway 90.0

10.0

4. Radial Road/National

Highway-7

National Highway 20760.0

45.0

10.06.0

6. State Highway 30.0 6.0

7. Major District Road 30.0 4.0

8. Other District Road 24.0 3.0

9. Village Roads 18.0 3.0


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The names of villages/towns included in the

Bangalore International Airport planning Area are as under:

DEVANAHALLI TALUK

Malligenahalli, Vaderahalli, Attibele, Abbachikkanahalli, Devanahalli, Gullobanahalli,

Kurubara Kunte, Lalagondanahalli, Kammanada, Guttahalli, Neelaga, Devasthananda


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Amanikere, Anighatta, Lakshmipura, Savukanahalli, Kodimanchenahalli, Gokere,

Boodihal, Prasannahalli, Hosakote, Sanna Amanikere, Upparahalli, Hire Amanikere,

Kasbe Plantation, Akkupet, Chikkachimmanahalli, Arasanahalli, Uganavadi, Mulla

Amanikere, Timmagowdana Hosahalli, Rayasandra, Doddasanne, Boovanahalli,

Kannamangala, Pujanahalli, Jogahalli, Sadahalli, Udayagiri, Anneshwara,

Gangamuttanahalli, Arasinakunte, Yerthagenahalli, Lakkadevanahalli,

Kempalinganapura, Bandramanahalli, Chikkasanne, Devanahalli Kasaba, Shettyhalli,

Yambarahalli, Dasarahalli, Yerreppanahalli, Kempathimmanahalli, Kodagurki, Bidaluru,

Sunnenahalli, Gundlahalli, Rabbanahalli, Shanappanahalli, Binnamanagala,

Binnamanagala Amanikere, Indrasanahalli, Avathi, Binnamangala, Devaganahalli,

Illathore, Chowdenahalli, Karahalli Amaniihere, Kotigethimanahalli, Muddiganahalli,

Karahalli, Aradeshahalli, Thindlu, Juttanahalli, Devarahalli, Pandithapura,

Angadiragollahalli, Kamanahalli, Bettanahalli, Maragondanahalli, Chikkannana Hosahalli,

Jalige, Muddanayakanahalli, Tylagere, Misaganahalli, Mayasandra, Chikkagollahalli,

Byadarahalli, Ramanathapura, Koyira, Vajarahalli, Vishwanathapura, Chapparadahalli,

Aravanahalli, Doddagollahalli, Managondanahalli, Chikkobanahalli, Byradevahalli,

Beerasandra, Channakempanahalli, Kundana, Venkatapura, Doddachamanahalli,

Naraganahalli, Sunnaghatta, Bachahalli, Sulakunta, Aluru Doddenahalli, Hegganahalli,

Singrahalli, Soluru, Tammenahalli, Yeliyuru, Thellohalli, Shrotreya Thellohalli,

Kommasandra, Chennahalli, Agalakote, Bettakote, Bettakote Amanikere, Reddihalli,

Baladimmanahalli, Channahalli, Kavadasarahalli, Handrahalli, Budigere, Budigere

Amanikere, Totladaturuvu, Kondenahalli, Kaggalahalli, Gangavara Chowdappanahalli,

Somathanahalli, Devanayakanahalli, Mallenahalli, Bidarapura Amanikere, Bidarapura,

Kachipura, Balepura, Nalluru, Nalluru Amanikere, Mallapura, Haraluru, Nallappanahalli,

Muddenahalli, Polanahalli, Cheemachanahalli, Papanahalli, Varadenahalli, Kongina Bele,

Dodda Kurubarahalli, Naganayakanahalli, Palya, Gokare Bachenahalli, Gummanahalli,

Gopasandra, Ibasapura, Channarayanapatna, Channarayanapatna Amanikere, Maradane,

Mattabaralu, Hyadala, Bediganahalli, Hiriganahalli, Chikkaramanahalli, Hosahalli,

Bhattaramanahalli, Doddahattamangala, Kammasandra, Settihalli, Satakuntanahalli,

Byrapura, Hosahalli, Gajjuguppe, Guddadanagenahalli, Thimmenahalli, Dharmapura,

Mandibele, Chikkatattamangala, Guduvanahalli, Vijayapura Amanikere, Yaluvahalli,

Venkatenahalli, Chandenahalli, Chikkanahalli, Pura, Bhattrenahalli, Haraluru

Nagenahalli, Palayagara Ranganathapura, Gudla Muddenahalli, Narayanapura,

chennappanayakana Hosuru, Sambaragidada Kavalu, Gollahalli, Doddamuddenahalli,

Kondenahalli, Guduvanahalli, Koramangala, Dandiganahalli, Gobbarakunte, Gullahalli,

Harohalli, Thatamachanahalli Amanikere, Thimmanahalli, Venkatagiri Kote, Bijjawara,

Holerahalli, Gururayana Hosuru, Irigenahalli, Gonuru, Mudugurki, Doddasagarahalli,

Bingipura, Hosahudiya.

DODDABALLAPURA TALUK


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Linganahalli, Raja Ghatta, Raja Ghatta Amanikere, Konaghatta, Nagadevanahalli,

Adhinarayana Hosahalli, Obadevanahalli, Thammashettyhalli, Raghunathapura,

Govindapura, Sonnapanahalli, Shivapura, Shivapura Amanikere, Thimmasandra,

Medahalli, Mallatahalli, Pindakuru Thimmanahalli, Mutsandra, Siddanayakanahalli,

Mutturu, Areguddadahalli, Kolipura, Bashettihalli, Varadahalli, Yallapura, Kasavanahalli,

Bisuvanahalli, Kuntanahalli, Hosahudya, Bachahalli, Majara Hosahalli, yakashipura,

Gollahalli, Chikka Tumkur, Veerapura, Aralu Mallige, Alahalli, Thippapura, Jakkasandra,

Menasi, Nagasandra, Kakkehalli, Srinivasapura, Kariyanahalli, Darga Jogihalli,

Kodigehalli, Kurubarahalli, Gangadharapura, Kesturu, Galipuje, Talagavara,

Honnaghatta, Madagondanahalli, Palajogihalli, Hasamaghatta, Kantanakunte,

Vaddarahalli, Koluru, Koluru Plantation, Dodda Tumkur, Gowdahalli, Byrasandra,

Karimsonnenahalli, Gejjigadahalli, Dasagondanahalli, Doddaballapura Kasaba.

BANGALORE NORTH TALUK(Hesaraghatta Hobli)

Kadathanamale, Nellukunte, Marasandra Amanikere, Suradenapura, Sriramanahalli,

Sadenahalli, Addevishwanathapura, Chokkanahalli, Shanubhoganahalli, Guddadahalli,

Byrapura, Arakere, Kakkehalli, Haniyur, Challahalli, Kakolu, Seetha Kempanahalli,

Dibburu, Koluvarayanahalli, Mathkur, Byatha, Seeresandra Kamakshipura, Sonnenahalli,

Dasenahalli, Hesaraghatta.

BANGALORE NORTH TALUK (Jala Hobli)

Navarathna Agrahara, Tabaranahalli, Kudurugere, Tarahunase, Papanahalli,

Byapanahalli, Channahalli, Meenakunte, Doddajala, Begur, Muttukadahalli, Settigere,

Chokkanahalli, Mylanahalli, Unachur, Dummanur, Bandikodigenahalli

Amanikere,Palana,Bandikodigenahalli, Bayyanahalli, Misaganahalli, Huttanahalli,

Chikkajala, Billamaranahalli, Bagalur, Huvinayakanahalli, Arebinnamangala,

Mahadevakodigehalli, Manchappanahosahalli, Maralakunte, Chalamkunte, Marasandra,

Maranayakanahalli, Doddajala Amanikere, Singahalli, Gadenahalli, Gollahalli,

Kodigenahalli, Bollahalli.

Biaapazoning of Land Use and Regulations 1

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