Chapter 3Regulations Applicable to All Zones

3.1 Setbacks:

Front and Rear setback shall be with reference to depth of the site.

• i. The left and right setback shall be with reference to width of the site.
• ii. Up to 11.5 m height, the setbacks are calculated as percentages of depth and width of the plot, as per Table.8.
• iii. Table.9 shall be referred for Buildings which are more than 11.5 m in height to fix the setbacks.
• iv. In case of irregular plots, the setbacks are to be calculated according to the depth or the width at the point where the depths or widths are varying and average setbacks shall not be considered in such cases.
• v. The setbacks shall be provided in the owners plot. Public open spaces or conservancies should not be considered as setbacks.
• vi. Wherever the building lines are fixed, in such cases the front setback or the building line which ever is higher shall be considered as the front setback to the building.
• vii. In case of corner site, both the sides facing the road shall be treated as front side and regulations applied accordingly to maintain the building line on these roads and for providing better visibility.
• viii. In case of building facing more than two roads, the plot should be considered as corner plot taking two wider roads into consideration.
• ix. In case of site facing roads both in front and rear, both the sides facing roads shall be treated as front and other two sides not facing roads should be treated as right and the setbacks be applied accordingly.

SETBACKS :

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

3.2 Width of the road:

• i. While determining the width of the road the distance between the boundaries of a road including foot path, drains measured at right angles at the center of the plot.
• ii. In case of roads having service roads in addition to the main roads, the width of the roads shall be aggregate width of service roads and main roads for determining the FAR.

The lower surface of storey on which one normally walks into the building; the general term floor does not refer to basements / cellar or mezzanine floor.

• i. Floor area for calculating Parking requirements: Floor area shall be the aggregate area of all the floors of a building including thickness of wall, staircase room, lift room, escalators, balconies, lobbies, corridors, foyers, and such other parts provided for common service.

3.4) FAR or Floor Area Ratio

• i) The ratio of the Floor area to the plot area is FAR. However, it includes escalators, open balconies, staircase and corridors.

2. ii) The floor area ratio shall exempt the floor area used for purposes such as parking space, main stair case room, lift shaft, lift wells, and lift machine rooms, ramps, ventilation ducts, sanitary ducts and overhead tanks.
3. iii) When the site does not face the road of required width noted against each, then the FAR applicable to the corresponding width of the roads shall apply.

• iv) Where a plot faces a wider road than the one prescribed against it, the FAR shall be restricted only to the limit prescribed for the area of the plot.
• v) Additional FAR: With a view to encourage redevelopment in old/core areas, additional floor area ratio(FAR) as an incentive is proposed for properties located within I & II rings(lands falling under 100 & 200 series planning district plans) which are amalgamated or reconstituted only after the date of approval of Revised Master Plan 2015. Details of additional FAR are as follows;

3.5) 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.

3.6) Two or more buildings on the site:

• i. For more than one building on a given site, the distance between the buildings shall be 1/2 the height of the tallest building, between the buildings under consideration.
• ii. In case, two or more buildings with different heights are proposed on a single site, then setbacks shall be applied with reference to the tallest building.

3.7) Garage:

• i. The maximum width of the garage shall not exceed 4m.
• ii. The garages shall not be constructed or reconstructed within 4.5m from the road edge. This may be relaxed in cases where the garage forms part of the main building with minimum setback for that plot.
• iii. The length of garage shall not exceed 1/3 rd the length of the site but not exceeding 8.0 m in any case.
• iv. In case of lumber room being proposed within the portion of the garage, the depth of the lumber room shall not exceed 1.25 m and entrance to such lumber room shall be from the rear setback only.
• v. In the case of corner plots the garage shall be located at the rear corner diagonally opposite to the road intersection.
• vi. For garage, no side or rear setback should be insisted , one upper floor not exceeding 3.0 m height shall be permitted provided, no opening are provided towards neighbouring property and at least one opening for light and ventilation is provided towards the owners property.
• vii. The garage may be allowed in right or left side of the plot subject to site conditions.

3.8) Means of access:

• i. The means of exclusive access which would be other than through public roads or streets shall not be more than 30.0 m in length from the existing public road and the minimum width of such access shall be 3.5 m. If the width of access road is less than 3.5 mtrs, then max floor area permitted in such cases shall not exceed 150 sq mtrs and 50 sq mtrs in residential and commercial zones respectively irrespective of the sital area.
• ii. FAR and height of the building shall be regulated according to the width of public street or road only.
• iii. The means of exclusive access which would be other than through public roads or streets having more width than the public road or street, but less than 30.0 m in length, then width of the public road or street shall be considered for reckoning FAR.
• iv. Access rights needs to be obtained before applying for any sanction/permission for development. Documents to support the rights obtained needs to be submitted along with the plan.

3.9) Basement:

• i. Means storey which is partly or wholly below the average ground level and with a height not exceeding a projection of 1.2 m above the average ground level and overall height of the basement under any circumstances should not exceed 4.5 m between the floor and the ceiling of the basement in case of normal parking. In case of stacked/ mechanical parking the height of the basement may be permitted up to a maximum of 4.5m

• ii. If a site is measuring less than 200sqm, then car parking shall not be permitted in the basement floor.

• iii. If the minimum setback is more than 2.0 m, then the basement may be extended on all sides except the side abutting the road, provided the minimum setback between the basement and property boundary is minimum 2.0 m.

• iv. Basement floors up to a maximum of 5 (five) levels may be permitted for car parking.

• v. Permissible uses in the Basement for buildings other than 3 star and above category:

• Dark rooms for X ray and storage of light sensitive materials

• Bank Safes/ Strong room included in the FAR

• Air condition handling units/equipment, utilities and services connected with the building.

• Parking

• vi. In case of 3 star and above category of hotels, the spare area in the basement after catering to the requirement of parking facilities may be allowed to be used for other purposes incidental to the running of the hotel, such as; health club, shopping arcade, dining area, with or without kitchen facilities, with gas cylinder, administrative office, gym rooms, banquet/conferencing facility, swimming pool, discothèque etc. subject to reckoning of the same for FAR calculations.

• vii. Parking area if misused is liable to be municipalised/taken over by the local body/authority without any compensation.

• viii. Basement in a residential building shall be allowed without taking into FAR calculations subject to the condition that it will be used only for the purposes of Home Theater or Gym or a combination of both for personal use of the occupant on a site

• which does not exceed 500sqm and should be in Residential (Main) area as per Revised Master Plan 2015. In such cases, it should be single dwelling unit only and the entry to the basement shall be from inside the main building itself.

• ix. When Basement is used for Car parking, the convenient entry and exit shall be provided. Adequate drainage, ventilation, lighting arrangements shall be made to the satisfaction of the authority.

3.10) Ramps

• i) Provision for ramp shall have a minimum width of 3.5 m and a slope of not less than 1 in 10 and 1 in 8 in special cases. The ramp and the driveway in the basement shall be provided after leaving a clear gap of minimum 2.0 m from the common property line. The slope of the ramp shall commence from 1.5 m of the edge of property line.

2. ii) Ramps for the physically challenged shall be provided in all Public buildings.

3.11) Projections:

• i. Projection into open spaces: Every open spaces provided either interior or exterior shall be kept free from any erection there on and shall be open to the sky and no cornice roof or weather shade more than 0.75 m wide or 1/3 rd of open space/setback which ever is less shall overhang or project over the said open space.
• ii. No projection shall over hang/project over the minimum setback area either in cellar floor or at the lower level of ground floor.
• iii. Cantilever Portico of 3.0 m width (maximum) and 4.50 m length (maximum) may be permitted within the side setback. No access is permitted to the top of the portico to use it as a sit out place and the height of the portico shall be not be less than 2.00 m from the plinth level. The portico is allowed only on the side where the setback/open space left exceeds 3.00 m width.
• iv. Balcony: Balcony projection should not exceed 1/3 rd of the setback on that side subject to a maximum of 1.10m in the first floor and 1.75 m beyond the second floor. No balcony is allowed in the ground floor.

3.12) No Objection Certificates:

• i. For all Development Plans, Apartment buildings and Residential layouts which come under the category stipulated by the KSPCB, necessary NOC from KSPCB (KSPCB shall mention the need for environment clearance if any in the NOC) shall be furnished.
• ii. For all buildings with a height of 24.0m and above, NOC from Fire Force in addition to NOC from Pollution Control Board (KSPCB shall mention the need for environment clearance if any in the NOC) shall be furnished.
• iii. For Cinema theatres, the setbacks and other provisions shall be as per Karnataka Cinematography Act and Rules.
• iv. NOC from Airport Authority of India shall be furnished where ever applicable.

3.13) Security Deposit

• i. The applicant shall deposit a refundable non earning security deposit at the rate of Rs. 100 per sq.m of floor area within the Corporation area and Rs. 50 per sq.m, of the floor area outside Corporation area for the following categories of buildings, namely:

• A. Residential building group housing/ multi dwelling/ apartments having more than 4 dwelling units.

• B. Commercial buildings.

• ii. The Security Deposit shall be refunded within three years or thirty days from the date on which completion certificate is produced, whichever is earlier. If the construction is not as per approved plan, this deposit shall be forfeited and separate action initiated as per the provisions of KTCP Act, 1961.

• iii. The security deposit will be refunded with 2 % interest if the building has no deviation.

5. 3.14) Architect/Engineer/planner who prepares the plan or supervises the development works or who does both the jobs shall submit an affidavit duly notarized to the extent that the safety of the building in terms of fire and resistance to earthquake are taken care while preparing the plan. Also, he/she shall undertake to acknowledge that he/she will intimate the competent authority within 3 days of any violations with regard to sanctioned plan. Copy of the affidavit at appendix II.

3.15) Cul - de - Sac:

• i. While developing a land, if for any reason, the road has to be stopped without continuation, and then Cul de Sac with turn around area of 9.0 Radius at the end shall be provided.

3.16) General notes:

• i. All permissions accorded by BDA or Government shall be treated as conforming uses irrespective of the classification made in the Revised Master Plan 2015. This is to be allowed on a case by case basis only.

• ii. All cases of SEZ approved by Government of India (GOI), till the Revised Master Plan2015 is finally approved, shall be considered for clearance, irrespective of land use classification (except the drain buffers) subject to payment of fees under section 18 of KTCP Act, 1961. Decision of the Authority in this regard shall be final.

• iii. In case of buildings that have been permitted lawfully by CMC's or BMP or BDA and if such structures are in obstruction to the alignment of the proposed roads in RMP 2015, such road alignment shall be re-looked into by the authority and decision may be taken suitably.

• iv. When mixed uses are permitted on the plot, the land use of ground floor shall be considered as the main use and the relevant regulations shall be applicable.

• v. In case of commercial buildings or shopping centres and residential apartments, provision shall be made for fire safety measures in accordance with requirement as stipulated by the Fire Force authorities before the issue of occupancy certificate.

• vi. Mezzanine floor is not permitted in residential buildings.

• vii. Elevator (Lift) has to be provided for buildings with more than G+3 floors.

• viii. New Additions to existing buildings: In case of buildings which are existing prior to coming into force of these regulations, upper floors may be permitted according to the existing coverage subject to limitation of height , FAR , building line or any road widening proposals in accordance with present regulations.

• ix. Areas which fall within 150m radius from the metro terminals shall be eligible for a maximum FAR of 4 for all permissible uses, irrespective of the FAR applicable for the respective uses in the respective tables. However, this will be applied only after the completion of the metro stations and also the same to be confirmed by the BMRCL. Till such time the existing regulations shall apply.

• x. TDR may be permitted till the completion of the Metro stations and not after that. However, FAR shall not exceed 4 in any case.

• xi. All bus terminals shall be eligible for an FAR as applicable to commercial zone. Min area 1 acres.

• xii. If the total floor area of a proposed building is more than 500 sq mtrs, then an area measuring minimum of 3mtx5mt abutting to the access road shall be reserved for installation of electrical transformer, while issuing building permission.

• xiii. Rain water harvesting: 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 rain water harvesting is made as an integral part of the building constructed.