Karnataka  Building Bye-laws

  • The salient features of Karnataka Building Rules are given below.
  • For details please visit the respective website – few of the links are provided ,
  • Please look out for amendments from the respective authorities as and when its published .
  • These are only guidelines . Please consult your Architect /Consultant /respective authority.

Building rules of Bangalore

For a power point presentation on Bangalore Building Rules please click on Bangalore PPT

For the building rules of Bengaluru click on Bengaluru zoning

Sample Plans for Bangalore click on

Bangalore plan - 1

Bangalore plan - 2

Bangalore plan - 3

Building Rules of Mysore 

For power point presentation on Mysore Building rules

please click on Mysore PPT

For the detailed building rules of Mysore click on Mysore Zoning

Sample plans for Mysore click on

Mysore plan - 1

Mysore plan - 2

Mysore plan - 3

Building Rules of Mangalore

For power point presentation on Mangalore Building rules click on Mangalore PPT

For detailed building rules on Mangalore click on Mangalore Zoning

Sample plans for Mangalore click on

Mangalore plan -1

Mangalore plan - 2

Mangalore plan - 3

WHAT IS BUILDING BYELAWS?

 

OBJECTIVE OF BUILDING BYE-LAWS

 

 

SCOPE OF BUILDING BYE-LAWS

  1. Building frontage line
  2. Minimum plot size
  3. Built up area of building
  4. Height of building
  5. Provision of safety, water supply, drainage, proper light and ventilation
  6. Requirement for off street parking space
  7. Size of structural element

TERMINOLOGIES

Act: means the Karnataka Town and Country Planning Act, (K.T.C.P. Act) 1961

Apartment: means suite of rooms, which are occupied, or which is intended or designed to be occupied by one family for living purpose in an Apartment building. This word is synonymous with residential flat.

Authority: means Urban Development Authority constituted for Mangalore under the Karnataka Urban Development Authorities Act 1987 (MUDA) for the local planning area.

Building line: Means the line up to which the plinth of a building may lawfully extend within the plot on a street or an extension of a street. No overhead projections allowed beyond the building line.

Built up Area (Plinth area): is the carpet area plus the thickness of outer walls and the balcony.

 

Floor Area Ratio (FAR): means the quotient of the ratio of the combined gross floor area of all floors, except the areas specifically exempted under these regulations, to the total area of the plot, viz.

                           Total floor area of all the floors

Floor Area Ratio= ----------------------------------------------

                            Plot Area

Guidance Value: The value fixed by the Sub-Registrar for the land/building as per the Karnataka Stamp Act.

Ground coverage: The total area covered by building immediately above the plinth level. Swimming pool, sump tank, pump house and electric substation, utilities are not included.

Master Plan: means Master Plan (Revision – II) prepared for the local planning area of Mangalore approved by the government under the Karnataka Town and Country Planning Act, 1961.

Premium F.A.R: means additional F.A.R. permitted by collecting additional fees as prescribed in the rules herein.

Setback: means the distance prescribed under these Zonal Regulations between the plot boundary and the plinth of the building or the covered Cantilever projection of the building in any floor. If cantilever projection of the building is proposed, the prescribed setback shall be provided between the plot boundary and such covered cantilever projection.

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

Super Built Up Area: Is the built up area plus proportionate area of common areas such as the lobby, lifts shaft, stairs, etc.

TDR: means Transfer of Development Rights available for plots as prescribed in KTCP Act. When an area within the local planning area is required for public purpose (i.e. road, widening of road, park etc.,) the owner of any sites or land which comprises of such area surrenders it and hands over possession of the same to the Authority free of cost and encumbrance, the Authority may permit development rights in the form of additional floor area which shall be as notified by the State Government from time to time.

Zonal Regulations: means Zoning of Land use and regulations prepared under the Karnataka Town and Country Planning Amendment Act, 2004 Section 12, prescribing the uses permissible in different land use zones, setbacks around buildings, plot coverage, floor area ratio, height of the building, building lines, parking, etc.

 

BUILDING SETBACK

Plot

Width of site

Depth of site

Width/Depth of site (m)

Right side(m)

Left side(m)

Front side(m)

Rear side(m)

Up to 6.0

1.0

0.0

1.0

0.0

Above 6.0 up to 9.0

1.0 m on all side

Above 9.0 m

8%

8%

12%

8%

 

 

 

For plot over size of 4000 sq. m, a minimum setback of 5.0 m on all sides shall be insisted

Sl. No.

Height of the building (m)

Front, rear and side setbacks(Min. in m)

1

Above 11.5m up to 15m

5.00

2

Above 15 m up to 18.0 m

6.00

3

Above 18.0 up to 21 .0 m

7.00

4

Above 21 up to 24 m

8.00

5

Above 24.0 m up to 27.0 m

9.00

6

Above 27 up to 30.0 m

10.00

7

Above 30 up to 35.0 m

11.00

8

Above 35 up to 40.0 m

12.00

9

Above 40 up to 45.0 m

13.00

10

Above 45 up to 50.0 m

14.00

11

Above 50.0m

16.00

 

Front Open space

Sl. No.

Width of street fronting the plot(m)

Front open space minimum (m)

1

Up to 7.5

1.5

2

7.5- 18

3.00

3

18-30

4.5

4

Above 30

6.00

 

Classification of Land use zones:

Agriculture Land (Ag)

Residential (R)

The areas of the city, which have predominantly residential land use pattern, are considered for the Residential (Main) zone.

Plot Size and Ancillary uses permissible in Residential

No.

Plot size (sq m.)

Maximum Ground
Coverage

FAR

Road width (m)

1

Up to 360

Up to 75 %

1.5

Up to 12.0

2

Above 360 up to 1000

Up to 65 %

1.75

Above 12.0 up to 18.0

3

Above 1000 up to 2000

Up to 60 %

2.25

Above 18.0 up to 24.0

4

Above 2000 up to 4000

Up to 55 %

2.5

Above 24.0 up to 30.0

5

Beyond 4000

Up to 50 %

2.75

 

 

Notes

Commercial (C)

FAR and Ground Coverage in Commercial (Business) up to 10000 sq m.

Road width (m)

FAR

Coverage

Less than 9

1.5

55%

Above 9 and up to 12

1.75

50%

Above 12 and up to 18

2

50%

Above 18.0 up to 24.0

2.25

45%

Above 24.0 m up to 30.0

2.5

40%

Above 30.0 m

2.75

40%

Notes
a.
Setbacks are same as explained above.

  1. The land required for road widening shall be handed over to the authority free of cost. The FAR allowed is for the original plot and the coverage is for the reconstituted plot.
  2. If the road width is less than 9.0 m, then the maximum height is restricted to 11.5 meters.

 

 

 

Industrial (General)

This zone supports the establishment of all types of industries.

FAR and Ground Coverage in Industrial (General)

No

Size of the Plot (sq m.)

Ground
Coverage

FAR

Setback Front

Rear & Sides Setbacks

1

Up to 230

80%

1

1

1

2

Above 230 up to 1000

60%

1.25

4.5

3

3

Above 1000 up to 2000

50%

1.25

6

5

4

Above 2000 up to 4000

40%

1.25

8

5

5

Above 4000 up to 8000

35%

1

8

6

6

Above 8000

30%

0.5

15

12

 

Notes
a.
If the road width is less than 9.0 m, then the maximum height is restricted to 11.5 meters.
b. All lands/sites allotted by government agencies like KIADB, KSIIDC etc., for industrial use shall not be permitted to be utilized for any other use, without the NOC from such departments/ agencies as the case may be.
c. Control of Air & water Pollution
i. No industrial effluent shall be disposed or exposed to cause nuisance and endanger to public health.
ii. Without prejudice to the generality of the above provisions, the Competent Authority may stipulate certain conditions or measures to control the air borne emissions and liquid effluents from industrial units. These measures shall be stipulated as conditions of the development permission.
iii. Industries in the special industrial zone (hazardous industries) which emit liquid and gaseous effluents shall not be allowed to emit such effluent unless they are purified and rendered harmless from the public health point of view by provision of purification plants, as may be prescribed by the Competent Authority and/or the Karnataka State Pollution Control Board.
iv. Control as prescribed from time to time by the pollution control board Competent Authority shall be applicable to all development and redevelopment.

 

 

 

Industrial (Hi –Tech)

This is a priority area for establishment of activities associated with new technologies: IT, IT Enabled Services (ITeS), BT, electronics, telecom and other emerging areas and as well as services sector organized in industry format (Bank offices, etc.). This zone also enables work home – play relationship.

FAR and Ground Coverage in Industrial (Hi-Tech Zone)

No

Size of the plot (sq m.)

Ground
cover

Permissible
FAR

Road width (m)

1

Up to 1000

55%

1.75

Up to 12.0

2

Above 1000 up to 2000

50%

2

Above 12.0 up to 18.0

3

Above 2000 4000

50%

2.25

Above 18.0 up to 24.0

4

Above 4000 up to 6000

45%

2.75

Above 24.0 up to 30.0

5

Above 6000 up to 12000

45%

3

Above 30.0

 

Note
a.
Setbacks are same as explained above.

  1. If the road width is less than 9.0 m, then the maximum height is restricted to 11.5 meters.

 

Public and Semi Public (P&SP)

This zone includes Government owned complexes and civic amenities and large infrastructure facilities of health, education, sports, cultural and social institutions managed by government or private organizations (Institutions).

This shall include Government administrative centers, district offices, law courts, jails, police stations, institutional offices, health facilities (including health tourism), educational, cultural and religious institutions, community halls, working hostel facilities, convention centers of non-commercial nature, utilities and all uses permissible in parks and open spaces.

FAR and Ground Coverage in Public and Semi Public

No

Size of the plot (sq m.)

Ground
cover

FAR

Setbacks

1

Up to 500

60%

1.5

Setbacks are same as explained above.

2

Above 500 to 1000

55%

1.75

3

Above 1000 up to 2000

50%

2

4

Above 2000

45%

2.25

 


Note
a.
In case, any private property is included within the boundary designated as Public and Semipublic use and if the owner can establish that the ownership of land vests with him/her, the land use adjoining the land shall be assigned to the land in question.(to be
decided by the Authority only).

  1. If the road width is less than 9.0 m, then the maximum height is restricted to 11.5 meters.

 

REQUIREMENT OF BASEMENT

 

BUILDING REQUIREMENTS

No.

Name of room

Minimum Area

Minimum size of side

Height

Other requirements

1

Habitat Room
Bed room
Living room
Study room

9.5 m2

2.4m

Not less than 2.75m from surface of floor to lowest point of ceiling.

As per need

2

Kitchen

5 m2

1.8m

Not less than 2.75m.

As per need

3

Bathrooms and water closets

1.8m2

If bath and water closet are combined, its floor area shall not be less than 2.8m2 with minimum width of 1.2m.

Not less than 2.1m.

As per need

4

Store room

3m2

Not less than 2.2m

5

Garage

12.5m2

3m

Not less than 2.4m

6

Stair Case

 

The minimum width of stair is 0.9m.

Clear head room shall be 2.2m

• Minimum width of thread without nosing 250mm in residential.
• The maximum height of rise shall be 190mm for residential building.

 

PROVISION FOR LIGHTING AND VENTILATION

 

    1)  1/10th of the floor area for dry hot climate.

    2)  1/6th of the floor area for wet hot climate.

    3)  1/8th of the floor area for intermediate climate.

    4)  1/12th of the floor area for cold climate.

 

Sl. No.

Min size of door opening (m)

Min size of window opening (m)

1

1.10 X 2.10

1.80 X 1.35

2

0.90 X 2.10

1.20 X 1.35

3

0.75 X 2.10

0.90 X 0.60

 

 

GREEN BUILDING REQUIREMENTS

 

Provision of Rain Water Harvesting is mandatory for all plots, which are more than 240 sq. m in extent. A 5 % rebate on the property tax is offered for residential property and 2 % for non-residential buildings within BMA for the first 5 years, when rainwater harvesting is made as an integral part of the building constructed.

Solar lighting and solar water heating is recommended for all new development/constructions. If the solar lighting and solar water heating is adopted, then refundable security deposit on fulfilling the conditions shall be returned along with 2 % interest.

 

 

PROCEDURE FOR SANCTION

1

Name of the Department

Town Planning Section.

2

Name of the Service

Sanction of Building Plan for residential Dwelling houses / Apartments / Non-Residential Buildings

a) Consisting of More than Single Basement Floor irrespective of Number of Floors

b) Consisting of BF+GF+4 and above Upper Floors.

c) For all the cases where Development Plan is approved by Bangalore Development Authority. (Computerized)

3

Whom to approach for this service (Designated Officer)?

Additional Director of Town Planning headed by Commissioner.

4

Procedure involved to get this service

1. Filing application through online and submitting hard copy consisting of relevant records and drawings.

2. 5 % of license fee towards scrutiny / processing charges

3. Issue of Receipt / Acknowledgement

4. Inspection of the Site by Engineer

5. Verification of Documents and Drawing

6. Approval / Rejection by the competent authority

7. Issue of Demand Note to the party for payment of Requisite Fee

8. Receipt of Requisite Fee

9. Issue of Building Plan approval

5

Form to be submitted to get this service

Plan Sanction Submission Form , Schedule II & III, Indemnity bond

6

Who are eligible to get this service?

Any owner of the property in the jurisdiction of BBMP area who has

1. Sale deed

2. B B M P khata certificate

7

Documents to be enclosed with the request

1. Latest B B M P Khata certificate

2. Latest Khata extract

3. Latest Tax paid receipt

4. sale/title deed

5. Encumbrance certificate

6. Conversion copy (Wherever applicable)

7. Change of Land Use copy (Wherever applicable)

 

Approval of single plot for residential/nonresidential purposes facing existing road:

1 An extent of land up to 4000 Sq.m which is not proposed to be subdivided or which is not part of any approved layout shall be approved as single plot subject to the following conditions.

2 The land in question should have been converted for non-agricultural purposes and the extent of land converted shall not be more than 4000 Sq m.

3 The land shall have access from the public road and the use of land shall be in accordance with the Zonal Regulations of the Master Plan.

4 In case of amalgamated properties, single site approval shall be given considering the amalgamated properties as a single property.

5 Roads as shown in the Master Plan with the proposed width shall be incorporated in the single plot and the portion of the road falling within the plot shall be handed over to the authority free of cost. However, TDR shall be provided for the land surrendered.

6 In case the plot is bifurcated by virtue of providing the road proposed in the Master Plan, then each such sub-divided plot shall be treated as individual single plot and the regulations shall apply accordingly.

7 The necessary development charges shall be paid to the Authority. This fee is in addition to recovery of fee under section 18 of Karnataka Town and Country Planning Act and other fees/charges prescribed by the government from time to time.

8 If the owner of single plot desires to sub divide the plot subsequently to two or more plots, he shall obtain approval from the authority treating it as sub-division of land and the norms apply accordingly as prescribed for approval of layout plan in the Zonal Regulation.

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