Part IIIGeneral Building Requirements

7.0 Requirements of building sites

7.1 No piece of land shall be used as a site for the construction of buildings under the following circumstances:

a) if the site is not drained properly or is incapable of being well drained;

b) if the Authority considers that the site is insanitary or it is dangerous to construct a building on it;

c) if the building is proposed on any area filled up with filthy and offensive matter without a certificate from the Health Officer and Corporation Engineer to the effect that it is fit to be built upon from health and sanitary point of view;

d) if the site is within a distance of nine meters from the water spread area of a tank at full tank level;

e) if the owner of the building has not shown to the satisfaction of the Authority that all the measures required to safeguard the construction from constantly getting damp are being taken.;

f) if the building is for an office or public building including school, theatre or assembly on a site which has not been previously approved by the Authority;

g) if the construction of the building thereon is for public worship which in the opinion of the Authority may offend the religious feelings of any class of persons in the vicinity thereof; or which may cause obstruction to the traffic.

h) if the use of the said site is for the purpose of establishing a factory, warehousing, or work place which in the opinion of the Authority will be a source of annoyance to the health and comfort of the inhabitants of the neighbourhood;

i) if it violates any provisions of development plan and Zoning Regulations and

j) if the plot is a revenue site for which permission under the Karnataka Land Revenue Act, 1964 is not obtained under section 95 thereof.

Note: i) Every application for a factory, workshop or work place if it is proposed to employ and use power shall also satisfy the conditions of section 354 of the Act and specific permission thereunder shall be obtained.

(ii)If the proposed use of the building on the site does not conform to the land use proposals of the development plan or zoning regulations, permission from the Bangalore Development Authority (a) for the change of land use and (b) for the sub-division of plot, have to be furnished.

7.2 No Plan shall be sanctioned for a residential detached building on a plot measuring less than 50 sqm. or having width less than 6 metres. In specific cases of sites for housing schemes for EWS, LIG, Slum Clearance and Improvement Schemes as well as reconstruction in case of densely populated areas, and plot sub-divided due to family partitions, the Authority may relax the above conditions.

7.3 The sites which are not located in the approved layouts of the Bangalore Development Authority, shall have sanction for their sub-divisions under section 17 of the Karnataka Town and Country Planning Act, 1961, from the Bangalore Development Authority.

No building shall be erected below an electrical line, as well as within the horizontal distance from the electrical line indicated in the Table 3. 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 3. The minimum vertical clearance is not applicable if the horizontal distance exceeds the minimum prescribed.

TABLE 3

(Bye-law 7.4)

Distance of buildings from electrical lines

7.4.1 To provide a space for locating the distribution transformers and associated equipment as per KERC (ES & D) code leaving 3.0 mtrs from the building within the premises where the specified load is 25KW or more and also in MS Buildings.

8.1 The means of exclusive access other than thorough public roads and streets, shall not be of more than 30 meters in length from a public road or street. The minimum width of such access shall be 3.5 meters. F.A.R. and height of buildings coming up on such plots connected by means of exclusive access shall be regulated according to the width of public street or road. If the means of access exceeds 30.00 mtrs in length, FAR shall be regulated with reference to the width of such access road. Construction of buildings on plots with common access / lanes from the public road / street shall be regulated according to the width of such common access roads / lanes.

8.2 Existing conservancy lanes are not allowed to be used as means of access to the properties.

8.3 No building shall be erected so as to obstruct the means of access of any other building.

8.4 No person shall erect a building so as to encroach upon the means of access.

8.5 The means of access shall be clearly shown in the plans submitted indicating the width, length from the public road, width of the public road from which the access is taken etc.

8.6 Every such means of access shall be drained and lighted to the satisfaction of the Authority and manhole covers or other drainage, water or any other fittings, laid in such means of access shall flush with the finished surface level so as not to obstruct the safe movement.

8.7 The existing width of the means of access shall not be reduced in any case.

9.1 Open spaces – Every room intended for human habitation shall abut on an interior or exterior open space or open verandah open to such interior or exterior open space.

9.2 Exterior open spaces/ set backs, coverage, floor area ratio, numbers of floors and heights - The set backs required on all the sides of building/s, maximum plot coverage, maximum FAR, maximum number of floors, maximum height of buildings that are permissible for different dimensioned sites and widths of roads are set out in Tables 4, 5 and 6 given below.

TABLE 4

(Bye-law 9.2)

EXTERIOR OPEN SPACES/SETBACKS IN METRES FOR RESIDENTIAL, COMMERCIAL, PUBLIC & SEMI-PUBLIC, TRAFFIC & TRANSPORTATION AND PUBLIC UTILITY BUILDINGS

UPTO 9.5 MTRS. IN HEIGHT

Abbreviations T & T = Traffic & Transportation, P.U. = Public utility.

TABLE 5 (Bye-law 9.2)

EXTERIOR OPEN SPACES/SET-BACKS FOR RESIDENTIAL, COMMERCIAL, PUBLIC AND SEMI-PUBLIC, TRAFFIC & TRANSPORTATION , PUBLIC UTILITY BUILDINGS – ABOVE 9.5 MTS. IN HEIGHT

TABLE 6

(Bye-law 9.2 and 9.10) COVERAGE AND FAR FOR RESIDENTIAL, COMMERCIAL, PUBLIC AND SEMI-PUBLIC, TRAFFIC & TRANSPORTATION, AND PUBLIC UTILITY BUILDING

Note 1: The dimensions in British system if any, adopted for the dimensions of plots may be interpreted as follows in Metric system and set backs may be applied accordingly.

Note 2 : The open spaces to be provided shall conform to the height necessary to consume the permissible FAR.

Note 3: (a) The front and rear set backs shall be with reference to the depth of the site.

(b) The left and right set backs shall be with reference to the width of the site.

(c) If the height of a building exceeds 9.5 metres, the set backs to be provided shall be higher of the set backs specified in tables 4 and 5.

Note 4 : Building lines have been prescribed to certain roads by the Bangalore Development Authority in Table 33 of the Zoning Regulations. This table is appended as Schedule X to these bye-laws. In such cases, the front set back or the building line which is higher of the two shall be provided.

Note 5 : In the case of corner sites both the sides facing the road shall be treated as front side and regulations applied accordingly to maintain the building line on these roads and to provide better visibility.

Note 6 : In the case of a building facing more than two roads, the plot should be considered as corner plot taking two wider roads into consideration.

Note 7 : In the case of sites facing roads both in front and rear, both the sides facing roads should be treated as front and other two sides not facing roads should be treated as right and the setbacks be applied accordingly.

Note 8 : In case where the plinth of the building is not parallel to the property line, the setbacks shall not be less than the specified setbacks at any given point on any side.

Note 9 : In case of irregular plots the set-backs are to be calculated according to the depth or width at the points where the depths or widths are varying. Average set-backs shall not be considered in such cases.

Note 10 : The left and right set-backs may be interchanged by the Authority in exceptional cases due to existing structures like; open well and also considering the topography of the land. However, this shall be resorted to by the Authority only as an exception.

Note 11: Set-backs should be provided in the owner’s plot. Public open space or conservancy should not be considered as set-backs.

Note 12: In case of two or more buildings proposed on a single site, the set-backs shall be applied by considering them as a common building. In such cases, the distance between the two buildings shall be minimum of half the height of the taller building.

Note 13: For plots with an area of more than 750 sqm. bell mouth entrance shall be provided.

Note 14: The front set back mentioned above are minimum. The building shall be shifted back to the building lines, if any declared by any competent authority.

9.3 High rise buildings.

9.3.1 In the case of ‘high-rise buildings’ the minimum set-back all-round the building shall be as in Table 5.

9.3.2 Minimum depth or width of a site for high rise buildings shall be 21 mtrs.

9.3.3. Minimum road width facing a high rise building shall be 12mts.

9.4.1. For the buildings upto a height of 9.50 metres, one garage may be permitted in the rear right hand corner of the plot without right and rear set backs, if the following requirements are fulfilled, namely

a) height of the garage does not exceed 3.00 Metres from the ground level;

b) not more than one upper floor is proposed over such a garage;

c) height of the garage and the upper floor, if any, is limited to 6.50 Metres from the ground level;

d) no other structure is proposed over upper floor of the garage;

e) no openings are provided in the garage and its upper floor towards the neighbouring buildings;

f) the upper floor is accessible only from lower floor;

g) not exceeding one side door is provided to the garage at the ground level towards the rear setback of the building;

h) no other structures except one lumber room and a stair case are provided in the rear side of the garage;

i) depth of the lumber room does not exceed 1.25 Metres;

j) length of the garage including the lumber room and stair case does not exceed one third of the length of the site or 6 Metres, whichever is less;

k) width of the garage does not xceed 4 metres;

l) the distance from the outer surface of the garage to the plot boundary is not less than 4.50 metres;

m) in the case of corner plots, the garage is located at the rear corner diagonally opposite to the road intersection.

9.4.2. A Garage not exceeding 3.00 metres width may be permitted as part of the main building with minimum setbacks applicable to such a building, provided such a garage is not located at the intersection of roads in the case of corner sites. The length of the garage shall not exceed one third of the length of the corresponding side of the site or 6.00 metres, whichever is less.

9.5 Provision of ramp in setback :

A ramp provided from surface level of the site to the basement floor shall have a minimum width of 3.50 meters and slope of not more than 1 in 10. The ramp shall have a margin of two meters kept free from the adjacent properties. The gradient of a ramp shall start after leaving a minimum distance of one metres from the front boundary of the plot.

In the case of high rise buildings, the ramp may be provided in the set back area without affecting the free movement of fire tenders.