GOVERNMENT OF KARNATAKA · 2017-06-17 · Bangalore Railway line are passing through this town....

GOVERNMENT OF KARNATAKA

MASTER PLAN (REVISION-1) –2021

(FINAL)FOR

RANIBENNUR LOCAL PLANNING AREA

TOWN PLANNING AUTHORITY, RANIBENNUR

PREFACE

Town planning is considered both as an art and science. It is the technique

of the physical planning for the ‘convenience’, ‘safety’ and ‘pleasure’. All these

require careful study, analysis and synthesis, followed by sound proposals

India is on the eve of rapid urbanization and industrialization. The pace of

urbanization is increasing abnormally in all its states, including Karnataka. As per

the provisional population totals of the census of India 2001, Karnataka is the

ninth most populous state of India. The decadal growth rate of the population of

the state has been 17.25% between 1991 and 2001. Even in the district of Haveri,

the unprecedented infrastructure development and industrial activity in the

urban areas has set up a tremendous magnetic pull to the rural population to

whom the urban centres hold an eternal attraction in terms of job opportunities,

improved living conditions, better amenities and facilities

Ranibennur (town) is a very big town in Haveri district and is a Taluka

Centre. According to 2001 Census, population of the town is 89,594. It is 35 Kms.

away towards the south of Haveri Town. Poona-Bangalore National Highway and

Poona-Bangalore Railway line are passing through the town. This town is an

important centre for the surrounding Haveri, Shiggon, Savanur, Hanagal,

Hirekerur and Byadagi taluka centres. Due to very good communication facility

this town became an important commercial and education centre. APMC, Oil

Production and Cotton Ginning are the main occupation centre of this town.

Hence the town is developing very rapidly.

Since the town is developing haphazardly without any plans, Civic amenities

and circulation pattern are suffered. Therefore to provide good civic amenities

and circulation pattern to the existing and future population, Government of

Karnataka has declared Local Planning Area to the Ranibennur town under K.T.C.P

Act- 1961 Sec. 4(A) vide G.O. No. HUD/227/TTP/92 dated 20-10-1992 and Vide

Government Order No. VA NA YI: TTP: 94(2) dated 27-01-1996. Under Section

4(c), Government has nominated Chairman and members to the Planning

Authority.

According to K.T.C.P. Act - 1961 under Section 9, Master Plan has been

prepared to the Local Planning Area after conducting existing land use survey and

approval accorded by the Government vide G.O.No. Na.aa.Yi:04:TTP dated 15-11-

2001.

The total area of the Ranibennur Local Planning Area is 19,633.99 hectares,

which includes Ranibennur and surrounding villages. The list of villages included

in Ranibennur Local Planning Area is as follows:

Schedule A:

Sl.No. Name of the Village Details of included Gramathana and Revenue Villages.

1 Ranibennur Town Full Urban area2 Ranibennur Rural Ranibennur rural full3 Hunasikatti Full Revenue Village including Gramathana.

4 Kamadhoda -“-

5 Chalageri -“-6 Magodu -“-7 Halageri -“-8 Benakanakonda -“-9 Yarikoppa -“-10 Hoolihalli -“-11 Koonabevu -“-12 Hullatthi -“-

Schedule B:

Running boundary of Ranibennur Local Planning Area begins from the

intersection point “A” of Shidaganala village road and Northern border of

Koonabevu village and in Eastern side moves along the Northern boundary up to

North-West end of Sy.No. 134. From here runs towards Eastern side of northern

boundary of the village crossing the Guttala village road and joins Sy.No. 41 at

North East corner, again runs along the eastern border towards the southern side

upto Eastern border of Ranibennur village joins Sy.No. 923. Then in the Eastern

border running towards Southern side reaches Hunasikatti village North-west

corner. Then runs along the northern border to touch the Chalageri village

boundary. Then runs along the Northern border of this village towards the

Western side until it joins North East side of Sy.No. 78. Then turning towards

South runs along the village border crossing Railway track towards Harihara and

N.H. No.4, reaches South-East corner of Sy.No. 151. Then runs towards North

along the Chelageri village western boundary meets Kamadoddi village boundary.

Then running towards western side along the southern boundary of Kamadoddi

village joins Magodu village boundary. Then running towards Western side along

Southern boundary of the village reach the S.No. 345 of Halageri village Eastern

border. Then running towards south along the village border upto South East

corner turns to West along the Halageri village boundary crosses Antharavalli

road continues upto South East corner of Benakanakonda village Sy.No. 225 and

again running towards South along the border reaches South-West corner of

S.No. 272 then towards North along the village boundary joins Yarikoppa village

boundary. Then running towards North West along the Yarikoppa village border

reaches upto Hoolihalli village border. Then running towards Western side joins

South-West corner of S.No. 192 of Hoolihalli village. Then running towards North

along the Hoolihalli village Western border joins the starting point “A”.

In the Local Planning Area, 997.67 hectares of existing developed land is

coming under the Municipal limit of Ranibennur,. The projected population of

this town for 2021 is estimated as 1,59,000 and for this population about 1727

hectares of land has been proposed including existing developed area for the

development in the plan. Except the Gramathanas and few developed area

coming between Connarbaration area and Local Planning area boundary are

earmarked as Green Belt.

Zonal Regulations are very important for implementing any developmental

plans systematically. From this regulations development of towns can be

controlled, therefore Zonal Regulations are framed.

According to the Karnataka Town and Country Planning Act- 1961 under

Section 9 Master Plan has to be prepared for the Local Planning Area.

Accordingly, after conducting existing land use survey with the help of Town

Planning Department, Master Plan has been prepared and final approval

accorded from the Government vide G.O. No. na aa yi : 56: Bemapra: 2003 dated

17-2-2003.

According to the Karnataka Town and Country Planning Act- 1961 under

Section 13 provisional approval accorded from the Government vide G.O. No. na

aa yi : 125: ttp: 2007 dated 15-06-2007. After the provisional approval from

the government, suggestions and objections of the public are invited through

Paper Notification. In the interest of public and as per the directions of the

Director of Town Planning, Bangalore and the Addl. Director of Town Planning,

Dharwad, suitable corrections are made to the plan. It is decided in the Authority

meeting on 20-11-2008 Sub No.3 to submit The Master Plan Revision-1(Final) to

the Government for approval.

The Planning Authority of Ranibennur is very greatful to the Town Planning

Department and Sri H.B. Mukund, The Director of Town Planning and Sri J.K.

Ganjigatti, I/C Addl. Director of Town Planning, , Dharwad who are mainly

responsible for the completion of Revised Master Plan by giving their valuable

suggestions and directions.

The Authority is also greatful to the officials of this department who are

participated in the preparation of Revised Master Plan.

Member Secretary Chairman Planning Authority, Planning Authority, Ranibennur Ranibennur

CHAPTER -1

HISTORICAL BACKGROUND

Popularly known as the "Gateway to North Karnataka", The name of the

city is derived from the term Rani-bennuru, literally meaning Queen's resting

place. From the late 17th century onwards, the city was a part of the Regency of

Bombay until the independence of India in 1947, when Bombay merged into the

Republic of India. Ranibennur is home to various religions including sub castes of

Hindus, Muslims, Jains, Christians, Buddhists etc.

According to Stone carvation, reference of Ranibennur can be seen as back

as 859 A.D. The king Sadashiva who ruled Vijayanagar during 1550 AD has

mentioned the name of Ranibennur in the stone carvation. Other than these,

reference can be seen on a Gori of a Muslim saint Hazarath Jamalshaha of Ajmer

who lived during 1785 AD. The tomb is attracting more number of muslims during

the Moharam festival.

The famous temple in Ranibennur is "Basavanna Temple" which is located

in Doddapete. Also two old forts are there in Ranibennur that are 250 years of old.

A few kilometers outside the city is the "Adavi Hanumappa" Temple dedicated to

Lord Hanuman.

CHAPTER -2PHYSICAL FEATURES

Ranibennur town physically located between 140.20” North Longitude and

75’-35” East Latitude. This town is 107 Kms. away from the Hubli-Dharwad twin

city towards the South. Poona-Bangalore National Highway No. 4 and Poona-

Bangalore Railway line are passing through this town. Since this town is nearer to

Shimoga, Haveri, Davanagere, Ballary and Uttara Kannada districts, it is an central

point to the surrounding Haveri, Shiggon, Savanur, Hanagal, Hirekerur, Byadagi

talukas and having very good communication facility. It is 35 Kms. away from the

Dist. Head quarters Haveri, and the commercial centres like Harihara and

Davanagere are 25 Kms and 37 Kms. Respectively. This is an important and big

urban centre of the Haveri District.

The area of the town which is at the southern side of Poona-Bangalore

National Highway is fertile with red soil and the northern side area with block soil.

The maximum temperature of the town during May month is 42.20

Centigrade. The average rainfall is 72 mm. and recorded the maximum of 209.9

mm during the month of June. During May to September i.e.in monsoon period

the blow of wind is very high from south-west and north-east directions.

There is no major ores available around the town. But the agricultural

fields are very fertile. Cotton, Groundnut, Jower and Byadagi chilly are the main

and major commercial crops of the area.

CHAPTER -3COMMERCIAL ACTIVITIES

It is very important to study the commercial activities before

preparing any developmental plans to the towns, since all the developmental

activities are depending on the commercial activities and the plans are to be

prepared accordingly.

As explained earlier, the commercial activities are the major activity of this

town. This is an important centre for cotton and Groundnut business. There is an

APMC having a very good market yard established during 1952. 90% of the total

transaction of this APMC mainly consists of cotton and Peanut.

Commercial activities are mainly concentrated towards the north of

Railway line having 15 cotton ginning units, 5 oil mills, Pressing factory 4, Textile

industries 2. Industrial estate has been established by the Karnataka State

Industrial Development Corporation along the National Highway to the eastern

side of the town. The other commercial activities are Agricultural based

industries, Colour Dying industries, Tails, seeds factory, Rice mill and seeds

factories.

CHAPTER -4STUDY OF POPULATION

Ranibennur is the important town of the Haveri dist. having population of

67,442 according to 1991 Census. Out of which 34,616 are males and 32,826

females 948 Females for every 1000 males. Accordingly, during 2001 Census the

population is 89,594 out of which 46,001 males and 43,593 females having 948

females for every 1000 males.

Decadal growth of population from 1901 to 2001

S.No. Year PopulationDecadal Increase

Percentage Increase

1 1901 14,851 -- ---2 1911 7,733 -7,118 -47.933 1921 13,355 +5,622 +72.704 1931 16,411 +3,056 +22.685 1941 16,994 + 583 +03.556 1951 25,282 +8,288 +48.777 1961 31,304 +6,022 +23.828 1971 40,749 +9,445 +30.179 1981 57,982 +17,233 +42.29

10 1991 67,442 +9,460 +14.3011 2001 89,594 22,152 +32.85

As seen from the above table, the increase in population was very low

during 1931-41 and during 1941-51 the upward trend can be seen. Totally the

percentage of increase is average.

During 1981-91 there is an increase of population of 14.30% and during

1991-2001, 32.85% increase in the population recorded.

According to 2001 Census, totally 38,187 literates out of which 22,285

males and 15,902 female.

According

to 2001

census, the workers and non workers of the town are as follows:

S.NO Details No. of workers1 Agriculturists 1,3732 Agrl. Laborers 1,789

3AnimalHusbandary, Forest, Fishing, and Horticultural etc.

294

4 Mining 28

5House hold Industry with manufacturing and service

2,567

6 Other Manufacturing and service 3,761

7 Building works 1,0488 Commerce and Industry 7,4329 Transport & Communication, Collection 1,468

10 Other services 2,872Partial employed 796Total Employed 27,085Unemployed 39,081Total Population 89,594

Depending on the existing population and available facilities, keeping in mind the

decadal developments of the town, population has been projected for the year

2021 using the following methods.

1. Least Square Method

y = abx

log y = log a + x log b y = a + bx y = na + bx xy = bx2

Year X Population Logy XY X2

1981 -1 57982 4.7633 -4.7633 1

1991 0 67442 4.8289 0 0

2001 +1 89594 4.9522 4.9522 1

EX = ZY = Z log Y= IXY= I X 2

0 215018 14.5444 0.1889 =2

Y = na + bx14.5444 = 3a + b(0)a = 14. 5444/3 = 4.848Antilog(1) = 70490.95XY = ax + bx2

0.1889 = a(0) + b(2)b = 0.1889/2 - 0. 0945Antilog(b) = 1.243Y = ab2 = 70490(1.243) 2

P2011 = 108899.00

P2021 = 70490 (1.243)3

P2021 = 1353762. Geometric Method

P1 = P0 ( 1+ r ) t

P2001 = p81 ( 1 + r ) 20

(1+r)20 = 89594 / 57982 = 1.54520 log (1 + r ) = log 1.545

= 0.1889Log (1+r) = 0.1889 / 20 = 0.00945(1 + r) = 1.0213r = 0.0213P2001 = P91 (1 + r) 10

(1+r) 10 = P2001 / P91= 89594 /67552 = 1.328

10 log (1+r) = log 1.328= 0.123

Log (1+r) = 0.123 / 10 = 0.0123(1+r) = 1.0287r = 0.0287Average r = 0.0213 + 0.0287/2 = 0.025P2021 = P2001 (1+r) 10

= 89594 (1 + 0.025) 10Log (P2011) = log (89594) + 10 log (1+0.025)

= 4.9522 + 0.1092= 5.0594

P2011 = Antilog 5.0594 = 114656P2011 = 114656P2021 = P 2001 (1 +r)20

= 89594 (1+r)20= 89594 (1+0.025)20

Log(P2021) = log 89594 +20 log (1+0.025)= 4. 9522 + 0.2145= 5.1667

P2021 = Antilog (5.1667)P2021 = 146791

= 4.8289 + 0.2624= 5.0193

P2021 = 1,23,420

3. Arithmetical Progress Method

Pt = Po ( 1+r t)Pt = Population of propertive year.Po = Population of last year.

t = PeriodPt = Po( l+rt ) = Po + Po(rt)Po r t = Po - Ptr t = (Po - Pt) / Ptr = (Po - Pt) / Pt X 1 /1P91 (Po) = 67442P01(Pt) = 89594 t = 1 0Therefore r = (89594 - 67,442) / 89594 X 1 / 10r = 0.0247P2011 = P01 ( 1+r t) = 89594 (1+ 0.0247 X 10)P2011 = 111724P2021 = P01 (1 + r t) = 89594( 1+ 0.0247 X 20)

= 133853

4. Incremental Increase Method

Year Population Increase Incremental Increase

1981 57,982 - -1991 67,442 9,460 -2001 89,594 22,152 12,692

Average Increase in 10 years : (9460 + 22152) / 2 = 15806P2011 = P2001 + Increase + Incremental Increase

= 89,597 + 15,806 + 0 P2011 = 1,05,400

P2021 = P2001 +2 Increase + 2 Incremental Increase= 89,594 + 2(15,806)+2(0)

P2021 = 1,21,206

Population Projection by different methods

Method Population by the year

2011 2021Least Square Method 1,08,899 1,35,376Geometric Method 1,14,656 1,46,791Arithmetical Progress Method 1,11,724 1,33,853Incremental Increase Method 1,05,400 1,21,206

For the year 2021,

Average Population of all the above methods = 1,34,307

To be on the safer side, Population according to Geometric method has been considered.

An additional population of about 12,000 is taken as the town is on the National highway and is an important commercial centre.

Hence total population for 2021 = 1,58,791 Say = 1,59,000

CHAPTER – 5EXISTING LANDUSE

Study of existing land use is very important in preparing plan for 2021. This

will indicate that in which direction the developments are taking place, which are

the amenities required, which type of industries are there and what are the

industries are to be proposed and in which place, Whether gardens and

playgrounds are sufficient etc.,

Therefore, existing land use survey is conducted to get the information.

The existing land use analysis is as follows:

EXISTING LANDUSE - 2005SNo Land use Area in Hect Percentage

1 Residential 425.00 43.722 Commercial 53.86 5.643 Industrial 78.40 8.304 Public & Semi Public 76.65 7.885 Transport & Communication 286.01 29.42

6Park, Playground, Open space & Burrial ground

44.80 4.60

7 Watershed area 2.28 0.24TOTAL 972.00 100.00Open space 128.05 …Grand TOTAL 1100.05 …

RESIDENTIAL: After analyzing the above table out of the total developed area of

the town 43.72% i.e. 425.00 hectares of land is Residential. The centre part of the

town is so congested with narrow roads resulting in traffic jams. To the south of

National Highway along Magodu and Antharavalli road and between the Northern

side of the National Highway and Medleri road more and more residential

developments can be seen.

Police department, PWD and KEB are provided quarters to their employees.

KHB also developed 200 residential houses. Besides this, Municipality is also

developing more than 1200 sites under the central schemes and more than 1000

sites under the Ashraya schemes.

According to 1991 census, there are 10,457 dwelling houses in the town in

which there are 10,773 families. During 1991, the population of the town is

67,442 and considering 5 persons per family 13,488 dwelling houses are required.

There is an shortage of 2,715 dwelling houses. Other than this there are 8

notified Slums. The details are as follows.

Sl.No.

Name of the Slum areaArea

in Hect.

Existing houses

Population

1 Northern side of P.B.Road 0.40 79 4892 Moodala mata 0.80 72 4353 Myadara Oni 0.25 56 3504 Siddeshwara Nagar 0.30 75 4005 Behind Jamma Masjid 1.12 70 4806 Rabbani Galli road 0.35 31 2457 Islampur slum area 2.37 120 25008 Sunagar Oni 0.25 50 300

COMMERCIAL: This occupies 53.86 hectares i.e. 5.64% of the totally developed

area of 944.20 hectares. APMC and Cattle market are main in this usage. APMC

which exists from 1952 is having very good market yard covering 20 hectares of

area. Cotton and Groundnut business occupies 90% of the total business. The

retail shops are concentrated along the P.B. Road and other important roads.

Besides this, an weekly bazaar is also running in the Bazaar ground near the

National highway. An proposal to develop this Bazar ground as a market place has

been proposed in comprehensive development scheme of medium towns.

INDUSTRIAL: Industrial area of the town is about 8.30% of the total developed

area, works out to 78.40 hectares. In this area there are mainly 8 Cotton mills and

4 oil mills spread over the various parts of the town and one ginning mill along the

P.B. Road. Karnataka State Small Scale Industrial Development Corporation has

established an Industrial area along the National Highway towards the eastern

side of the town. Cotton ginning industries are mainly located towards the

eastern side of the Railway Station.

PUBLIC AND SEMI PUBLIC: This area works out to an extent of 76.65 hectares

which is 7.88% of the total developed area. This use consists mainly buildings of

Government and Semi-Government offices, Schools, college and temples.

List of existing Government offices of the town are as follows:

1. Block Development Office.

2. Assistant Educational Office.

3. Sub-Registrar.

4. Sub-Treasury Office

5. Asst.Director of Agriculture.

6. Agricultural Office

7. Assistant Agricultural Office.

8. Assistant Executive Engineer (Zilla Parishath)

9. Assistant Executive Engineer (PWD)

10. Assistant Executive Engineer (Minor Irrigation)

11. Assistant Executive Engineer (KPTCL)

12. Assistant Executive Engineer(Upper Tunga project)

13. Assistant Executive Engineer(KRWS)

14. Project Director ((Sub-merge)

15. Deputy Superintendent of Police.

16. Superintendent of Police (Circle)

17. Circle Inspector of Police.

18. Civil Hospital

19. Assistant Forest Office.

20. Zonal Forest Office (Social)

21. Children Welfare Office.

22. Commercial Tax Office.

23. Asst. Commissioner of Commercial Taxes ( - Circle)

24. Asst. Commissioner of Commercial Taxes ( - Circle)

25. A.P.M.C.

26. Secretary, P.L.D Bank.

27. Senior Asst.Director of Horticulture (Zilla Parishath)

28. Asst. Horticultural Officer (APMC)

29. Dy.Superintendent of Excise.

30. Sub-Inspector of Excise.

31. Commissioner, Corporation.

32. Planning Authority.

33. Superintendent of Labors.

34. Superintendent of Weights and Measurements.

35. Assistant Director of Animal Husbandry.

36. Sericulture Development Office.

37. Superintendent, Remand Home.

38. Agriculture Officer, (Prevention of Land fertility.)

39. Tahsildar Office.

40. Asst. Director of Land Records.

TRANSPORT & COMMUNICATION: This occupies 29.42% i.e. 286.01 hectares of

area out of totally developed area. Poona-Bangalore National Highway and

Poona-Bangalore Railway lines are passing through this town.

PARKS, PLYGROUNDS, OPEN SPACE AND BURRIAL GROUNDS: This use covers an

area of 44.80 hectares which works out to 4.60% of the total developed area of

the town. There is no well developed parks or play grounds in this town. One

small and two Big burial grounds are there.

WATERSHED AREA: This use occupies 2.28 hectares of area which 0.24% of the

total developed area.

PLANNING DISTRICT - 1

Sl.No. Land use Area in Hect. Percentage

1 Residential 197.00 46.342 Commercial 42.31 9.903 Industrial 37.50 8.794 Play ground, Open space and Burial grounds 41.25 9.665 Public & Semi-public 86.01 20.156 Transportation & Communication 22.92 5.367 Watershed area 0.00 0.00

TOTAL 426.98 100.00

After studying the table above, the Planning District comes under the

developed area covering 426.98 hectares. Out of which 197.00 hectares comes

under residential developed mainly in the central part of the town. This area is

congested, the roads are very narrow causing traffic jams. National HIghway

passes through the central part of the planning district. Towards the south, there

are so many layouts approved by the Authority. A.P.M.C., Market, Nehru Market,

Area in Hectares

Cattle Market, Retail shops, Banks and Government buildings are covered in this

district. There are Industrial developments also in this district including Railway

Station and Bus stand.

PLANNING DISTRICT – 2

Sl.No.

Land useArea inHect.

Percentage

1 Residential 151.00 52.002 Commercial 11.05 3.813 Industrial 12.20 4.20

4Play ground, Open space and Burial grounds

82.00 28.24

5 Public & Semi-public 13.70 4.716 Transportation & Communication 2.28 0.787 Watershed area 0.00 0.00

TOTAL 290.43 100.00

This planning district consists partially developed area. Out of total

290.43 hectares, 151.00 hectares of area comes under developed residential area.

There are Cotton mills, Ginning Mills and Oil Mills in this area. This area is well

developed.


Sl.No. Land use Area in Hect. Percentage



14.50 8.52

5 Public & Semi-public 4.50 2.656 Transportation & Communication 70.00 41.137 Watershed area 0.00 0.00

TOTAL 170.20 100.00

This planning district totally consists 170.20 hectares of area out of

which 52.00 hectares comes under housing developments. This planning district

consists Tungabhadra Ginning Mill, Technical College, Science College etc. Color

Area in Hectares

Dying Mill, Cement Brick Factory and Tiles Factory were also covered in this

district.


Sl.No Land use Area in Hect. Percentage



48.00 38.10

5 Public & Semi-public 2.70 2.14

6Transportation & Communication

3.68 2.92

7 Watershed area 0.00 0.00TOTAL 79.38 100.00

Area in Hectares

In this Planning District 25 hectares of are comes under Residential

Development out of 79.38 hectares of total area. Commercial Or Industrial

developments are not covered in this area but having well developed roads.

CHAPTER – 6CIVIC AMENITIES

Civic amenities are very essential to provide necessities of the public in any

town. This facility mainly consists water supply, drainage, education, health,

public offices and entertainment facilities.

EDUCATIONAL FACILITIES:

Area in Hectares

No. ClassificationTotalNo.

Students Rooms TeachersPrivate/

Govt.Play

ground1 Nursery School 01 40 01 01 Govt No2 Primary School 12 1308 24 39 Govt No3 Higher Pr.School 33 12746 279 229 Pvt. No4 High School 11 2358 112 107 Govt No5 Pre-University 02 2107 16 46 Pvt. No6 Degree College 02 160 08 22 Pvt. No7 Technical (ITI) 01 60 04 12 Pvt. No8 Tech.College(BE) 01 200 16 15 Pvt. No9 CPEd College 01 30 040 10 Pvt. No

TOTAL 64 19009 464 487

HEALTH FACILITIES: There area two Public Hospitals in this town having 40 bed

capacity. Other than this there are 8 Private Nursing home and Dispensaries.

ENTERTAINMENT: There is a Low Power Transmission centre of Doordharshan.

PARKS, PLAYGROUNDS AND BURRIAL GROUNDS: There are no parks and

playgrounds existing in the town, but there are two small and one Big Burrial

ground.

WATER SUPPLY AND DRAINAGE SYSTEM: Everyday 12.00 lakh Gallans of drinking

water is supplied from the Tungabhadra River to this town. The existing drinking

water is supplied to this town from Tungabhadra river Kudarihala Jackwell and

Mudenur 2nd stage water supply system. The water is supplied once in three days

which is sufficient for the population of 1 lakh. The everyday demand for the

water is 24 lakh gallon with shortage of 12.00 lakh gallon of water. There are so

many borewells to fulfill this shortage during the summer. Corporation has

submitted an Water supply plan for approval to the government to provide 3.00

M.G.D of water. There is no drainage system in the town.

CHAPTER-7PROBLEMS OF THE TOWN

HOUSING: As already discussed in the previous chapters, according to 2001

census there are 13,446 dwelling houses, considering this decadal population

shortage of dwelling houses works out to 2,715. With this shortage, for the

projected population of 1,59,000 during the year 2021, considering 5 persons per

family 31,800 more dwelling houses are required. There are 8 slum areas in the

town. In the old residential areas i.e. central part of the town, density is more

and roads are narrow causing problems with traffic jams. Therefore,it is essential

according to the projected population of the year 2021, residential areas are to

be reserved.

INDUSTRIAL: Oil mills and Cotton industries are concentrated along the Railway

station towards Northern side of the town. Their is an Seed (Samskarana)

Industry along the National Highway towards the Western side of the town.

K.S.S.I.D.C, Tiles factory are located along the National Highway towards the

eastern side of the town. The main Industry of the town Tungabhadra Cotton

Industry is located along the National Highway towards the Eastern side.

COMMERCIAL: There are more commercial activities in M.G.Road, Railway

Station Road, Medleri Road and along the National Highway. Bazar and

Commercial centres are concentrated in the main part of the town. There is an

APMC which is famous in the Haveri Dist. is located to the Northern side of the

town. There is an Cattle Market along the National Highway towards the western

side of the town.

PLAYGROUND: There are 4 small parks in the towns, 3 around Ashoka circle and

one in Rajeshwari Nagar. There is only one small play ground in the Municipality

office premises.

WATERSUPPLY AND DRAINAGE SYSTEM: There is no drainage system in the

town. At present 12.00 Lakhs gallon of water is supplied but the requisite is 24.00

lakh gallons. Hence an proposal has been submitted to government to provide

the deficit water of 12.00 lakh gallon to the town during next planning period.

TRANSPORT AND COMMUNICATION: The following problems are identified after

studying the transportation facility of the town.

1) Pressure of vehicular traffic is more along the Poona-Bangalore

national highway due to residential and commercial developments

along both side of the road.

2) There is no straight and wide road to join the APMC and National

Highway.

3) In Old town, there are so many roads which are very narrow causing

traffic problems to the vehicles and people.

4) More traffic jams are seen during Bazaar days in Nationa Highway

and M.G.Road.

5) The existing bus stand is very small and not in proper place. Always

there is an traffic jam during entrance and exist of the busses since

the bus-stand is adjoining to the national highway.

6) Since the National Highway passes through the town, Lorry

transportation is more, and also there is no proper place to stop the

lorrys causing more and more difficulty for vehicular traffic.

Therefore it is essential to form and Truck terminal.

7) Already there is an proposal for Bypass road. By this the pressure of

vehicular traffic may decrease in the central part of the town where

the National Highway passes through.

CHAPTER – 8

PROPOSED LAND USE

The Master plan for Ranibennur town is prepared on the basis of the

existing studies with regard to various aspects of planning such as land

requirements, land utilization, public amenities, community facilities and

circulation pattern etc., The plan is aimed for time target of 2021 and the

population on target is 1,59,000 persons.

The density of the town is considered as 92 persons per hectare. According

to this, totally 1784.80 hectares of land is required. Out of this 45% to 50% of

land is required for residential. Commercial, Gardens, Public and semi-public,

service industries and transport and communication receives the remaining 50 to

55% area. The Master plan is prepared for the year 2021, keeping in mind the

1784.80hectares of land required for the development.

The following table gives the classification of the land use.

Sl.No.


Percentage



218.40 12.23


6Transportation & Communication

348.79 20.19

7 Watershed area 5.87 00.32TOTAL 1784.80 100.00

RESIDENTIAL: According to 2001 census there is a shortage of 4452 houses. As

per development plan for the year 2021, for the population of 1,59,000 the

required no. of houses is 32,000. The existing residential land use covers an area

of 425.00 hectares, which is 43.72% of the totally developed area. To fulfill the

need 898.72 hectares of land has been earmarked for the residential purpose

which works out to 49.29% of total land use. It means other than existing

residential area, another 425.69 hectares of additional land is reserved in suitable

places for the residential purpose.

COMMERCIAL: More commercial developments are seen in the heart of the

town and along the National Highway. Therefore it is essential to provide space

for commercial in the newer extensions. Considering the possibility of

development along the proposed road, suitable areas are identified along the

main roads of the extensions and totally 92.58 hectares is reserved for this

purpose, which works out to 5.36%.

INDUSTRIAL: The existing industries such as Ginning mills, Oil mills, Saw mills and

Rice mills are along the railway station road and the main industry of the town

Tungabhadra Ginning Mill is along the National Highway. The existing totally

developed Industrial area is 78.40 hectares which is very low. Since the town is

developing rapidly and the possibilities of development of agricultural based

industries in the town an additional 24.81 hectares of lands between Chalageri

and Railwayline, along the Rahuthanahatti road and National Highway (besides

Tungabhadra Ginning Mill), along the Magodu road and along the bye-pass road is

reserved for Industrial area. This is 5.97% of the planning area. It is proposed to

shift the Tiles factory which is at the centre of the residential extension of the

town to the outside (Along the National Highway).

PUBLIC AND SEMI-PUBLIC: This includes Education, Health, Cultural, Govt and

Semi-Government offices as explained in the previous chapters. The existing

developed area works out to 76.65 hectares. 135.36 hectares of land is reserved

for this purpose in the plan, which is 6.78%. Since the town is developing rapidly,

along the Magodu road place for Taluka level offices and Fire brigade office are

proposed. In front of the existing Hospital an additional land is reserved for the

development.

PARKS, PLAYGROUND, OPEN SPACE AND BURRIAL GROUNDS: Under the existing

land use this use occupies only 42.50 hectares which is very low. Therefore,

218.40 hectares of land i.e. 12.27% is earmarked for this purpose. Places for

parks are also reserved in various parts keeping in mind convenience of all the

people of the town. Places both sides of Benakanakonda road, between

Chalageri railway line, along the both sides of the railwayline, adjoining to Fire

brigade office and hilly areas areas adjoining to Tungabhadra Cotton mill are

reserved for Gardens. Areas along the National Highway to the western side

towards Siddeshwara nagara, the garden area opposite to the ring road are

reserved for this purpose. Control line of the Bye-pass road is also included.

TRANSPORT AND COMMUNICATION: The area covered under this use is very

low at 281.01 hectares. Therefore 348.79 hectares of area i.e. 20.19% is

proposed in the plan. The proposals included in the plan for the improvement of

transport and communications are as follows.

1) Since Poona-Bangalore National Highway is passing through the town

causing heavy traffic pressure, National Highway Authority of India has

proposed a Bye-pass road which may result in decrease of traffic

pressure.

2) Widening of existing Halageri Road to 24.00 M.

3) The connecting road from railway station to National highway and

Medleri roads are proposed to widen to 24.00 M.

4) Since KSRTC Depot comes along the Magodu Road, New Bus stand has

been proposed besides the Magodu road and this road widening to 24.00

M.

5) 24.00 M road is proposed along the Chalageri road from National Highway

up to Railway line.

6) 24.00 M wide road is proposed both sides along the railway line.

7) The vehicular density is more towards north Guttala and Kanakapura

road. Therefore this existing road is proposed to 18.00 M., and the

Railway line crossing near Kotresha Mata is proposed convert as under

bridge.

8) Since the area of existing Bus stand is very small and already KSRTC Depot

has been established in Magodu road, the land has been reserved for the

proposed bus stand besides this road.

9) Since the National Highway passes through this town causing heavy lorry

traffic, a Truck terminal is proposed to the western side of the town

besides the bye-pass road.

10) The roads in the older town are very narrow and few of them are

connecting to the major villages such roads are proposed to widen

suitably.

WATERSHED AREAS: Only 2.28 hectares of land is covered under this area,

which is 0.24%. There is a big pond at the right side of the national highway

towards Haveri. This has been identified as watershed area, and keeping in mind

that this can be developed to improve the beauty of the city, it has been treated

as water shed area in the plan.

List of various roads proposed for widening in the plan.

1 Existing National Highway(Town boundary) 30.00 Mtr.2 National Highway Bye-pass road 60.00 Mtr.3 Magodu Road 24.00 Mtr.4 Medleri-Chalageri road 24.00 Mtr.

5 Halageri Road 24.00 Mtr.

6 Station Road 24.00 Mtr.

7 M.G.Road 18.00 Mtr.

8 Outer skirt Road 18.00 Mtr.

9 Old Magodu Road 18.00 Mtr.

10 Benakanakonda Road 18.00 Mtr.

11 Yarikoppa Road 18.00 Mtr.

12 Guttala Road 18.00 Mtr.

13 Antharavalli Road 18.00 Mtr.

14 From National Highway to Bye-pas road 18.00 Mtr.

15 From Chalageri Road to National Highway 18.00 Mtr.

16 From National Highway to Chalageri Road Railway line road.

18.00 Mtr.

17 From Magodu road to N.H. Road 18.00 Mtr.

18 Remaining proposed roads 18.00 Mtr.

19 Road towards Kotreshi Mata 12.00 Mtr.

20 From Station to Railway line road 12.00 Mtr.

21 Basalekatti Thanda road 12.00 Mtr.

PLANNING DISTRICT - 1

Sl.No.


Percentage



55.60 6.62

5 Public & Semi-public 83.15 9.916 Transportation & Communication 154.56 13.68

TOTAL 839.00 100.00

The planning District 1 located towards the North of the town consisting

839 hectares of land. National Highway 4 and Railway lines passes through this

district. The Roads leading to Magodu, Antharavalli and Medleri passes through

the Southern side of the old area of Planning District 1 and the National Highway

No.4 Housing developments are seen including Gramathana area. APMC, Weekly

market, Cattle market, Ginning Mills, Cotton Mills and Seeds factories are in this

district. Old town area such as M.G.Road, Wholesale market places are the

important business centres. All Government offices and Commerce and Science

colleges are located in this District.

The quarters of Karnataka Electricity Board, Police Department and Public

Works Departments are located in this area. Karnataka Housing Board is

developing 1000 residential houses and more than 2000 dwelling houses are

under construction under various other developmental projects.

There are 8 declared slums in this district and the Slum Clearance Board

has taken up a project of constructing 300 dwelling houses. 55.60 hectares of

area has been reserved for public purpose. 44.80 hectares of area has been

reserved for Industrial Developments. It has been included in the proposed to

widen few roads to improve the circulation since the existing roads are very

narrow.


Sl.No. Land use Area in hect. Percentage

1 Residential 222.30 49.852 Commercial 15.60 3.503 Industrial 14.40 3.224 Play ground, Open space and Burial grounds 28.20 6.335 Public & Semi-public 71.50 16.03

6 Transportation & Communication 94.00 21.07

TOTAL 446.00 100.007 Watershed 05.87

451.873.

National Highway No. 4 and Railway lines are passing through District. This

District consists 451.87 hectares of area. Medleri Road and National Highway is

passing through this district. Commercial activities are proposed along the road

side of the National Highway. 222 hectares of area is reserved for Residential

purpose and 28.2 hectares of area is reserved for Public purposes which works

out to 49.85% and 6.33% respectively of the total area of this planning district.

71.50 hectares of area is reserved for Parks, Play ground and Open spaces which

works out to 16.03%.


Sl.No.


Percentage



32.43 8.97

5 Public & Semi-public 62.15 17.176 Transportation & Communication 78.00 21.55

TOTAL 361.93 100.00

Bye Pass Road and National HIgh Way are passing through this planning

District. This district consists 361.93 hectares out of which 141.74 hectares have

been reserved for Residential purposes. This works out to 39.16% of the total

area. Technical College, Science College and other educational institutions are in

this District. The industries like Tungabhadra Spinning Mill, Tiles Factory, Color

Dying Factories are also in this district.


Sl.No.


Percentage



01.00 00.93


6 Transportation & Communication 22.23 20.79TOTAL 107.00 100.00

By-pass road of National Highway No. 4 is passing through this district. This

district consists of 107 hectares of area out of which 72.19 hectares is reserved

for Residential purpose works out to 67.46 percent of the total area.

CHAPTER – 9

FINANCE

The financial aspect of any plan is vital for its success. Though the master

plan is inherently regulatory in nature some of the proposals do require monetary

input. The land use wise estimate of resource generation and expenditure is

appended below.

Residential use:

An additional area of 425.69 ha is proposed to be developed for residential

use. This is likely to yield receipts of a betterment levy (@ Rs 1/50) 6385350/-. In

addition by way of commencement certificates for building construction receipt

(@ Rs 0.5) of 28225/- is estimated. Thus for the additional area proposed under

residential use a total of 197575/- is estimated to be collected. Further a number

of layouts have been approved but the construction works are yet to start in such

cases (area estimated at 50 ha) the building construction receipts are estimated

at 250000/-. Hence a total of Rs 447575/- is estimated to be collected at currently

specified charges.

The above noted receipts are under the assumption that all the additional

residential area shall be developed as private layouts thus no out go except of the

stationery is expected.

Further as only a maximum of 55% of area is to be released to owners

significant number of public assets are expected to be created to the tune of 45 %

of the additional area (5.0805 ha) value of which at 2001 sub registrar1 prices is

estimated at Rs 54,66,618/-.

Commercial use:

1 The sub registrar valuation has been taken at nominal Rs 10/- per sq feet for the residential areas.

An additional area of 38.72 ha is proposed to be developed for Commercial

use. For this purpose the estimated receipts are (@ 4/-) Rs 1648800/- for the

layout and Rs 322400/- for the building fees. Thus total receipts estimated are Rs

1128400/-. In this case an estimated area of about 4 ha for parks and vehicle

parking is estimated to be created as the public assets. The estimated valuation at

2001 prices as per sub registrar (@30/- per sq. feet) is 1,29,12,000/-

Industrial use:

The additional area under proposed industrial use is 24.81, which estimated

to generate (@2/-)Rs. 110200/- as betterment levy and Rs 44080/- as the building

fees (@ Rs 1/-). As the parks and roads in case of industrial layouts are to be

maintained by the owner so no public assets are likely to be created.

For other uses namely area under open spaces and for utilities and services

along with area reserved for transport (truck terminal and bus terminal) are the

components that involve substantial expenditure so a separate scheme will have

to be taken up so as to have detailed estimates. Broad estimates only are being

appended based on general costs per sq metre. It is to be appreciated that these

projects may also be found financially viable by way of public private partnerships

and involving some remunerative elements in the schemes.

The additional area proposed under public and semi public use is 40.58 ha

The additional area proposed under utilities and services is 1.88 ha

The additional area proposed under transport and communication is 62.78 ha.

Here it is noted that the area under parks playgrounds and open spaces needs to

be treated as a non remunerative project. In rest of the cases the costs are likely

to be recovered. However broad estimates are:

1. Cost of acquisition of land @ 2.5 lacs per ha = 507.45 lacs

2. Cost of construction @5000/- per sq m for around 33% of total area = Rs.

3349170000/-.

3. Total cost over the plan period = Rs 3399915000/-

The said estimates may vary to a large extent in accordance with the detailed

project reports. Of the above noted amount in case of projects like truck terminal

etc. the cost is likely to be recovered. Moreover in case of utilities and services

the consumers pay for the fees at the time of usage (at time of connection and

rent thereof) so such costs need not be taken for input by the authority. So only a

fraction of above noted figure is likely to be incurred (i.e. on parks and

construction of roads).

Estimated expenditure for the parks and construction of roads = 750 lacs.

S.no. Total receipts (excl. assets created)

Total expenditure

1. 1730255/- 75000000/-

***

Zonal regulationsIn 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, economical and healthy development of the Ranibennur Town takes place in accordance with the land use plan, and its continued maintenance over the years. For this purpose, the city is

divided into 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 provide adequate light, air, protection from fire, etc. It prevents overcrowding 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. It also ensures solutions to problems of development under local conditions.

The Zonal Regulations for Ranibennur 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,

a. 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.

a. Where there is uncertainty as regards to the boundary of the zones in the approved maps, it shall be referred to the authority and the decision of the authority in this regard shall be final.

b. For any doubt that may arise in interpretation of the provisions of the Zonal Regulations, the authority shall consult Director of Town & Country Planning.

b. Annexure -I appended to these regulations sets out the uses of land:i.Those are permitted.ii. Those may be permitted under special circumstances by the Authority in different zones.

c. The regulations governing minimum size of plot, maximum plot coverage, minimum front, rear and side setbacks, minimum road widths and maximum number of floors and height of structures are set out in Annexure-II appended to these regulations.

2.0 DEFINITIONSIn these Zonal Regulations, unless the context otherwise requires, the expressions given below shall have the meaning indicated against each of them.

2.1 ‘Act’ means the Karnataka Town and Country Planning Act (KTCP act), 1961.

2.2 ‘Addition and / or Alteration’ means a structural change including an addition to the area or change in height or the removal of part of building, or any change to the structure, such as the construction or removal or cutting of any wall or part of a wall, partition, column, beam, joist, floor

including a mezzanine floor or other support, or a change to or closing of any required means of access ingress or egress or a change to fixtures or equipment as provided in these Zonal Regulations.

2.3 ‘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.

2.4 ‘Amalgamation’ means clubbing of two or more authorized plots.

2.5 ‘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.

2.6 ‘Apartment’ means suite or rooms, which are occupied or which is intended or designed to occupy by one family for living purpose in an apartment building.

2.7 ‘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.

2.8 ‘Applicant’ means any person who gives notice to the Authority for any approval with an intention to take up any development work.

2.9 ‘Auditorium: Premises having an enclosed space to seat audience and stage for various performances such as concerts, plays, music etc.

2.10 ‘Authority’ means Planning Authority constituted for Ranibennur under the Karnataka Town and Country Planning Act 1961 for the local planning area.

2.11 ‘Balcony’ means a horizontal cantilever projection including a handrail or balustrade, to serve as passage or sit out place.

2.12 ‘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 m. above the average ground level.

2.13 ‘Bifurcation’ means bifurcation of a plot into two.

2.14 ‘Building’ includes;

2.14.1 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;

2.14.2 A structure on wheels simply resting on the ground without foundation;

2.14.3 A ship, vessel, boat, tent and any other structure used for human habitation or used for keeping animals or storing any article or goods on land.

2.15 ‘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.

2.16 ‘Chajja’ means a continuous sloping or horizontal cantilever projection provided over an opening or external wall to provide protection from sun and rain.

2.17 ‘Chimney’ means a structure usually vertical 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.

2.18 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, fire station, an area office or a service station of the local authority or the Karnataka Urban Water Supply and Drainage Board or the Karnataka Electricity Supply Companies and such other amenity as theGovernment may by notification specify

2.19 ‘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, banks, clubs. 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.

2.20 ‘Common wall’ means;

A wall built on land belonging to two adjoining owners, the wall being the joint property of both owners.

2.20.1 If two adjoining owners build a dividing wall on their property, they are not common walls and no part of the footings of either wall shall project on to the land of the adjoining owner, except by legal agreement between the owners.

2.20.2 Any such ‘common’ or ‘dividing’ wall shall be considered for the purpose of these byelaws, as being equivalent to an external wall as far as the thickness and height are concerned.

2.21 ‘Community Hall’ means congregational place to be developed by Government or Local bodies, Trust Society, etc., and having a hall without separate kitchen and dining. No upper floor shall be permitted.

2.22 ‘Corner plot’ means a plot facing two or more intersecting Streets/Roads.

2.23 ‘Corridor’ means a common passage or circulation space including a common entrance hall.

2.24 ‘Covered Area’ means area covered by building / buildings immediately above the plinth level, but does not include the space covered by;

2.24.1 Garden, rocky area, well and well structures, plant, nursery, water pool, swimming pool (if uncovered) platform around a tree, tank, fountain, bench with open top and unenclosed sides by walls and the like;

2.24.2 Drainage, culvert, conduit, catch-pit, gully-pit, chamber gutter and the like;

2.24.3 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;

2.24.4 Sump tank and electric transformer.

2.25 ‘Cross wall’ - means an internal wall within the building upto the roof level or lintel level.

2.26 ‘Cultural buildings’ means a building built by a Trust, Society, Government or Local body for cultural activities.

2.27 ‘Density’ means concentration of population expressed in terms of number of persons per hectare in a particular area.

2.28 ‘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 and amalgamation of any land.

2.29 ‘Development Plan’ Residential Development plan means proposal for construction of one or more residential buildings on a plot measuring more than 10,000 sq m.

Non Residential Development Plan means proposal for construction of one or more non residentialbuildings on a plot size measuring more than 6,000 sq m.

2.30 ‘Dwelling unit / Tenement’ means an independent housing unit with separate facility for living, cooking and sanitary requirements.

2.31 ‘First floor’ means the floor immediately above the ground floor, on which second and other floors follow subsequently.

2.32 ‘Flatted factory’ means a premises having group of non-hazardous small industrial units as given in schedule-I and II and these units are located in multi-storeyed buildings.

2.33 ‘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.

2.34 ‘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.

FARTotal floor area of all the floors.

Plot Area

2.35 ‘Footing’ means the projecting courses at the base of a wall to spread the weight over a large area.

2.36 ‘Foundation’ means that part of structure which is below the lowest floor and which provides support for the superstructure and which transmits the load of the superstructure to the bearing strata.

2.37 ‘Frontage’ means the width of any site/land abutting the road.

2.38 ‘Garage’ means a structure designed or used for the parking of vehicles.

2.39 ‘Government’ means the Government of Karnataka.

2.40 ‘Ground floor’ means immediately above the level of the adjoining ground level on all sides or above the basement floor.

2.41 ‘Hazardous Building’ means a building or part thereof used for:

2.48.1 Storage handling, manufacture of processing of radioactive substances or of highly combustible or explosive materials or of products which are liable to burn with extreme rapidity and / or producing poisonous fumes or explosive emanations;2.48.2 Storage, handling, manufacture or processing of which involves highly corrosive, toxic or noxious alkalis, acids, or other liquids, gases or chemicals producing flame, fumes and explosive mixtures, etc. or which result in division of matter into fine particles capable of spontaneous ignition.

2.42 ‘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.

2.43 ‘Height of Building’ means the vertical distance measured 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 midpoint between the eave-level and the ridge.

Architectural features, Water tank, Chimneys, Pent house, Lift room, Stair case room, and Parapet are also excluded for the purpose of measuring height. The aggregate area of such structures shall not exceed 1/10th of the roof area of the building upon which they are erected.

2.44 ‘Heritage building’ means a building possessing architectural aesthetic, historic or cultural values, which is declared as Heritage building by the Ranibennur Planning Authority within whose jurisdiction such building is situated.

2.45 ‘Heritage Precinct’ means an area comprising heritage building or buildings and precincts there of or related places which is declared as such by the Ranibennur Planning Authority within whose jurisdiction such building is situated.

2.46 ‘High-rise Building’ means a building with ground floor plus four or more floors above the ground floor or a building exceeding 15 m in height. The building shall be permitted on a plot of minimum depth / width of site 21 m.

2.47 ‘Industrial building’ means a building wholly or partly used as a factory, for the manufacture of products of all kinds and related activities.

2.48 ‘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 as stipulated in the Master Plan and the Zonal regulations.

2.49 ‘Lift’ means an appliance designed to transport persons or materials between two or more levels in a vertical direction by means of a guided car platform.

2.50 ‘Master Plan’ means Master Plan/ Master Plan (Revised) prepared for the Local Planning Area of the Ranibennur approved by the Government under the Karnataka Town and Country Planning Act, 1961.

2.51 ‘Mezzanine floor’ means an intermediate floor between Ground floor and First floor only, with area of mezzanine floor restricted to 1/3 of the area of that floor and with a minimum height of 2.20m. Mezzanine floor is not permitted in Residential buildings. Such Mezzanine floor shall be accessible only from the Ground floor.

2.52 ‘Multilevel Car Parking (MLCP)’ means multilevel R.C.C. structure used for car parking connected to all floors by means of ramps/ mechanical elevators. MLCP can be an independent structure or part of a building with other land uses.

2.53 ‘Owner’ includes the person for the time being receiving or entitled to receive, whether on his own account or as an agent, power of attorney holder, trustee, guardian, manager or receiver for another person or for any religious or charitable purpose, the rent or profits of the property in connection with which the word is used.

2.54 ‘Parapet’ means a low wall or railing built along the edge of a roof.

2.55 ‘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.

2.56 ‘Penthouse’ means a covered space not exceeding 20 square meters on the roof of a building, which shall have at least one side completely open.

2.57 ‘Plinth’ means the portion of a structure between the surface of the surrounding ground and surface of the floor immediately above the ground.

2.58 ‘Plinth area’ means the built up covered area of the building / buildings immediately above plinth level.

2.59 ‘Plinth level’ means the level of the floor of a building immediately above the surrounding ground.

2.60 ‘Plot or site’ A parcel of land enclosed by definite boundaries.

2.61 ‘Porch or portico’ means a roof cover supported on pillars or cantilevered projection for the purpose of pedestrian or vehicular approach to a building.

2.62 ‘Public and semi-public building’ means a building intended to be used by the public and owned by State or Central Government or Quasi government or Local authorities such as offices, religious institutions, educational institutions, health institutions, library, cultural and recreational institutions of non commercial nature, or any other place of public assembly.

2.63 ‘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.

2.64 ‘Road Width’ means the distance between the boundaries of a road including footways and drains measured at right angles.

2.65 ‘Service Apartments’ means fully furnished room or suite or rooms with kitchen, which is intended to be used on rental basis.

2.66 ‘Service Road’ means a road / lane provided at the front, rear or side of a plot for service purposes.

2.67 ‘Service industry’ means an industry where services are offered & the sital area shall not exceed 240 sq m. Service industries shall be permitted in the Residential zone under special circumstances as given in Schedule I.

2.68 ‘Set back’ means the open space prescribed under these Zonal Regulations between the plot boundary and the plinth of the building.

2.69 ‘Stair case room’ means a room accommodating the stair and for purpose of providing protection from weather and not used for human habitation.

2.70 ‘Stilt floor’ means open parking area provided at ground level. The height of the stilt floor shall be minimum of 2.4m and shall not exceed 3.0m. The height shall be considered for calculating the total height of the building.

2.71 ‘Storey’ means the space between the surface of one floor and the surface of the other floor vertically above or below.

2.72 ‘T.D.R.’ – Transferable Development Rights available for plots as prescribed under KTCP Act, or as per government notifications as and when it is notified.

2.73 ‘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.

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 National Building Code of India 2005;

ANNEXURE – IFor the purpose of these regulations, the Local planning area of Ranibennur is divided into following use zones.

1. Residential2. Commercial 3. Industrial 4. Open Spaces 5. Public and Semi-Public6 Public Utilities 7. Monument area8. Transportation and Communication9. Agriculture

Uses of land that are permitted and those that may be permitted under special circumstances by the Ranibennur Planning Authority in different zones of the local planning area shall be as follows.Note: All uses permitted under special circumstances shall be considered after placing the subject before the authority;

1. RESIDENTIAL ZONEa. Uses permitted:

Dwellings, Hostels including working women and gents hostels, Old age homes, Orphanages, Bus shelters, KPTCL counters, Milk booths, HOPCOM centers, Computer institutes, Open spaces and Play grounds, Public libraries, Post and Telegraph offices & Telephone exchanges.,Places of public worship, Educational institutions subject to space standards as prescribed by the competent authority, Telecommunication & Micro wave towers and stations subject to production of the structural stability certificate from a registered structural engineer., Neighbourhood or Convenience shops, Doctors consulting rooms, Office of advocates, Other professionals not exceeding 20.00 sq m.

b. Uses that are permitted under special circumstances: Municipal, State and Central government offices, Public utility buildings, Golf clubs,

Cemeteries, Burial grounds, Banks, Chat/Cafe centers, Public toilets, Philanthropic uses, Integrated townships, Vehicle parking including Multilevel car parking, Service industries as per the list given in Schedule-I. LPG storage, Fuel storage depots, Filling stations, Nursing homes & Hospitals for human care, Community hall, subject to space standards given in the Table-1. Service apartments, I.T related activities provided the site is abutting a road of minimum 12.0 m width.

Note:1. NOC from Dy Commissioner of the Haveri district, shall be obtained before permitting buildings for Places of Worship vide GO No: Kan.E/65/MuAaBi/2001 Dt.24.12.2001;

2. When Service apartments are permitted, fee under section 18 of KTCP Act, 1961 for the commercial use shall be levied;3. Except charitable, religious and philanthropic uses all Educational institutions, Health institutions and any other public and semi public buildings, run by private individuals or institutions, are to be treated as commercial uses for the collection of fees under section 18 of KTCP act, 1961;

2. COMMERCIAL ZONE a. Uses permitted:

All uses specified in clause 2.18 & 2.19 of these regulations, Places of amusement or assembly, Advertising signs conforming to relevant building byelaws. Educational institutions subject to space standards given in the Table-1, Warehouses, Auditoriums. and all uses permitted and uses permitted under special circumstances in Residential zone.

b. Uses that are permitted under special circumstances:Meat and Fish markets, Cold storage, Automobile workshops & Garages, Storage of

inflammable materials, Truck terminals, Weigh bridges.

3. INDUSTRIAL ZONEa. Uses permitted:

All industries which would not cause excessive injurious or obnoxious fume, odour, dust, or any other objectionable effluents etc. as listed in Schedule - II, Covered storage for industry, Public utilities and related buildings, logistics, Dairy and Poultry farms, Information Technology & Bio Technology industries, Stock yards, Crushing units, Sports and recreational uses. Bus and Truck terminals, and all uses permitted and uses permitted under special circumstances in the Commercial use zone.

b. Uses that are permitted under special circumstances:All industries listed in Schedule –III .

Note: All industries listed in a. and b. above are to be cleared by the Pollution Control Board.

4. OPEN SPACESa. Uses permitted:

Parks, Play grounds, Stadium, Water sports and amusement theme parks, Boulevards, Cemeteries and Crematoria, Burial grounds, Public toilets, Parking, Water storage reservoirs, Sewage treatment plants.

b. Uses that are permitted under special circumstances: Open air theaters, Recreational clubs (Non commercial nature), Libraries, Aquarium,

Planetarium, Museum, Balabhavan, Art gallery, Horticultural Nursery, Swimming pool and ancillary uses such as Canteens, Milk booths, Hopcom centres to the above permissible uses. The area of such ancillary use shall not exceed 5% of total area and shall not be more than Ground + one floor in any case.

5. PUBLIC AND SEMI-PUBLIC USESa. Uses permitted:

All uses specified in clause 2.62 of these regulations, Fire fighting stations, Banks, and all uses permitted and permitted under special circumstances under Open spaces.

b. Uses that are permitted under special circumstances: Retail shops, Restaurants, Filling stations, Clubs, Banks, and Canteens may be permitted

upto an extent of 5% of the sital area in their own premises as ancillary to the respective institutions. Dwellings required for essential staff for proper maintenance and functioning of public and semi-public uses in the zone not exceeding 10% of the sital area, Orphanages and old age homes.

6. PUBLIC UTILITIES a. Uses permitted:

Water supply and Sanitary installations including treatment plants and disposal works, Storage reservoirs, Drying beds, Dumping yards, Power plants, Transformers, High and low tension transmission lines, Sub-stations, Gas installations and Gas works, Fire stations, Microwave towers, Public toilets and such other Public utilities.

b. Uses that are permitted under special circumstances:Canteens, Offices, Banking Counters, Indoor recreational use, in their own premises as an

ancillary to the respective institutions not exceeding 5% of the total area, Dwellings required for proper maintenance and functioning of public utility uses in the zone not exceeding 10% of the total area.

Note: Uses permitted in Public Utilities zone shall also be permitted in all other land use zones except in Open spaces and Monument area.

6. MONUMENT AREAUses permitted:

No developments in monument area shall be permitted except the conservation and preservation activities and such activities shall be permitted subject to the approval of the Archaeological Survey of India / Department of Archaeology and Museums, Parks and open spaces, Natural landscaping, Planting of saplings.

7. TRANSPORTATION AND COMMUNICATIONa. Uses permitted:

Railway lines, Railway yards, Railway stations, Railway workshops and sidings, Roads, Road transport depot, Bus stations & Bus shelters, Parking areas, Truck terminals, Dock yards, Jetties, Piers, Airports and Air stations, Post offices, Telegraph offices, Telephone exchanges, Television telecasting and Radio broadcasting stations, Microwave stations and offices in their own premises and residential quarters for watch and ward.b. Uses that are permitted under special circumstances:

Retail shops, Restaurants and Hotels, Show rooms, Offices, Boarding and lodging houses,Banking counters, Indoor recreational uses, Multiplexes, Clubs, Godowns, Two wheeler and four wheeler parking and other conforming commercial activities that are ancillary to the main use. Provided total area for such ancillary uses shall not exceed 45% of the allowable floor area ratio of

the project when taken up by the Central and state government and public undertakings; and shall not exceed 20% of the allowable floor area ratio in other cases.

8. AGRICULTURAL ZONEa. Uses Permitted

Agriculture, Horticulture, Water sports and amusement theme parks, Dairy and poultry farming, Cold storage, Farm houses and their accessory building and uses not exceeding 200 sq. mt. of plinth area within the plot area limitation of 1.20 hectares. Brick kilns, Cement blocks and poles and pipes production, Quarrying and removal of clay and stone up to 3.0 mt. depth, Filling stations, Weigh bridges, Vehicle parking & Terminals abutting National & State highways, Uses specifically shown as stated in the land use plan like Urban village, Residential developments within the area reserved for natural expansion of Villages and buildings in such areas should not exceed two floors (Ground+ one).

b. Uses that are permitted under special circumstances Religious, Health, Cultural and Educational institutions, Highway facilities, Helipads,

Libraries, Sports clubs, Stadiums, Parks, open spaces and playgrounds, Water sports, Golf centers, Exhibition centers, Burial grounds, Ashraya houses for economically weaker section, Rehabilitation schemes of government, Institutions relating to agriculture, Research centers, Storage and sale of farm products, Service and repairs of farm machinery and agricultural supplies, Ore stock yards, Crushing units, Old age and orphanages homes, Agro food processing industries as listed in Schedule-IV.

Note:1. Highway facilities in combination shall be permitted as specified in Government circular

No:NaAaE16: BemRuPra: 2004, Bangalore, Dated 20-12-2004.(See Annexure);2. A buffer of 45 mt. (On both the banks) shall be assumed all along the flow of the River and Tanks,

which shall be treated as no development zone;3. Maximum coverage of 20% of the sital area of the land may be permitted for Non-residential uses

and building of G+1 floor only shall be permitted;

SCHEDULE – I

Illustrative list of service industries those are permissible in residential zone under special circumstances by the Authority and as well as that are permissible in commercial zone.

Sl. No. Description

1. Aerated water and fruit beverages

2. Art weavers and silk screen printing and batik work

3. Automobile two wheelers and cycle servicing and repairs

4. Areca nut processing unit

5.Assembly and repair of measuring instruments(excluding handling of mercury and hazardous materials)

6. Bamboo and cane products

7. Beedi & Agarbathi rolling

8. Bread and bakeries, Biscuit making, Confectionery, candies and sweets

9. Card board box and paper products including paper (manual only)

10. Candles and wax products

11. Clay & modeling with plaster of Paris.

12. Cotton and silk printing/ screen printing

13. Dairy products e.g. cream, ghee, paneer, etc.

14. Electric lamp fitting / Assembly of Bakelite switches.

15. Flour mills

16. Fruit canning and preservation

17. Furniture (wooden)

18. General jobs and machine shops

19. Handlooms (small scale)

20. Household kitchen appliances

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

22. Ice cream

23. Jewellery, gold ornaments and silver wares

24. Laundry, dry cleaning and dyeing facilities

25. Milk cream separation

26. Manufacture of jute products

27. Manufacture of Bindi

28. Mirrors and photo frames

29. Musical instruments repair shops

30. Optical lens grinding, watch and pen repairing

31. Packaging of shampoos & hair oil

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

33. Photograph, printing (including sign board printing)

34. Power loom for silk twisting

35. Printing, book binding, embossing, etc.

36. Power looms (silk reeling unit)

37. Radio repair shop

38. Rubber stamps

39. Shoe making, repairing

40. Sports goods and its repair shops

41. Tailoring

42. Umbrella assembly

43. Utensil washing powder (only mixing and packaging)

44. Velvet embroidery shops

45. Vulcanizing

46. Wood carving and stone carving

47. Washing soaps small scale only

SCHEDULE – II

Illustrative list of industries permitted in industrial zone

Sl. No. Description

1 Aluminium wires, cake and pastry moulds

2 Automobiles repair workshop

3 Black smithy

4 Brushes (household, sanitary and toilet)

5 Buckets and metal containers, plastic jugs and fixtures metal embossing

6 Button clips

7 Cement products

8 Chalk, crayon, artist’s colour

9 Cotton and silk cordage’s, twine thread and thread ball making

10 Conduit pipes fabrication (not exceeding 2” diameter)

11 Cutlery

12 Cycle parts and accessories

13 Door and window fittings

14 Electroplating, mica plating, engraving

15 Electric industries, computer and software

16 Electric lamps, fittings, shades, fixtures, etc.

17 Furniture making (steel)

18 Gold and silver thread

19 Hand tools

20 Hard wares

21 Hats, caps, turbans including garments

22 Hosiery including knitted garments

23 Ice and freezing plants

24 Information Technology & Bio Technology

25 Laboratory porcelain wares

26 Lantern, torches and flash lights

27 Leather goods

28 Mathematical instruments

29 Metal polishing

30 Musical instruments

31 Optical frames

32 Oil stoves and pressure lamps

33 Padlocks and pressed locks

34 Paper mill (small scale) hand made

35 Precision instrument of all kinds

36Radio assembly and parts TV. Mobile phones, Air conditioner, Fridge assembly parts.(small scale)

37 Rope making (vegetable fiber)

38 Safety pins

39 Screws, bolts, nuts, pulleys, chains, gears

40 Stationery items including educational and school drawing instruments

41 Steel wire products

42 Sheet metal works

43 Tin products

44 Toy making (earthen paper, wooden plastic metal and tin)

45 Tyre re-treading

46 Upholstery springs and other springs

47 Wax polishing

SCHEDULE III

Illustrative list of industries that are permissible in industrial zone under special circumstances

Sl. No.

Description

1. Abattoir.

2. Airports.

3. Asbestos and Asbestos products.4. Audio & video film processing including polyester film processing

5. Automobile body building with metal processing

6. Bleaching.

7. Bio mass power generation.

8. Bulk drugs and pharmaceuticals.9. Fiber glass production and processing.

10. Cement plants with horizontal rotary kilns including bagging.

11. Cement plants with vertical shaft kiln technology.

12. Chemical fertilizers.

13. Chemical industries.

14. Chlor-alkali industry.

15. Coke oven plant, Coke oven by-products and coal tar distillation products.

16. Coke making, coal liquefaction and fuel gas making industries.

17. Common disposal facility –hazardous waste, bio medical waste

18. Composite textile processing.19. Dairy

20. Degreasing.

21. Distilleries.

22. Dry coal processing/mineral processing industries like ore sintering, beneficiation, pellatisation, etc.

23. Dyes & Dye Intermediates.

24. Dyeing & Printing.

25. Electro-thermal products.

26. Electro-chemicals.27. Electric arc furnaces (mini steel plants).

28. Electric bulb filament processing.

29. Explosives.

30. Ferrous and Non-Ferrous metal extraction.31. Fire Crackers

32. Food Processing

33. Formulation of Pesticide, herbicide, insecticide, & fungicide

34. Foundries.

35. Galvanizing.36. Glue and Gelatin.

37. Hazardous waste processing facilities and dump sites.

38. Hot mix plants

39. Incineration plants.40. Independent ore /mineral crushing units

41. Industrial carbons

42. Instant Tea/Coffee processing.

43. Large scale Petroleum storage, gas filling and transfer facilities.44. Leather industry including tanning and processing.

45. Lead refining.

46. Lead Recycling units involving melting.

47. Lime kilns48. Liquid propulsion & rocket testing facility

49. Manufacture of photographic films, papers and photographic chemicals including film processing.

50. Manufacture of lubricating oils and grease.51. Manufacture of soaps & detergents.

52. Manufacture of insecticides, fungicides, herbicide and pesticides.

53. Manufacture of Office & Household equipments and appliances using fossil fuel for combustion.

54. Manufacture of Organic nutrients including use of spent wash from distillery.

55. Manufacture of Bio fertilizer involving spent wash.

56. Manufacture of Chocolate, cocoa, mass etc.57. Mining projects, Mining and quarry industries.

58. Municipal Solid Waste treatment and disposal facility

59. Natural Latex

60. Nuclear power and related projects such as Heavy Water Plants, Nuclear Fuel Complex, Rare Earths.

61. Nylon Plants

62. Paints, enamels and varnishes.

63. Paper board and straw boards manufactured using pulp.64. Pesticides.

65. Petroleum Refineries including crude and product pipelines.

66. Petrochemical complexes.

67. Phosphate rock processing plants.68. Pigment dyes and their intermediates.

69. Potash manufacturing.

70. Polypropylene.

71. Polyester filming yarn72. Power plants.

73. Printed circuit board manufacturing units.

74. Processing of fish.

75. Pulping and fermenting of coffee beans.

76. Primary metallurgical industries (such as production of Iron and Steel, aluminum, Copper, Zinc, Lead and Ferro Alloys).

77. Refractories

78. Research laboratories involving chemicals/animals.79. River valley projects including hydel power, major irrigation and their combination

including flood control.

80. Rubber reclaiming

81. Shaving blade manufacturing82. Slaughtering houses, washing of meat & fish and processing.

83. Stone crushers

84. Storage batteries integrated with manufacture of oxides of lead and lead antimony alloy.

85. Surface coating industries.86. Surgical and medical products.

87. Sugar Mills.

88. Synthetic fibers.

89. Synthetic resin and plastic products.90. Synthetic rubber.

91. Sponge iron unit

92. Tobacco products

93. Tourism projects coming under CRZ.94. Tyre manufacture.

95. Vanaspathi hydrogenated vegetable oils and industrial purposes.

96. Vegetable oil refinery.

97. Viscose staple fiber and filament yarn.

SCHEDULE IV

Illustrative list of Agro Food Processing Industries that are permissible under special circumstances in the Agricultural zone:

Sl. No.

Description

1. Bread, Oilseed meals (edible). breakfast foods, biscuits, confectionery (including cocoa

processing and chocolate oil expellers and refining, malt extract, protein isolates, high protein foods, weaning foods, extruded/other ready to at food products and all other processed foods (excluding non-packed food items served in Hotels & Restaurants of all categories).

2. Bio-technology and Bio-informatics industry.

3. Commodity grading and packing industries.4. Cold Storage Units.

5. Dairy products (including milk processing and milk based products.

6. Decorticators

7. Fish processing.

8. Floriculture.9. Food grain milling/processing, using modern technology and equipment to be specified

separately by the directorate of Industries & Commerce.

10. Fruit based ready to serve beverages.11. Fruit & Vegetable processing, including grading/packing.

12. Processing of plantation crops including tea, coffee, forest produce such as herbal, medicinal and aromatic plants, coconut based products and arecaunut/areacunut based products.

13. Processing of poultry, eggs, meat and meat products.

14. Refrigerated transport vehicles / containers ( excluding second hand refurbished vehicles/containers

15. Rice mills, Dal mills, Sugar cane crushers (Jaggery mills).

16. Sugar Industry (excluding Molasses/Alcohol).

17. Tissue Culture Laboratories, Green Houses, Green House Nurseries & Seed Production Units, based on modern scientific methods to meet industry standards.

18. Units manufacturing food-grade packing materials for Food Processing Industry.

19. Units engaged in packaging, canning and bottling of processed foods.

20. Units manufacturing additives, preservations, colours and fragrant for the Processed Food Industry.

Note:

1. Service industries permissible in residential zone are permissible in industrial zone also.2. No Objection Certificate from Karnataka State Pollution Control Board should be

obtained, wherever necessary.3. Industry permitted is subject to performance characteristics viz. (a) air, water and noise

pollution, (b) Vibration and sound pollution, (c) dust, (d) odour, (e) effluent, and (f) general nuisance.

ANNEXURE –IITABLE – 1

Space standards for various Buildings / Uses, permissible in all zonesSl no

Buildings / UsesMin. road width…m

Min. size of plot…sq.m

1 Conference halls, Community halls & Social clubs 12.0 500

2 Cold storages 15.0 20003 Game centres & Convention centres 15.0 20004 Hotels and lodges 12.0 5005 Kalyana Mantapas 12.0 20006 LPG storage & Fuel Filling stations 15.0 5007 Nursing homes / polyclinics 12.0 5008 Service Apartments 12.0 5009 Nursery 12.0

As prescribed by the competent authority

10 Lower Primary schools 12.0

11 Higher Primary schools 12.0

12 High schools with play ground, 12.013 Integrated Residential Schools 15.0

14 Colleges 15.0

15 Star hotels (up to 3 star) 15.0 As prescribed by the competent authority16 Star hotels (above 3 star) 18.0

I. 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 Tables given below.

TABLE –2Exterior minimum Setbacks for buildings ( except Industrial ) upto 11.50 m in height.

a. For Residential /Commercial use

Sl. No.

Width/Depthof site (m)

Width of site Depth of site

Right SetBack

Left Setback

Front SetBack

Rear SetBack

1 Up to 6 0.50m 0 1.00m 02 Over 6 up to 9 0.50m 0.50m 1.00m 0.75m3 Above 9 8% 8% 12% 8%

b. For Transportation & Communication / Public Utilities / Public & Semipublic use

Sl. No.

Width/Depthof site (m)

Width of site Depth of site

Right SetBack

Left Setback

Front SetBack

Rear SetBack

1 Up to 9 1.00m 0 1.25m 1.0m2 Above 9 12% 12% 15% 12%

Note:1. The dimensions in British system if any, adopted for the dimensions of plots may be interpreted as

follows in metric system and setbacks may be applied accordingly;i. 20’ – 6.0 m v. 60’ _ 18.0 mii. 30’ _ 9.0 m vi. 70’ _ 21.0 miii. 40’ _ 12.0 m vii. 80’ _ 24.0 m iv. 50’ _ 15.0 m ix. 90’ _ 30.0 m

2. For Residential, Commercial, Public and Semi-public, Transportation & Communication, Public utility

buildings, above 11.50 m in height, the setbacks shall be insisted as per Table - 3;3. For Residential sites up to 120 sq. m;

i. 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.

ii. Toilets minimum of 1 m x 1.5 m and not exceeding 1.5 percent of the plot area permissible in rear set back only;

iii. When minimum set back of 1.5 m is left on the right side, a scooter garage may be permitted at the backside limiting the depth of the garage to 3.0 m;

4. Exemptions in Setbacks : The following exemptions in setbacks shall be permitted:

a. 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;

b. 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 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;

c. Cross wall: A cross wall connecting the building and the boundary wall may be permitted limiting the height of such wall to 1.5 m;

d. Basement floor:i. If the plinth of the ground floor of the building is constructed leaving more set back than

the minimum prescribed, the basement floor may extend beyond this plinth of the building, but no part of the setbacks shall be used for basement;

ii. 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;

iii. Basement shall be permitted, if the area of the plot is 200 sq m and above with a minimum road width of 12m;

iv. One additional basement (two) for all buildings exceeding five floors may be permitted with a minimum road width of 12m;

v. The basement storey should not project more than 1.20 m above the average ground level;vi. A maximum of three basements in case of three stars and above hotels shall be

permitted for parking;

e. Watch man’s cubicle not more than 3.0 sq m;f. Sump tanks below the ground level;g. Generator with outdoor acoustic enclosure;h. Solid waste dumping yard open to sky;i. Children’s play area open to sky;j. Swimming pools open to sky or within the plinth of the building;k. Transformer / Power substation;l. Open well & Bore wells with proper safety;m. Steps to Ground floor entry only;

TABLE – 3Exterior Setbacks for buildings (except Industrial ) above 11.50 meters in height.

Sl. No.

Height of building in metersExterior Setbacks

to be left on all sides (Front, rear and sides in meters)

1 Above 11.5 upto 15.0 4.5Above 15.0 upto 18.0 5.0

2 Above 18.0 upto 21.0 6.03 Above 21.0 upto 24.0 7.04 Above 24.0 upto 27.0 8.05 Above 27.0 upto 30.0 9.06 Above 30.0 upto 35.0 10.07 Above 35.0 upto 40.0 11.08 Above 40.0 upto 45.0 12.09 Above 45.0 upto 50.0 13.010 Above 50.0 15.0

TABLE – 4a. Maximum Plot Coverage, Floor Area Ratio and Road Widths for Different Sital Areas

for Residential buildings.

Plot area in Sq.mMaximum

Plot CoveragePermissible

FARMinimum Road

Width in m.

Upto 240 70% 1.25 Upto 6Over 240 Upto 500 65% 1.40 Above 6 upto 9Over 500 Upto 1,000 50% 1.50 Over 12Over 1,000 upto 4000 55% 1.60 Over 12Over 4000 upto 8000 50% 1.75 Over 18Over 8000 As per development plan Table - 14

b. Maximum Plot Coverage, Floor Area Ratio and Road Widths for Different Sital Areasfor Commercial buildings.

Plot area in Sq. m.Maximum

Plot CoveragePermissible

FARMinimum Road

Width in m.

Upto 240 65% 1.25 Upto 6Over 240 upto 500 60% 1.50 Above 6 upto 9Over 500 upto 1,000 55% 1.60 Over 12Over 1,000 upto 4000 55% 1.75 Over 12Over 4000 upto 6000 50% 2.00 Over 18Over 6000 As per development plan Table - 15

c. Maximum Plot Coverage, Floor Area Ratio and Road Widths for Different Sital Areasfor Public-semi public, Transportation & Communication & Public Utility buildings.

Plot area in Sq.mMaximum

Plot coveragePermissible

FARMinimum Road

Width in m.

Upto 240 65% 1.25 Upto 6Over 240 Upto 500 60% 1.40 Above 6 upto 9Over 500 Upto 1,000 55% 1.50 Over 12Over 1,000 upto 4000 55% 1.60 Over 12Over 4000 upto 6000 50% 1.75 Over 18Over 6000 As per development plan Table – 15

Note:1. Setbacks and coverage are irrespective of the road widths;2. Floor Area Ratio shall be with reference to road widths. When the site does not face the roads of

required width noted against each, the floor area ratio applicable to corresponding width of roads is applicable;

3. Road width: 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;

4. Height limitation: The height of the building shall be governed by the limitation of the FAR, coverage, setbacks and the width of the street facing the plot as stipulated in the respective tables. If a building abuts two or more streets of different widths, then the height of the building shall be regulated according to the width of the wider road;

TABLE – 5Regulations for Flatted Factories

Minimum plot area : 1,000 sq.m.

Maximum plot coverage : 40 %

FAR. :1.50 upto 9 m. road width and 1.75 above 9.0 m. road width.

4. Minimum setbacks :

a. Front 8.00 mb. Rear 4.50 m.c. Sides 4.50 m.

TABLE – 6Plot area in

sq mMax. plot coverage

Floor area Ratio

Minimum Front setback in m

Other sidesin m

Minimum roadwidth in m

Up to 230 80% 1.50 1.00 1.00 9.0231 to 500 75% 1.50 4.50 4.50 9.0501 to 1000 60% 1.25 4.50 4.50 9.01001 to 2000 50% 1.25 6.00 6.00 12.02001 to 3000 50% 1.00 6.00 6.00 12.03000 to 6000 45% 1.00 10.00 8.00 12.0Over 6000 As per development plan Table-15

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 Regulations prescribed for the previous category shall be adopted;

II.Constructions excluded from FAR computationThe following constructions are excluded from FAR computation: 1. Staircase area in all the floors2. Lift area in all the floors3. Architectural features4. Chimneys5. Overhead tanks with its headroom not exceeding 1.5 m6. Fire escape staircase7. Garbage shaft/ ducts8. Meter room, Air-conditioning plant, Electric sub-station, Pump room, Generator room & Machine

room, when it is provided in the Basement floor 9. Service ducts10. Watchman’s cubicle11. Pent house 12. Effluent treatment plant, 13. Parking. 14. Escalators & open balcony III.Regulations for Rural Development (Village expansion zones):

The area within the 250m radius from the gramathana boundary of the village is earmarked for the natural expansion, the residential developments under normal circumstances and other uses under the special circumstances may be permitted at the discretion of the authority with the following conditions:-

TABLE – 7FAR 1.25

Maximum No. of Floors G+1Setbacks and coverage As per Table-2 and 4

IV.PARKING REGULATIONSA. Parking space standards:1. Each off-street parking space provided for vehicles shall not be less than (2.5 x 5.5 m) 13.75 sq m

area.2. The minimum width of the driveway shall be 2.5m wide.3. For building of different uses, off-street parking spaces for vehicles shall be provided as stipulated

below.B. Off-street parking spaces

TABLE – 8Sl.

No.Occupancy Minimum one parking space of for every

1. Multi-family residential

i. 2 tenements each having a floor area of less than 75 sq m

ii. Tenement exceeding 75 sq m floor area

2Lodging establishments, tourist homes,

100 sq m floor area

3 Educational 175 sq m floor area

4a. Hospitalb. Nursing homes

i. 125 sq m floor area or fraction thereof ii. 75 sq m floor area or fraction thereof

5Assembly/Auditorium/ Kalyana Mantapa/Community Hall

50 sq m floor area

6 Public & Semi public buildings/ 100 sq m floor area

7 Office building /IT & BT 75 sq m floor area

8 Commercial / Banks 75 sq m of floor area

9 Industriali. 100 sq m floor area ii. One lorry parking(3.5 x 7.5m ) for every 1000sq m

10 Storagei. 100 sq m ii. Additional one loading / unloading bay (3.5mx7.5m)

for every 1000sq m11 Restaurant serving food and beverage 100sq m of floor area

12 Hostelsi. 5 Rooms in case of Professional colleges/working men and

women hostelsii. 10 rooms in case of Other colleges

13 Recreational clubs 75 sq m of floor area

Note on off-street parking:1. Up to 100 sq m in the case of Commercial use, parking spaces need not be insisted;2. Additional parking for part area shall be provided when the part area exceeds 50% of the prescribed

limits and standards;3. Off- street parking space shall be provided with adequate vehicular access to a street, and the area of

drive aisles and such other provision required for adequate maneuvering of vehicles shall be exclusive of the parking spaces stipulated in these Regulations;

4. Parking may be permitted in the setback areas, provided a minimum of 3.0m shall be left free from the edge of the building in case of G+3 floors and a minimum of 6.0m in case of buildings which are G+4 floors or more;

5. When multilevel car parking (MLCP) is proposed on a plot as independent activity, there shall not be any limitation for FAR or height of the building subject to condition that they satisfy Fire and Airport authority restrictions wherever applicable;

7. Parking provision through building on Stilts:i. Stilt parking if enclosed, it shall be considered for reckoning of FAR;ii. When stilt parking is provided the height shall not exceed 2.40m from the floor to the

bottom of the roof slab / beam / ceiling (whichever is less) and the height shall be considered for calculating the total height of the building;

V. AREAS OF SPECIAL CONTROL( Refer Areas of special control Map no ------.)

While permitting developments around historical monuments care shall be taken to preserve and protect their aesthetic environs. Hence the areas surrounding the monuments are declared as zones of special control and the following special regulations are imposed.

1. Prohibited Areaa. Definition:

Prohibited area: - 100 m radius area around the monument is declared as prohibited area zone as per the provisions of archaeology act.

b. Uses Permitted: Parks, Open spaces and play grounds, Natural landscaping, Planting of saplings, Repairs, Modifications, Alterations, Re-construction of existing buildings, Adding toilet and bathing facilities to the existing building subject to the regulations mentioned below.

Note: 1.Any permission to be given in the prohibited area is subject to NOC from the archaeology department concerned;

2. Any subsequent amendments to the archaeology act concerned regarding prohibited area such amendments shall mutatis mutandis apply to these regulations;

c. Regulations:These regulations shall apply for the developments in the Areas of special control.

i. Re-roofing and Re-plastering modification and alterations (all without involving change in construction area). Addition of facilities like bathroom, toilet to the existing buildings may be permitted.

ii. Building up to and inclusive of first floor or up to a height of 8 m from the ground level, whichever is less, is permissible.

iii. In case of the said land is required by ASI / Department of Archaeology and museums for better management of the monument, concerned archaeology department shall initiate and frame a proposal to acquire and rehabilitate the inhabitants in consultation with Ranibennur Planning Authority/ Ranibennur Town Municipal Council / Town Panchayat

iv. In case the concerned archaeology department prepares any generic guidelines (subject to the approval of Authority) for the existing buildings in prohibited area / regulated area, modification or reconstruction only, without involving change in constructed area may be permitted subject to these regulations.

v. No development is permitted in Eco-Sensitive Areas like River Islands & Tank Bed Areas.2. Height restrictions near Aerodromes

TABLE – 9

Sl. No.

Limits of distance from the aerodromes reference point measured horizontally to building structure of

installations

Difference between the elevation of the top of the building structure or

installations and elevation of the aerodromes (aerodrome reference

point)

International Civil Airports or their alternate

Other Civil Airports and Aerodromes

1 Between 8534 M and 22224 M

Between 7925 M and 22324 M

Less than 152 M



Less than 122 M



Less than 91 M



Less than 61 M



Less than 49 M*



Less than 37 M*



Less than 24 M*



Less than 12 M*

9 Below 2438 M Below 1829 M Nil except with the concurrence of the Civil Aviation Authorities

Note: 1. * Height limits shall be applicable for tree heights.

2. Irrespective of their distance from the aerodrome, (even beyond the 22 Km. limit from the aerodrome reference point), no radio masts or similar installation exceeding 152 M in height shall be erected without the permission of the Civil Aviation Authorities.

3. No buildings, structures or installations exceeding the height indicated in Table - 11 should be permitted without N.O.C. from Civil Aviation Authorities.

4. The location of the slaughter houses and other areas of activities like garbage dump which would attract high flying birds like eagles, hawk etc., and shall not be permitted within a radius of 10 KM from the aerodrome reference point.

VI. DESCRIPTIONS:

1. Application of Land Use:a. The proposed land use indicated towards the roadside of a property shall be the land use for the

property upto a depth of 50 m only, without identifying it for different uses by measuring as per the scale of the maps.

b. Different uses permitted in a 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. When mixed land uses are permitted in the ground floor, the predominant use among them shall be considered as the use of the ground floor.

2. Plots Facing the Roads proposed for Widening:In case of a plot facing the road proposed for widening, the applicant/owner of the plot shall have

to furnish an undertaking that the required land as indicated in the Master Plan for road widening will be handed over by Relinquishment deed to the local authority i.e., Ranibennur Town Municipal Council, at any time when required for the purpose of widening the road in question before sanction is accorded to the building plan. a. Ramp or Parking is not allowed in the land required for road widening.b. The FAR shall be allowed as applicable to the total area of the plot without deducting the area to be

taken over for road widening, provided 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.

c. Coverage shall be allowed as applicable to the net area of the plot after deducting the area to be taken over for road widening.

d. Existing road width along the plot shall be considered for calculating the FAR and the proposed road width shall not be the factor for this purpose.

3. General:The following shall be considered while enforcing the setbacks of all types of building:

a. When the building lines are fixed, the front setback or the building line whichever is higher shall be applicable.

b. In the case of corner sites both the sides facing the road shall be treated as front side and regulations applied accordingly.

c. In case of building facing more than two roads, Setback shall be applied taking two wider roads in to consideration.

d. In case of buildings sanctioned prior to coming into force of these regulations, upper floors may be permitted within the prescribed FAR according to these regulations and also subject to the production of structural stability certificate. However such upper floors shall not be permitted if the existing building is projecting into the proposed road widening limit as prescribed in the Master Plan.

e. Setbacks should be provided in the owners plot only.f. For Cinema theatres the setbacks and other provisions shall be as per the Karnataka Cinema

Regulation Act and Rules. However for Multiplex, High rise Complex, the regulations for high rise buildings as prescribed in Table-3 shall apply.

g. Commercial complexes/Office Complexes should have sufficient toilet for visitors (minimum of 2% of the floor area) in each floor and should be shown on plan.

4. The height of the buildings coming within the landing and takeoff zones of Aircraft in the vicinity of Aerodrome should not exceed the height shown in the Table-9.

5. For High-rise buildings NOC from the following departments shall be obtained.a. Fire force department. b. K.U.W.S. & D.B. c. K.P.T.C.L.d. Airport Authority wherever applicablee. KSPCB wherever applicable

6.NOC shall be obtained from the Karnataka State Pollution Control Board (KSPCB) for the following a. All types of industriesb. Residential and Commercial : Wherever applicable as per KSPCB norms

7. Lifts: Lifts shall be provided for buildings with more than ground plus three floors.

8. Corridor: The minimum width of corridor for different building or type is as given in Table -10

TABLE – 10

Sl. No

Building use or typeMinimum width of the

corridor in meters

1 Residential building 1.02 Assembly buildings such as auditorium, Kalyana Mantapas, Religious 2.0

building, Temple, Mosque or Church and other buildings of Publicassembly or Conference.

3 Institutional buildings such as:a. Government office 2.0b. Government Hospitals 2.4c. 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

9. Means of Access: The means of exclusive access, which would be other than throughPublic roads and streets shall not be more than 30 m. length from the existing publicroads and streets. The minimum width of such access shall be 3.5 m. FAR and height ofbuildings coming up on such plots shall be regulated according to the width of public street orroad. If the means of access exceeds 30.0 m. in length, FAR shall be regulated with referenceto the width of such access road. Construction of buildings on plots with common access/lanesfrom the public road/street shall be regulated according to width of such common accessroads/lanes.

10. Ramp: Ramp shall be provided with a minimum width of 3.50 meters and a slope of not steeper than 1 in 8.

11. Activities allowed in Basement floors:a. In case of three star hotel and above if extra area is available in the basement after meeting the requirements of parking facilities and other necessary Items as provided in Zonal regulations, the same can be used for health club, shopping arcade, dining area without kitchen facilities, offices, conference hall, gym rooms, massage rooms, subject to reckoning such areas for FAR.b. In case of other commercial buildings, the spare area in the basement after catering the requirements of parking facilities and other necessary items as provided in these regulations / byelaws, can be used for other purposes incidental to the commercial complex, such as restaurants, shopping arcade, health club, offices, subject to reckoning such areas for FAR.c. In case of public, semi-public buildings, the extra area available in the basement after fulfilling the required parking facilities as per these regulations can be used for: i. Canteen, conference hall, indoor games, stores in educational institutions, government offices of Local bodies and other statutory organizations. ii. X-ray rooms, radiology rooms, consulting rooms, physiotherapy, medical stores and canteens in government and private hospitals including nursing homes.d. In case of multi-storeyed residential apartments, the extra area available in the basement after meeting the requirements of parking facilities, can be used for other purposes incidental to the residential requirement, such as Health club, Gym rooms, Indoor games, Home theater, subject to reckoning such areas for the purposes of FAR.e. In case of other residential buildings, the extra area available after catering to the requirements of parking can be used for Home Theater, Gym rooms & Indoor games subject to reckoning such areas for the purpose of FAR.

Note: The uses to be permitted in basement are subject to providing of adequate ventilation and safety requirements);

12. Garagesa. For garages no side or rear setbacks are to be insisted. b. One upper floor not exceeding 3.0 m. in height shall be permitted provided no openings are

provided towards neighboring buildings and at least one opening for light and ventilation is provided towards the owner’s property.

c. 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.

d. When car garage is proposed on the right side, the min setback shall be 3.0 m;e. In case of corner plots, the garage shall be located at the rear corner diagonally opposite to the

road intersection.f. The maximum width of the garage shall not exceed 4 m.g. Garages shall not be constructed or re-constructed within 4.5 m. from the road edge. This may

be relaxed in cases where garages form part of the main building with minimum setback for the plot.

h. The length of the garage shall not exceed 1/3 rd the depth of the site but not exceeding 6.0 m in any case.

13. Distance of Building from Electrical LinesNo building shall be erected below an electrical line. The horizontal distance from the electrical line,

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.

TABLE – 11

Distance of buildings from electrical lines

Sl. No.

Electrical linesVertical

clearancein m

Horizontal clearancein m

1 Low and medium voltage lines up to 11 KV 2.5 1.2

2 High voltage lines up to and including 11 KV 3.7 1.2

3High voltage line above 11 and up to and including 33 KV

3.7 2.0

4 Above 33 KV No Objection Certificate from concerned electricity department is to

be obtained

14. Solar Water Heater Requirements

Solar water heaters shall be provided as per the Table-12 for different categories of buildings.

TABLE – 12

Solar lighting and water heater requirements

Sl. No.

Type of use100 liters per day shall be provided for every unit

1Restaurants 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 rooms3 Hostel and guest houses 6 beds / persons capacity4 Industrial canteens 50 workers5 Nursing homes and hospitals 4 beds

6Kalyana Mantapas, community hall and convention hall (with dining hall and kitchen)

30 sq m of floor area

7 Recreational clubs 100 sq m of floor area8 Residential buildings:

(a) Single dwelling unit measuring 200 sq m of floor area or site area of more than 400 sq m whichever is more.(b) 500 lpcd for multi dwelling unit / apartments for every 5 units and multiples thereof.

9Solar photovoltaic lighting systems shall be installed in multi unit residential buildings (with more than five units) for lighting the set back areas, drive ways, and internal corridors.

15. Safety measures against Earthquake in Building construction

Buildings with a height of 15 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.

16. Facilities for Physically Handicapped persons

Public and semi public buildings having covered area of 300 sq m and above shall be designed and constructed to provide facilities to the physically handicapped persons as prescribed in the Schedule-V of these Zoning Regulations.

SCHEDULE –V

Facilities for physically handicapped persons

a. These byelaws shall apply to the physically handicapped persons having the following disabilities.-i. Non-ambulatory disabilities: Impairments that regardless of cause or

manifestation, for all practical purposes, confine individuals to wheelchairs;ii. Semi-ambulatory disabilities: Impairments that cause individuals to walk

difficulty or insecurity. Individuals using braces or crutches, amputees, arthritics, spastics, and those with pulmonary land cardiac ills may be sent ambulatory.

iii. Hearing disabilities: Deafness or hearing handicaps that make an individual insecure in public areas because he is unable to communicate or hear warning signals.

iv. Sight disabilities: Total blindness or impairments affecting sight to the extent that the individual functioning in public areas is insecure or exposed to danger.

b. Access path / walk way: The width of access path / walkway from plot entry and surface parking to the building entry shall not be less than 1.80 m. It shall not have a gradient exceeding 5%.

c. Surface parking: At least two car spaces shall be provided at surface level near entrance with maximum travel distance of 30.00 m from the building entrance.

d. Space for wheel chair users: Adequate space shall be kept for the free movement of wheel chairs. The standard size of wheel chairs shall be taken as 1050 mm x 750 mm the doors shall have a minimum width of 900 mm to facilitate the free movement of wheel chairs.

e. Approval to plinth level: At least one entrance shall have approach through a ramp. The ramp shall have a minimum width of 1.80 m with maximum gradient of 1:10

f. Entrance landing: Entrance landing shall be provided adjacent to ramp with the minimum dimension of 1.80 m x 2.00 m.

g. Corridors: The minimum width of corridors shall be 1.80 m.

h. Staircase: The minimum width of staircases shall be 1.50 m. The minimum number of risers on a flight shall be limited to 12. Size of treads shall not be less than 30 cm and the height of risers shall not be more than 15 cm.

i. Lifts: i. Wherever lifts are required to be installed as per byelaws, provision of at least one lift shall be

made for the wheel chair users with the following cage dimensions recommended for passenger lifts of 13 persons capacity by Bureau of Indian Standards.

a. Clear internal depth 1100 mm (1.10 m)b. Clear internal width 2000 m (2.00 m)c. Entrance door width 900 mm (0.90)

ii. The lift lobby shall have a minimum inside measurement of 1.80 m x 1.80 m.

j. Toilets: One special water closet in a set of toilets shall be provided for the use of handicapped persons with wash basin keeping in view the following provisions.-i. The minimum size of toilet shall be 1.50 m x 1.75 m.ii. The maximum height of the W.C. set shall be 0.50 m above the floor.

k. Hand rails: Hand rails shall be provided for ramps, staircases, lifts and toilets. The height of hand rails shall be normally 800 mm above the floor level. If the building is meant for the predominant use of children, the height of hand rails may be suitably altered.

l. Guiding / Warning floor material: The floor material to guide or to warn the visually impaired persons with a change of colour or material with conspicuously different texture and easily distinguishable from the rest of the surrounding floor materials is called guiding or warning floor material. The material with different texture shall give audible signals with sensory warning when person moves on this surface with walking stick. The guiding / warning floor material is meant to give the directional effect or warn a person at critical places. This floor material shall be provided in the following areas;i. The access path to the building and to the parking area; ii. The landing lobby towards the information board, reception, lifts, staircase and toilets;iii. At the beginning / end of walkway where there is vehicular traffic;iv. At the location abruptly changing in level and at the beginning / end of ramp;v. At the entrance / exit of the building.

m. Proper signage: Appropriate identification of specific facilities within a building for the handicapped persons should be done with proper signage. Visually impaired persons make use of other senses such as hearing and touch to compensate for the lack of vision; whereas visual signals shall benefit those with hearing disabilities.

Signs should be designed and located such that they are easily legible by using suitable letter size (not less than 20 mm size). For visually impaired persons, information board in Braille should be installed on the wall at a suitable height and it should be possible to approach them closely. To ensure safe walking there should not be any protruding sign, which creates obstruction in walking.

The symbols / illustrations should be in contrasting colour and properly illuminated so that with limited vision one may be able to differentiate amongst primary colours.

17. RAIN WATER HARVESTING

a. Every building with a plinth area of exceeding 100 sq m and built on a site measuring not less than 200 sq m shall have rain water harvesting structures having a minimum total capacity as detailed in Schedule-V.

b. Provided that the authority may approve the rainwater harvesting structures of specifications different from those in Schedule-VI, subject to the condition that minimum capacity of rainwater harvesting is being ensured in each case.

c. The owner of every building shall ensure that the rainwater harvesting structure is maintained in good repair for storage of water for non-potable purposes or recharge of ground water at all times.

d. Rainwater harvesting is compulsory in all buildings with ground+2 floors and above.

SCHEDULE – VI

Rain Water Harvesting

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.

a. 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.

b. 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 channeled to the refilled pit for recharging the bore well.

c. An impervious storage tank of required capacity may be constructed in the setback or other than, space and the rainwater may be channeled 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.

d. 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 channeled 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.

e. 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 / 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 no dampness is caused in any part of the walls or foundation of the building or those of an adjacent building.

18. Security Deposit:

a. To ensure compliance with these regulations and directions given in the sanctioned plan and other conditions, the applicant shall deposit a sum at the rate of Rs 30.00 per sq m of floor area as refundable interest free security and earnest deposit for the following categories of buildings, namely:

i. Residential building or Residential apartment with four dwelling units and more. ii. Commercial buildings exceeding 200 sq m of floor area

c. The security deposit shall be refunded at the time of issuing the occupation certificate. If the construction is not as per approved plan this deposit amount would be forfeited in addition to the action as per act. The security deposit shall also be adjusted towards any penalty or charges levied by Ranibennur Town Municipal Council on the building during the course of construction.

d.VII. SUB DIVISION REGULATIONS

In sanctioning the sub-division of a plot under section 17 of the Karnataka Town and Country Planning Act, 1961, read with Sec 32 of the Karnataka Urban Development Authorities act, 1987, The Ranibennur Planning Authority shall among other things see that the following planning standards are followed.

The authority reserves the right to modify the layout submitted by the applicant / owner and may impose any condition either from the planning point of view or in the interest of public.

1. Areas for Open spaces and Civic Amenities

Approval of Residential Layouts:a. The approval of layout for residential purpose shall be subject to the following regulations:

i. The minimum road width shall be 9.0 M. ii. The area under parks, playgrounds and open spaces shall not be less than 10% of the total

extent. iii. The area under Civic Amenity shall not be less than 5% of the total extent. iv. After providing for roads, 10% for park and 5% for civic amenities, remaining area shall also

be earmarked for residential purpose. v. Out of the area earmarked for residential purpose, on owner’s request, up to 3% of the total

extent of land may be earmarked for neighbourhood shopsvi. In exceptional cases where the area under roads crossed 45% and above due to

incorporation of major road proposed in master plan the reservation under parks, open spaces and civil amenities may be relaxed.

vii. The area reserved for parks and open spaces, civic amenities and roads shall be handed over to the Authority/Local Authority free of cost through a registered relinquishment deed before taking up development of the layout. Preference may be given to the residents association of owner of the layout to maintain the parks and open spaces. The authority, if it desires so, may hand over the responsibility of the maintenance of park and open spaces to the local residents association or owner of the layout.

viii. Plots sub divided and registered under the Stamp Act prior to the coming into force of these regulations shall be considered as original plots subject to the following conditions.

ix. Portions of the land from the individual plot required for road widening as per Master Plan to be surrendered to the Authority free of cost. T.D.R. shall not be claimed for such surrendered land.

x. 15% of the cost of the plot as per section 45B of the Stamp Act has to be paid to the Authority in addition to recovery of fees under Section 18 of the KTCP Act and other fees / charges prescribed by the Government from time to time.

b. Exemption for open space and civic amenities in sub-division of land.i. Subject to the provisions of Master Plan in respect of land use, proposed roads and minimum road

width, whenever the total extent of land of the private residential layout for approval is 4000 sq. m (0.400 hectares) and below, reservation of Open space and Civic Amenities areas as per these Regulations/Sub Division Rules may be dispensed with.

ii. In lieu of this, the Ranibennur Planning Authority may collect the market value of converted equivalent land as fixed by the Sub-Registrar.

iii. The value to be recovered from the land owner in lieu of Open space and Civic Amenities shall be in addition to the fee to be collected under Section 18 of the K.T.C.P. Act, development charges and any other fees/charges prescribed by the Government from time to time.

iv. The Ranibennur Planning Authority shall deposit the amount so collected under a separate Head of account and the amount shall be utilised only for acquisition of areas reserved as parks and open spaces in the approved Master Plan. The Ranibennur Planning Authority shall, under no circumstances divert this amount for any other purposes.

v. In case the land owner refuses to pay the market value of the equivalent land in lieu of open space and Civic Amenity to be reserved, the Ranibennur Planning Authority shall approve the Sub-Division reserving equivalent land separately and shall take possession of such an extent of equivalent land free of cost from the land owner and the Authority may dispose the same through auction for the purpose decided by the Authority. The amount so realised shall also be utilised as explained in clause(iv) above.

c. Approval of Single plot for Residential purpose. Any extent of land can be approved as single plot subject to the following conditions.

i. The land in question should have been converted for Non-agricultural purpose.ii. The land shall have access from the public road and the use of land shall be in accordance with

these Regulations of the Master Plan. iii. 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 accordingly as prescribed in these Regulations.

Note: 1. 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;

2. The minimum road width required may be relaxed upto 6.0 m in case of EWS schemes and Ashraya Schemes only;

3. Handing over of Roads, Parks and Open spaces and Civic Amenities sites free of cost to the authority may be relaxed in case the scheme is taken up by the central and state government agencies.

B. Approval of Non-residential layouts.

a. If the Non-Residential layout for approval consists of only one single unit, approval shall be given subject to the following conditions:

i. The minimum road width shall be 12.0mii. Minimum of 5% of the total extent of land shall be reserved for vehicle Parking for visitors and this

shall be in addition to the Parking space prescribed in these Regulations as per the total floor area of the building.

iii. Minimum of 10% of the total extent shall be earmarked as open space.iv. 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.b. If the Non-Residential layout for approval consists of two or more number of plots, the following

conditions shall apply:i. The minimum road width shall be 12.0m

Minimum of 5% of the total extent of land shall be reserved for Vehicle Parking for visitors and this shall be in addition to the Parking space prescribed in these Regulations as per the Table - 8

ii. Minimum of 10% of the total extent of land shall be earmarked as Park & Open space.iii. The area earmarked for Parking, Park & Open space and Roads shall be handed over to the

Ranibennur Planning Authority free of cost for maintenance.

2.Regulations for Residential Development Plans and Non Residential Development Plans

A. Regulations for Residential Development Plan ( Sital Area > 10000 sq m)

a. Minimum of 10% of the land shall be reserved for Park & Open space. The Park & Open space shall be relinquished to the authority free of cost and the same may be allowed to be maintained by the local residents association (registered).

b. A minimum of 5% of total plot area shall be provided for Civic Amenities and the owner or developer shall develop such Civic amenities which finally shall be handed over to the local residents association (registered) for maintenance. The mode of such handing over shall be decided by the authority.

c. FAR is calculated for the total area after deducting the area reserved for Civic Amenities.d. Parking area requirement shall be as applicable vide Table-8.e. An additional 5% of the parking area provided shall be reserved for surface parking for visitors.f. Roads as shown in the Master plan shall be incorporated within the plan and shall be handed over to

the authority free of cost. g. FAR & Ground coverage for Residential development plan is given in the table below.

TABLE-13

Road width in...m Coverage FARLess than 12 60% 1.50

Above 12 and up to 18 55% 1.75Above 18 and up to 24 50% 2.00

Above 24 45% 2.25

B. Regulations for Non Residential development plan( Sital Area > 6000 sqm )

a. Minimum of 10% of the total area shall be reserved for Parks and Open spaces, which shall be maintained by the owner to the satisfaction of the Authority.

b. Parking area requirements shall be as applicable vide Table-8. An additional 5% of the plot area shall be reserved for surface parking for visitors.

c. FAR is calculated based on total sital area.d. Roads as shown in the Master Plan shall be incorporated within the Development Plan and shall be

handed over to the Authority free of cost.e. FAR & Ground coverage for Non- Residential development plan is given in the table below

TABLE – 14

Road width in …m Coverage FAR12 up to 15 60% 1.75

Above 15 and upto 18 55% 2.00Above 18 and upto 24 50% 2.25

Above 24 45% 2.50

3. Regulations for Integrated Township:

a. The minimum extent of property for the development of Integrated Township shall be 20 Ha. Multiple land parcels each not less than 20 Ha. contiguous, interconnected with roads can be part of a single Integrated Township.b. The minimum width of approach road to an Integrated Township shall be 24 M.

i.Permissible land uses: 1. Residential2. I T / B T related activities / Industrial3. Commercial

ii.Permissible Usage : 1. Minimum area for Civic Amenities – 5%2. Minimum area for Park & Open spaces – 10%3. Minimum area for Roads – 20%

Note: If 20% is not used for Roads, the difference in area shall be added to Park & Open spaces.

4. Maximum area for Non Residential uses i. IT, BT related activities / Industrial - 50% ii. Commercial (to support township) - 3%

5. Balance area for Residential use.c. FAR is calculated for the total sital area excluding area reserved for Civic Amenities. d. Coverage and FAR in the Integrated Townships shall be as specified in Table–16.e. Prior no objection certificate from Karnataka state pollution control board is necessary for approvalf. The minimum width of roads abutting properties of commercial land use shall be 18 M.g. F.A.R. and ground coverage for Integrated Township shall be as follows

TABLE-15

Road Width (M) Coverage F.A.R. Allowable24m up to 30 m 50% 2.25

Above 30 m 45% 2.50

4. Regulations for Redevelopment Schemes:

In case of Slum Redevelopment Scheme, taken up by the Karnataka Housing Board and Karnataka Slum Clearance Board, the following regulations given in the table below shall be applicable.

TABLE-16

Sl.No

Regulations for Slum Redevelopment Scheme

1 Land Use Allocation For rehabilitation scheme, procedure as per Section 14 A of Karnataka Town & Country Planning Act may be dispensed with in agricultural zone of approved Master Plan after consultation with the Director of Town and Country Planning and for re-development within the conurbation area shall be as per the Zoning Regulation and Master Plan proposals.

2 FAR & Ground Coverage taken up in the same location.

Extent in Ha Coverage

FAR Min. Road width Min. alround Set back

Up to 0.4 60% 3.0 6m for buildings < 15m height and 9m for > 15 m height

6 m

Above 0.4 up to 0.8

60% 3.0 9m for buildings< 15m ht and 12m for > 15 m ht

7.5 m

Above 0.8 60% 3.0 12.0 m 9.0 m

3 FAR & Ground Coverage for a relocation scheme.

Road width in m. Coverage FAR Set backs

Less than 12 60% 2.00As per Table 2 or 3 of these Regulations

Above 12 and upto 18 55% 2.25

Above 18 and up to 24 55% 2.50

Above 24 and up to 30 50% 3.00

Above 30 50% 3.25

4 Minimum Open space and Civic Amenity area Open space and Civic Amenity area shall be 15% of total sital area. Out of 15%, not less than 10% shall be reserved for park area and the rest reserved for Civic Amenity area. Such areas need not be handed over free of cost to the authority

5 Commercial 2% of the total area may be reserved for Commercial use subject to fulfillment of parking area.

6 Set-backs As shown in item number 2 & 3

7 Distance between the blocks Up to 15 m height 6.0 m minimum & Above 15m height 9.0m minimum shall be provided.

5. Amalgamationi. In the case of amalgamation, the proposed sites shall have the same land use.ii. Ownership of the amalgamated plot could be in a single or multiple names/family members/ company.

But, amalgamation shall not be considered if the plots are under lease agreement.iii. Development controls for the amalgamated plot shall be with reference to new dimensions.\

6. Bifurcation;i. In the case of all bifurcations, whether corner site or intermediate site, front setback for the resulting site

abutting the road shall be the same as that of the original site and not that of the subdivided site.ii. A Plot/ Site which is a part of the Sub division plan/layout/scheme duly approved by the authority

maybe further bifurcated with prior permission of Authority and the sub divided plot shall not be less than the prescribed size.

iii. Bifurcated plot shall not be less than 54 sq m. Bifurcated plot shall have a minimum of 3.5 m access.iv. The bifurcated plot shall have a minimum of 6.0 m frontage.

VII. BUILDING LINE

Building lines are prescribed for some important roads in Ranibennur Town. Front setback is also prescribed separately for various types of buildings. The maximum of the front setback / building line shall be provided in the front.

TABLE-17

Sl. No. Name of the Road

Building line from the centre

line of road1. Existing National Highway(Town boundary) 26.00 Mtr.2. Magodu Road 15.00 Mtr.3. Medleri-Chalageri road 15.00 Mtr.4. Halageri Road 15.00 Mtr.5. Station Road 15.00 Mtr.6. M.G.Road 12.00 Mtr.7. Outer skirt Road 12.00 Mtr.8. Old Magodu Road 12.00 Mtr.9. Benakanakonda Road 12.00 Mtr.10. Yarikoppa Road 12.00 Mtr.11. Guttala Road 12.00 Mtr.12. Antharavalli Road 12.00 Mtr.13. From National Highway to Bye-pas road 12.00 Mtr.14. From Chalageri Road to National Highway 12.00 Mtr.15. From National Highway to Chalageri Road Railway line road. 12.00 Mtr.16. From Magodu road to N.H. Road 12.00 Mtr.17. Remaining proposed roads 12.00 Mtr.18. Road towards Kotreshi Mata 12.00 Mtr.19. From Station to Railway line road 12.00 Mtr.20. Basalekatti Thanda road 12.00 Mtr.

Member Secretary ChairmanRanibennur Planning Authority Ranibennur Planning Authority

Ranibennur Ranibennur

GOVERNMENT OF KARNATAKA · 2017-06-17 · Bangalore Railway line are passing through this town....

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