Zoning Regulation - 231202 - 125451

INTERIM MASTER PLAN-2021 R-C LPA
Chapter -18
ZONAL REGULATIONS
In order to promote public health, safety and the general social welfare of the community, it is
necessary to apply control and reasonable limitation on the development of land and buildings.
This is to ensure that most appropriate, economical and healthy development of the town takes
place in accordance with the land use plan, and its continued maintenance over the years. For
this purpose, the town is divided in to a number of use zones, such as residential, commercial,
industrial, public and semi public etc. Each zone has its own regulations, as the same set of
regulations cannot be applied to the entire town.
Zonal Regulations protects residential areas from the harmful invasions of commercial and
industrial uses and at the same time promotes the orderly development of industrial and
commercial areas, by suitable regulations on spacing of buildings to provide adequate light, air,
protection from fire, etc. It prevents over crowding in buildings and on land to ensure adequate
facilities and services.
Zoning is not retrospective. It does not prohibit the uses of land and buildings that are lawfully
established prior to the coming into effect of these Zonal Regulations. If these uses are contrary
to the newly proposed uses, they are termed non-conforming uses and are gradually eliminated
over years without inflicting unreasonable hardship upon the property owner.
The Zonal Regulations and its enforcement ensure proper land use and development and form an
integral part of the Interim Master Plan. It also ensures solutions to problems of development
under local conditions.
The Zonal Regulations for Channapatna and Ramanagara 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,-
18.1 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 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 Director of Town Planning, GOVT. of Karnataka, Bangalore shall
be consulted by the authority.
2. 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.
3. 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.
18.2 DEFINITIONS:
In these Zonal Regulations, unless the context otherwise requires, the expressions given
below shall have the meaning indicated against each of them.
o ‘Act’ means the Karnataka Town and Country Planning Act, 1961.
o ‘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.
o ‘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.
o ‘Apartment’ means a room or suite or rooms, which are occupied or which is

intended or designed to be occupied by one family for living purpose.
o ‘Apartment building / multi dwelling’ means a building containing four or more

dwelling units, or two buildings blocks, each containing two or more dwelling units
on a given property.
o ‘Applicant’ means any person who gives notice to the Authority with an intention to
erect or re-erect or alter a building.
o ‘Balcony’ means a horizontal cantilever projection including a handrail or balustrade,

to serve as passage or sit out place.
o ‘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 mtrs. above the
average ground level.
o ‘Building’ includes;
 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;
 A structure on wheels simply resting on the ground without foundation;
 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.
o ‘Building line’ means the line up to 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.
o ‘Chajja’ means a continuous sloping or horizontal cantilever projection provided

over an opening or external wall to provide protection from sun and rain.
o ‘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.
o 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, an
area office or a service station of the local authority or the Karnataka Urban Water
Supply and Drainage Board or the Karnataka Electricity Board and such other
amenity as the Government may by notification specify
o ‘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 (run on
commercial basis) banks, clubs run on commercial basis. 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.
o ‘Corner plot’ means a plot facing two or more intersecting streets.
o ‘Corridor’ means a common passage or circulation space including a common

entrance hall.
o ‘Courtyard’ means a space permanently open to the sky either interior or exterior of
the building within the site around a structure
o ‘Covered Area’ means area covered by building / buildings immediately above the
plinth level, but does not include the space covered by;
 ,,,
 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;
 Drainage, culvert, conduit, catch-pit, gully-pit, chamber gutter and the like;
 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;
 Sump tank and electric transformer.
o ‘Cross wall’ - means an internal wall within the building upto the roof level or lintel
level.
o ‘Density’ means concentration of population expressed in terms of number of persons

per hectare in a particular area.
o ‘Detached building’ means a building, the walls and roof of which are independent
of any other building with open spaces on all sides, except the portion covered by the
garage.
o ‘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 of any land.
o ‘Drain’ means any pipe or other construction emanating from a plumbing fixture
unit, traps, gullies, floor traps, etc., which carries water, or waste water in a building
and connects to the drainage system.
o ‘Drainage’ means the removal of any waste liquid by a system constructed for this
purpose.
o ‘Dwelling unit / Tenement’ means an independent housing unit with separate facility
for living, cooking and sanitary requirements.
o ‘Exit’ means a passage, channel or means of egress from any floor to a street or other
open space of safety.
o ‘External wall’ means an outer wall of the building not being a partition wall even
though adjoining a wall of another building and also a wall abutting on an interior
open space of any building.
o ‘First floor’ means the floor immediately above the ground floor, on which second
and other floors follow subsequently.
o ‘Flatted factory’ means a premises having group of non-hazardous small industrial

units as given in schedule-I and II having not more than 50 workers and these units
are located in multi-storeyed buildings.
o ‘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.
o ‘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.
 Total floor area of all the floors.

 Floor Area Ratio =
 Plot Area
o ‘Frontage’ means the measurement of the side of any site abutting the road.
o ‘Garage’ means a structure designed or used for the parking of vehicles.
o ‘Government’ means the Government of Karnataka.
o ‘Ground floor’ means immediately above the level of the adjoining ground level on
all sides or above the basement floor.
o ‘Group Housing’ means apartments or group of apartments on a minimum plot size

of 1 hectare or more with one or more floors and with one or more dwelling units in
each floor. They are connected by an access of not less than 3.5 m in width, if they are
not approachable directly from the road.
o ‘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.
o ‘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 mid point
between the eave-level and the ridge. Architectural features, service no other function
except that of decoration shall be excluded for the purpose of measuring height. Water
tank, chimneys, lift room, stair case room, and parapet are also excluded for the
purpose of measuring height.
o ‘High-rise Building’ means a building measuring G+4 or15 meters and above,
whichever is less. However, chimneys, cooling towers, boiler, rooms/ lift machine
rooms, cold storage and other not-working areas in case of industrial buildings and
water tanks, and architectural features in respect of other buildings may be permitted
as a non-High Rise building.
o ‘Industrial building’ means a building wholly or partly used as a factory, for the
manufacture of products of all kinds including fabrication and assembly, power plant,
refinery, gas plant distillery, brewery, dairy, factory, workshop etc.
o ‘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 Zoning
Regulations.
o ‘Layout’ means any subdivision of land with the formation of a new road or an
access road.
o ‘Master Plan’ means Interim Master Plan/Master Plan/ Master Plan (Revised)
prepared for the Local Planning Area of Anekal approved by the Government under
the Karnataka Town and Country Planning Act, 1961.
o ‘Mezzanine floor’ means an intermediate floor between two floors, above ground
level with area of mezzanine floor restricted to 1/3 of the area of that floor and with a
minimum height of 2.20mts.
o ‘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.
o ‘Penthouse’ means a covered space not exceeding 10 square meters on the roof of a
building, which shall have at least one side completely open.
o ‘Plinth’ means the portion of a structure between the surface of the surrounding
ground and surface of the floor immediately above the ground.
o ‘Plinth area’ means the built up covered area of the building / buildings immediately
above plinth level.
o ‘Plinth level’ means the level of the floor of a building immediately above the
surrounding ground.
o ‘Porch or portico’ means a roof cover supported on pillars or cantilevered projection

for the purpose of pedestrian or vehicular approach to a building.
o ‘Public and semi-public building’ means a building used or intended to be used

either ordinarily or occasionally by the public such as offices of State or Central
Government or Local authorities, a church, temple, chapel, mosque or any place of
public worship, dharmashala, college, school, library, theatre for cultural activities,
public concert room, public hall, hospital run by public institutions, public exhibition
hall, lecture room or any other place of public assembly.
o ‘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.
o ‘Row Housing’ means a row of houses with only front, rear and interior open spaces.
o ‘Semi-detached Building’ means a building detached on three sides with open spaces
as specified in these regulations.
o ‘Service Apartments’ means fully furnished room or suite or rooms with kitchen,
which is intended to be rented out on daily/weekly/monthly basis.
o ‘Service Road’ means a road / lane provided at the front, rear or side of a plot for
service purposes.
o ‘Service industry’ means an industry where services are offered with or without
power. If power is used, aggregate installed capacity shall not exceed 5 HP or the site
area shall not exceed 240 sq m. Service industries shall be permitted in the light
industries zone of the Master Plan as given in Schedule I.
o ‘Set back’ means the open space prescribed under these Zonal Regulations between
the plot boundary and the plinth of the building.
o ‘Storey’ means the space between the surface of one floor and the surface of the
other floor vertically above or below.
o ‘Stilt Floor’ means a floor consisting of columns, used only as car parking and shall
not exceed 2.4m in height and not be covered by enclosures and shutters.
o ‘Town Municipality’ means the Town Municipal Council of Anekal established

under the Karnataka Municipality Act.
o ‘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
1. 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 Rules, the Building Bye Laws of
Bangalore Mahanagara Palike and National Building Code of India.
2. The Authority till the framing of its own Building Byelaws under Section 75 of the KTCP Act
1961 shall adopt the relevant portions of the Building Byelaws of the Bangalore Mahanagara
Palike not covered under these Regulations in respect of size of drawings, qualifications of
persons drawing the plans, size of habitable rooms, ventilation, facilities for physically
handicapped persons, fire safety requirements, staircase details, etc. in a building
3. Safety measures against earthquake in building construction:
Buildings with a height of 10 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.
18.3. ZONING OF LAND USE

For the purpose of these regulations, the planning area of the town is divided into following use
zones.
1. Residential
2. Commercial (Retail and Wholesale)
3. Industrial (Light, Medium, Heavy & Service)
4. Public and Semi-Public
5. Public Utilities
6. Open Spaces, Parks, Playgrounds, Buffer along River and Burial Ground
7. Transport and Communication
8. Agricultural Use
Uses of land that are permitted and those that may be permitted under special circumstances by
the Channapatna and Ramnagara Planning Authority in different zones of the local planning
area shall be as follows.
Uses permissible under special circumstances by the Authority in different zones provided
that:-
a) All changes are in public interest;

b) The proposal for all such changes are displayed in the notice board of the Planning
Authority, inviting objections from the public within a period of not less than fifteen days
from the date of display as may be specified by the Planning Authority.
c) Roads are permitted without change of land use.
1. RESIDENTIAL ZONE:
a. Uses permitted:
Dwellings, hostels including working women and gents hostels, old age homes,
orphanages, places of public worship, educational institutions subject to space standards
as prescribed by the competent Authority, public libraries, post and telegraph offices,
telephone exchange, Karnataka Power Transmission Corporation Limited counters, milk
booths, HOPCOM centres, STD booths, mobile phone service repairs, computer
institutes.
b. Uses that are permitted under special circumstances by the Authority:

Municipal, state and central government offices, public utility buildings,
cemeteries, golf clubs, banks, nursing homes, higher primary schools with minimum sital
area of 2000 sq mts, hospitals for human care, (with a minimum sital area of 750 sq. mtrs
and the site is abutting a road of minimum 12 mtr width), philanthropic uses, fuel storage
depots, filling stations, service industries with power up to 10 HP (for all the above
industries and those as per the list given in Schedule-I, power required for air
conditioning, lifts and computers are excluded from HP specified above), power loom for
silk twisting (up to 10 HP) provided the noise generated shall be within the limit
prescribed by the Ministry of Environment and Forest, Government of India., gas cylinder
storage provided it satisfies all required norms of safety, neighbourhood or convenience
shops limited to 20 sq.m., internet café centres, doctors consulting room, not exceeding
20.00 sq m. provided the applicant himself is a medical professional, pay & use toilets
and Service apartments, vehicle parking including multilevel car parking.
Note:
a) Diesel generators equivalent to the quantity of power supplied by the Karnataka Power
Transmission Corporation Limited (KPTCL) may be permitted as substitute to power
cut and power failures in any zone after obtaining information on the quantity of power
supplied to a premises and the capacity of generator required from KPTCL. However,
in residential zone installation of diesel generators be discouraged and shall be given in
exceptional cases after spot verification and obtaining No Objection Certificate from
the KSPCB.
2. COMMERCIAL ZONE:
a. Uses permitted:
Uses that are permissible: - All uses that are permitted in Residential zone. Offices,
shops, commercial complexes and service establishments like hair dressing saloons,
laundries, dry cleaning and tailoring shops, hotels, clubs, hostels, newspaper or job
printing, all type of offices, banks, places of amusement or assembly, restaurants
microwave towers and stations, advertising signs conforming to relevant building
byelaws, church, temple and other places of worship. Educational, Medical/Engineering/
technical and research institutions, (on the Sites having minimum 2 Ha with a minimum
of 12m wide approach road). Libraries, any retail business or services not specifically
restricted or prohibited therein, Filling stations, neighbourhood shops, nursing homes,
Service industries listed in Schedule – I (power upto 10HP). Residential buildings
including orphanages and old age homes, warehouses, and kalyana mantapas, cinema
theatres, multiplexes, auditoriums, community Centres, hard and software computer
offices and information technology related activities (Power required for air conditioners,
lifts and computers are excluded from the HP specified above) and all uses permitted and
permissible under special circumstances in residential zone.
,
Automobile workshop, manufacturing establishments employing not more than ten

workers and uses permitted or permissible on appeal in the residential zone other than
those specifically prohibited therein. Storage of inflammable materials, junkyard, truck
terminals weigh bridges, cold storage, fruit and vegetable markets, meat and fish
markets, Wholesale business.
General Note: Commercial complexes / Office Complexes/ neighbourhood shops should have
sufficient provision for toilet for visitors in each floor and should be shown on plan. It shall have
waste disposal arrangements.
3. INDUSTRIAL ZONE:
a. Uses that are permissible: All uses that are permitted in Residential and
Commercial zone. All industries like IT and BT industries, Microwave towers, Power
plants, Filling stations, Parking lot (including multi level), Bus and truck terminals,
Loading and unloading facilities, Warehouses, Public utilities like garbage and sewage
disposal, Municipal and Government offices, Dwellings for manager, watch and ward
staff in an area not exceeding1000sqm or 10% of the total area, whichever is lower.
Obnoxious industries are not permitted.
Canteen and recreation facilities, kalyana mantapa, office, shops, clubs, job printing,
banks, restaurants, dispensary and automobile service stations. There is no power
limitations for industries to be permitted in this zone.
b. Uses that are permissible under special circumstances by the Authority:

Obnoxious industries are subject to clearance from the State Pollution Control Board,
Junk yards, Diary and poultry farms, Ice and freezing plants with power, Sports and
Recreation uses, Resorts and Amusement parks. Wherever IT and BT industries are
permitted in area of 5 Hectares and above, 25% of the area may be allowed for residential
apartment for the convenience of the employees.
4. PUBLIC AND SEMI-PUBLIC USES:

a. Uses permitted:
All Central, State and Quasi Government offices and centres and institutional office,
educational, college campus including hostel facilities for students, cultural and religious
institutions including libraries, reading rooms and clubs, medical and health institutions,
cultural institutions like community halls, opera houses, clubs, predominantly non
commercial in nature, utilities and services, water supply installations including disposal
works, electric power plants, high tension and low tension transmission lines, sub
stations, gas installation and gas works, fire fighting stations, filling stations, banks, and
quarters for essential staff and all uses permitted under parks and playgrounds.
Note: Retail shops, restaurants, filling stations, clubs, banks, canteens, dwellings required for
power maintenance and functioning of public and semi-public uses in the zone may be permitted
when they are run on non commercial basis in their own premises and ancillary to the respective
institutions.
Parking lot, repair shops, parks, playgrounds and recreational uses, stadium,
cemeteries, crematorium, clubs, canteen, libraries, aquarium, planetarium, museum,
horticultural nursery and swimming pool, orphanages and old age homes
5. PUBLIC UTILITIES:
a. Uses permitted:
Water supply installations including treatment plants, storage reservoirs, OHT,

drainage and sanitary installations including treatment plants and disposal works, drying
beds, solid waste management, electric power plants, high and low tension transmission
lines and power sub-stations, micro-wave towers, gas installations and gas works, fire
stations, milk dairies.
Uses that are permitted under special circumstances by the Authority:
Shops, canteens, offices, banking counter, dwellings required for proper

maintenance and functioning of public utility and other ancillary users, in their own
premises as an ancillary to the respective institutions not exceeding 5% of the total area.
6. PARKS, PLAYGROUNDS AND OPEN SPACES:
a. Uses permitted:
Parks, play grounds, stadia, sports complexes, children’s play land inclusive of
amusement parks such as Disney land type, toy trains, parkways, boulevards, cemeteries
and crematoria, public toilets, parking, sewage treatment plants, public use ancillary to
park and open space and playground. The area of such ancillary use shall not exceed 5%
of total area.
Clubs (non commercial nature and run by residents’ association), canteens, libraries,
aquarium, planetarium, museum, balabhavan, art gallery, horticulture/nursery,
transportation terminals and swimming pool, milk booths, HOPCOMS centres.
7. TRANSPORTATION AND COMMUNICATION:
a. Uses permitted:
Railway lines, railway yards, railway stations, railway workshops, roads, road
transport depot, bus stations and bus shelter, parking areas, truck terminals, MRTS
terminals, airports and helipad, post offices, telegraph offices, telephones and telephone
exchanges, television telecasting and radio broadcasting stations, microwave stations and
offices in their own premises and residential quarters for watch and ward, filling stations.
Hotels, motels, clubs, godowns and indoor recreational uses, shops, canteens,
restaurants, banks, dwellings required for proper maintenance of the transport and
communication services in their own premises as an ancillary to the respective institutions
not exceeding 5% of the total area.
8. AGRICULTURAL ZONE:
a. Uses Permitted:
Agriculture and horticulture, children’s play land inclusive of amusement parks, such
as Disney land type, eco-tourism activities, toy trains, dairy and poultry farming,
pisciculture, milk chilling centres, cold storage, farm houses and their accessory building
and uses not exceeding 200 sq. mts. of plinth area for the farmer’s own use within the
limitation of minimum plot area of 1.20 hectares. Uses specifically shown as stated in the
land use plan like urban village, brick kilns, quarrying and removal of clay and stone up
to 3.0 mts. depth, rice mills, sugar mills, jaggery mills gardens, orchards, nurseries and
other stable crops, grazing pastures, forest lands, marshy land, barren land and water
sheet, Highway amenities viz., Filling stations, motels, restaurants weigh bridges and
check posts for NH, SH, MDRs.
Agro processing units, places of worship, air terminal and helipads, Educational and
health institutions, hospitals, libraries, sports clubs, stadiums, Parks and Playgrounds,
water sports, golf centers, race course, race / driving testing tracks, cultural buildings,
exhibition centers, park and open spaces, graveyards/burial grounds. Rehabilitated
schemes of government, Institutions relating to agriculture, research centres, LPG bottling

plant (Min. 500 mts away from human habitation), ware house, storage and sale of farm
products locally produced, provided the Ground Coverage does not exceed 15 percent and
subject to a maximum of Ground+ First floor only. Service and repairs of farm machinery
and agricultural supplies, old age and orphanages homes, Highway facilities (Truck
terminals), residential developments within the area reserved for natural expansion of
villages and buildings in such areas should not exceed two floors (Ground + one).
NOTE:
1. A buffer of 45 m is assumed all along the flow of the river on both banks,
which shall be treated as no development zone.
2. In case of change of land use from the approved Master Plan to other use,
the setbacks shall be the higher of the two uses.
3. Highway facilities include the activities specified in Government circular
No. No. £ÀCE 16 ¨ÉAgÀÆ¥Á æ 2004À ¢£ÁAPÀB 20-12-2004. (Annexure –1)
SCHEDULE – I
Illustrative list of service industries that are permissible in residential zone under special
circumstances by the Authority and as well as that are permissible in Retail business zone.
Sl. No. Description

1 Bread and bakeries
2 Confectionery, candies and sweets
3 Biscuit making
4 Ice cream
5 Cold storage (small scale)
6 Aerated water and fruit beverages
7 Flour mills with 5 HP in residential zone and 10 HP in retail business zone
8 Automobile two wheelers and cycle servicing and repairs
9 Furniture (wooden and steel)
10 Printing, book binding, embossing, etc.
11 Laundry, dry cleaning and dyeing facilities
12 General jobs and machine shops
13 Household utensil repair, welding, soldering, patching and polishing(kalai)
14 Photograph, printing (including sign board printing)
15 Vulcanising
16 Tailoring
17 Handlooms (small scale)
18 Velvet embroidery shops
19 Art weavers and silk screen printing and batik work
20 Jewellery, gold ornaments and silver wares
21 Mirrors and photo frames
22 Umbrella assembly
23 Bamboo and cane products
24 Sports goods and its repair shops
25 Musical instruments repair shops
26 Optical lens grinding, watch and pen repairing
27 Radio repair shop
28 Rubber stamps
Sl. No. Description

29 Card board box and paper products including paper (manual only)
30 Cotton and silk printing/ screen printing
31 Webbing (narrow, fabrics, embroidery, lace manufacturing)
32 Ivory, wood carving and small stone carving
33 Coffee curing units
34 Candles and wax products
35 Household kitchen appliances
36 Washing soaps small scale only
37 Fruit canning and preservation
38 Electric lamp fitting / Assembly of Bakelite switches.
39 Shoe making, repairing
40 Power looms (silk reeling unit up to 10 HP)
41 Areca nut processing unit
42 Beedi rolling
43 Agarbathi rolling
Assembly and repair of measuring instruments(excluding handling of mercury and
44.
hazardous materials)
45. Clay & modelling with plaster of Paris.
46. Diary products e.g. cream, ghee, paneer, etc.
47. Enamelling vitreous (without use of coal)
48. Milk cream separation
49. Manufacture of jute products
50. Manufacture of Bindi
51. Photo copying of drawings including enlargement of drawings and designs.
52. Packaging of shampoos
53. Packaging of hair oil
54. Internet café
55. Utensil washing powder (only mixing and packaging)
18.4 ZONING REGULATIONS

1. 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 – 18.3.1 Exterior open spaces / setbacks in Percentage (minimum) for residential, commercial, public and Semi-public, traffic
and transportation, public utility buildings up to 10.0 mtrs in height
Residential T& T, P.U &
Depth of site in T& T, P.U & public & Width of site in Residential
Minimum in Commercial Commercial public & semi
Mtrs. semi Public Mtrs Minimum in Mtrs.
Mtrs. Public
Front Rear Front Rear Front Rear Left Right Left Right Left Right
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14.
Upto 6 1.00 0 1.00 0 1.50 0 Upto 6 0 0 0 0 0 1.00
Over 6 Over 6
1.00 1.00 1.50 0 1.50 1.50 1.00 1.00 0 1.00 1.00 1.50
Upto 9 Upto 9
Over 9 Over 9
1.00 1.00 1.50 1.00 2.00 1.50 1.00 1.00 1.00 1.00 1.50 1.75
Upto 12 Upto 12
Over 12 Over 12
1.50 1.50 2.50 1.50 2.50 1.50 1.50 2.00 1.50 2.00 1.75 2.50
Upto 18 Upto 18
Over 18 Over 18
2.50 2.00 3.00 2.00 3.00 2.00 2.00 3.00 2.00 2.50 2.50 3.00
Upto 24 Upto 24
Over 24 3.50 3.00 3.50 2.50 4.00 3.00 Over 24 2.00 3.00 2.00 3.00 3.00 4.00
Note: T&T: Traffic and Transportation, P.U: Public Utility

Note:
i. When car garage is proposed on the right side rear corner, the minimum
set backs shall be 3.0 m;
ii. For residential, commercial, public and semi-public, traffic and
transportation, public utility buildings, above 10 m in height, the set
backs shall be insisted as per Table - 2;
iii. For residential sites up to 120 sq. m;
a. 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.
b. Toilets minimum of 1 m x 1.5 m and not exceeding 1.4 percent of
the plot area permissible in rear set back only;
c. When minimum set back of 1.5 m is left on the right side, a scooter
garage may be permitted at the back side limiting the depth of the
garage to 3.0 m;
iv. The height of the stilt floor not exceeding 2.4m can be permitted
without reckoning the same for the purpose of height of the building
TABLE – 18.4.2 Exterior open spaces / setbacks for residential, commercial,

public and Semi-public, traffic and transportation, public utility buildings,
Above 10.00 meters in height.
Minimum Exterior open spaces /

Sl. No. Height of building in meters setbacks to be left on all sides
(in meters)
1 Above 10.0 up to 12.0 4.5
2 Above 12.0 up to 15.0 5.0
3 Above 15.0 up to 18.0 6.0
4 Above 18.0 up to 21.0 7.0
5 Above 21.0 up to 24.0 8.0
6 Above 24.0 up to 27.0 9.0
7 Above 27.0 up to 30.0 10.0
8 Above 30.0 up to 35.0 11.0
9 Above 35.0 up to 40.0 12.0
10 Above 40.0 up to 45.0 13.0
11 Above 45.0 up to 50.0 14.0
12 Above 50.0 16.0
TABLE – 18.4.3 Maximum Floor Area Ratio & Road Widths for Different uses
Road width in Public & Semi-public,

Residential Commercial
meters T&T, Public utility
low 9 1.50 1.50 1.25

Over 9 to 12 1.75 1.75 1.50
Over 12 to 18 2.00 2.00 1.75
Over 18 to 24 2.25 2.25 1.75
Over 24 2.50 2.50 2.00
Note: Only effluent treatment plant, open to sky swimming pool, car parking are
excluded from FAR computations.
8. Regulation for Integrated Township

‘Integrated Township’ concept is gaining more importance in the recent times.
To give impetus to economic growth and to retain the vibrancy and dynamism of the
urban form for a city like Bangalore, the concept of ‘Integrated Township’ with
minimum 40 Ha of land having access from minimum 18 m road width is a good
approach for the future of Bangalore.
Permissible in Residential / Commercial / Hi Tech/Industrial zones
a) Minimum area required - 40 Ha (100 acres)
b) Permissible Land Use
i. Residential
ii. High Tech
iii. Industrial
iv. Commercial
c) Permissible usage (% of allowable usage)
i. Residential - 40%
ii. Non-Residential
 High-Tech (IT, BT related activities) - 55%
 Commercial (to support the township) - 05%
d) Minimum Road width required - 18 Mtrs
e) Other Regulations for approval of integrated township

i. 10% of the total area shall be reserved for parks & open space. It
shall be handed over to the authority free of cost and shall be
maintained by the developer to the satisfaction of the authority.
ii. 5% of the site area shall be reserved for public & semi-public use/
CA sites & shall be handed over to the authority; the same shall be
allotted by the authority for development for specified C.A, either to
the developer or others on lease basis.
iii. The FAR is calculated on entire area excluding area reserved for CA.
iv. Road shown in by Interim Master Plan - 2021 shall be incorporated
with in the plan and shall be handed over to the authority free of cost.
v. The FAR & coverage shall be as below;
Table 18.4.4: FAR and Ground coverage for Integrated Township
Road width Coverage FAR permissible

Above 18m < 24m 55% 2.00
Above 24m < 30m 50% 2.25
Above 30m 45% 2.50
2. GROUP HOUSING:
Approval of Group Housing Project

The following norms shall be adopted while approving building plans for group
housing;
a) The approach road to a group housing project must have a minimum width of 9 m;
b) The minimum area for group housing shall be 2.00 Ha. Or more.
c) An apartment Building on a plot of 2 hectare or more shall also be treated as
group housing and norms be applied accordingly.
d) A development plan showing the general arrangement of residential building
blocks, and dimensions of the plots earmarked for each building block, access
roads to abutting lands, parks, open spaces and civic amenity areas, shall be
obtained prior to according approval to the building plan;
e) Set backs should be provided with reference to the depth and width of total plot
area;
f) The floor area ratio (FAR) shall be with reference to the width of the public road
abutting the property and the FAR shall be calculated for the net area of the plot as
prescribed in Table - 4 after deducting the area reserved for civic amenities.
g) The coverage shall be with reference to the total area of the development plan;
h) The distance between any two buildings shall not be less than half the height of
the taller building;
I) 10% of the land shall be reserved for park and open space. The open space (park)
shall be relinquished to the authority free of cost and the same may be allowed to
be maintained by the local residents association (registered), if the Authority so
desires.
J) A minimum 5 % of the 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 for maintenance. The mode of such
handling over shall be decided by the authority.
k) In case, the height of group housing building exceeds 10.0 m, then setback to be
left all-round the premises shall be as per Table –2.
l) Parking requirement shall be as per Table –12. In addition, 5% of the total area
shall be reserved for visitors parking separately.
m) Internal roads and park area shall be developed by the owner / developer himself
for the specified purpose only.
TABLE – 18.4.5 Maximum plot coverage, FAR, minimum setbacks and

minimum road width for group housing.
Maximum
Plot area Minimum road width in m Maximum FAR
Plot coverage
Between 1.00 to 2.00 ha 9 60% 1.75

Between 2.00 to 3.00 ha 12 50% 2.25
Above 3.00 ha 15 40% 2.50
4. SEMI DETACHED HOUSES.
TABLE –18.4 6 Regulations for Semi-detached houses
Minimum combined area of the

01. 140 sq m
neighboring plots
02. Building coverage
03. Floor area ratio

As applicable to individual plots
04. Maximum number of floors
05. Minimum road width
Front set back for back to back Shall be equal to the sum of front and rear set
06.
plots backs of individual plots.
On a plot on which a semi-detached building
Side set backs for plots joined at is proposed, the side set back for each unit
07.
the side. shall be the total of the left and right set backs
to be left in case of individual plots.
4. ROW HOUSING
TABLE – 18.4.7 Row Housing (Maximum 12 units, minimum 3 units)
1 Minimum combined area of plot 210 sq m

Maximum area of each plot 108 sq m
3 Building coverage
4 Floor area ratio
As applicable to individual plots
5 Number of floors
6 Minimum road width
Front: 2.00 m
7 Set backs minimum Rear: 1.50 m
Side: 2.00 m only for end units
5. FLATTED FACTORIES.
TABLE – 18.4.8 Regulations for Flatted Factories
1. Minimum plot area : 1,000 sq.mtrs.
2. Maximum plot coverage : 40 %
1.50 upto 12.0 mtrs. road width and 1.75

3. FAR. :
above 12.0 mtrs. road width.
a. Front 8.00 mtrs

4. Minimum setbacks : b. Rear 4.50 mtrs.
c. Sides 4.50 mtrs.
6. INDUSTRIAL BUILDINGS
TABLE – 18.4.9 Coverage, Floor Area Ratio and Open space for Industrial buildings
Minimum Minimum Other Minimum

Plot area in Max. plot Floor area
Frontage Front setback in sides road width
sq m coverage Ratio
in m. m in m in m
Up to 230 80% 1.00 3.0 1.00 1.00 Up to 6
231 to 1000 60% 1.25 12.0 4.50 3.00 Over 6
1000 to 2000 50% 1.25 24.0 6.00 5.00 Over 9
2001 to 4000 40% 1.25 28.0 8.00 5.00 Over 12
4001 to 8000 35% 1.00 32.0 8.00 6.00 Over 15
Above 8000 30% 0.50 42.0 15.00 12.00 Over 15
Note: whenever the a plot of the minimum size prescribed is not facing the required
width of road, permission shall be granted to the maximum extent of built up
area allowable to that particular road width.
6. PARKING REGULATIONS
Parking space standards:

a) Each off-street parking space provided for motor vehicles shall not be less
than (2.5 m x 5.5 m) 13.50 sqm area and for scooter and cycle parking
spaces provided shall not be less than 3 sqm and 1.4 sq m respectively and it
shall be 25% of the car parking space by area.
b) For building of different uses, off-street parking spaces for vehicles shall be
provided as stipulated below.
TABLE – 18.4.10 Off-street parking spaces
Sl. Minimum one car parking space of

Occupancy
No. 2.50 m x 5.50 m for every
2 tenements each having area less than 50 sq.m
1. Multi-family residential 1 tenement exceeding area of 50 sq
Lodging establishments, tourist homes and
2 6 guest rooms
hotels
200 sqm floor area
3 Educational
a. 100 sqm floor area subject to minimum 20 spaces

a. Hospital
4 b. 75 sqm sqm floor area subject to minimum 10
b. Nursing homes
spaces
5 Assembly/Auditorium 25 seats
6 Government or Semi public buildings 100 sq m floor area
7 Retail business 75 sqm floor area
8 Industrial 150 sq m floor area
9 Storage 100 sqm floor area
10 Kalyana Mantapa 75 sqm floor area
11 Private Offices 75 sqm floor area
12 Restaurant/Pubs/Bars/Coffee Parlours 75sq m of floor area
13 Students Hostels 15 rooms
14 Working Persons Hostel 5 rooms
Basements
i. Means storey which is partly or wholly below the average ground level and
with a height not exceeding a projection of 1.20 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 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.
a. Dark rooms for X - ray and storage of light sensitive materials.
b. Bank Safes/ Strong room included in the FAR.
c. Air condition handling units/ equipment, utilities and services
connected with the building.
d. 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, discotheque etc. subject to reckoning of the same for FAR
calculations.
vii. Parking area if misused is liable to be municipalized/ 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.
Ramp
 Provision of the ramp should 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 setback after leaving a minimum of 1.5 m from the property line.
 Ramp shall start leaving minimum of 1.5 m from the road edge as vehicle refuge.
 Ramps for physically challenged shall be provided in public buildings.
Note:
(a) Parking space shall be with reference to total floor area after deducting space
covered by lift room, stare case, open balcony and ducts open to sky in addition to
the area deducted for the purpose of calculating the F.A.R.
b) Up to 20 sq m in the case of shops, parking spaces need not be insisted.
c)Off-street parking space shall be provided with adequate vehicular access to a
street, and the area of drive aisles subject to a minimum of 3.50 m and such other
provision required for adequate maneuvering of vehicles shall be exclusive of the
parking spaces stipulated in these Zonal Regulations
d) The parking spaces shall be provided in:

(a) First basement for plots up to 1000 sqm and second basement shall be
permissible for plots more than 1000 sq m
(b) Stilt floor or in upper floors (at any level)
(c) Car parking can be provided in the set back areas provided, a minimum
of 3.0 m is left free from the building
e) The other aspects for providing parking spaces are:
(i) Common and Continuous cellar parking floors between adjoining blocks
would be allowed depending upon structural safety aspects
(ii) The parking spaces should be efficiently designed and clearly marked
and provided with adequate access, aisle, drives and ramps required for
maneuvering of vehicles.
(iii)Stilt floor/Cellar parking floor shall be used only for parking and not for
any habitation purpose. Misuse of the area specified for parking of
vehicles for any other use shall be summarily demolished / removed by
the
(iv) Enforcement Authority.
8. CORRIDOR
The minimum width of corridor for different building or type is as given in the Table
10.
TABLE – 18.4.11 Minimum Width of Corridors
Sl. Minimum width of the

Building use or type
No. corridor in meters
Residential building 1.0

1
Apartment building 2.0
Assembly buildings such as auditorium, Kalyana Mantapas,

cinema theatre, religious building, temple, mosque or
2 2.0
church and other buildings of public assembly or
conference.
3 Institutional buildings such as:
a) Government office 2.0
b) Government Hospitals 2.4
Educational Buildings such as Schools, Colleges, Research

c) 2.0
Institutions.
Commercial buildings such as private office, nursing

d) 2.0
homes, lodges, etc.
e) All other buildings 1.5
9. RESTRICTIONS OF BUILDING ACTIVITY IN VICINITY OF CERTAIN

AREAS:
a) No building/ development activity shall be allowed in the bed of water bodies
like nala, and in the Full Tank Level (FTL) of any lake, pond etc.,.
b) The above water bodies and courses shall be maintained as recreational/Green
buffer zone, and no building activity other than recreational use shall be
carried out within.
i) 30 meters from the boundary of Lake.
ii) 9 meters from the boundaries of Canal.
iii) 3 meters from the boundary of Nala as defined in the RS map / toposheets.
iv) The above shall be in addition to the mandatory setbacks. Unless and
otherwise stated, the area and the Full Tank Level (FTL) of a lake shall be
reckoned as measured or given in the Survey of India topographical
maps/Irrigation Dept.
v) 50.00 m. of Buffer zone or No Development Zone from the boundary of
the Solid Waste Management site shall be insisted.
vi) 200.00 m. of ‘Sensitive Zone’ from the boundary of buffer zone shall be
insisted and permissions in this zone will be as per the land use specified
in IMP. The Authority may impose certain conditions (about the existence
of the site etc.,) that may protect the Solid waste management site and
sensitive zone
10 DISTANCE OF BUILDING FROM ELECTRICAL LINES
No building shall be erected below an electrical line, as well as within the horizontal
distance from the electrical line indicated in the Table-14. 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 – 18.4.12 Distance of buildings from electrical lines
Sl. Horizontal clearance

Electrical lines Vertical clearance in m
No. in m
Low and medium voltage

1 2.5 6.0
lines up to 11 KV
High voltage lines up to and
2 3.7 6.0
including 11 KV
High voltage line above 11
3 and up to and including 33 3.7 6.0
KV
11. SOLAR WATER HEATER REQUIREMENTS

Solar water heaters shall be provided as per the table for different categories of
buildings.
TABLE – 18.3.13 Solar lighting and water heater requirements
Sl. 100 litres per day shall be

Type of use
No. provided for every unit
Restaurants service food and drinks with seating / 40 sq m of seating or serving
1
serving area of more than 100 sq m and above. area
2 Lodging establishments and tourist homes 3 rooms
3 Hostel and guest houses 6 beds / persons capacity
4 Industrial canteens 50 workers
5 Nursing homes and hospitals 4 beds
Kalyana Mantapas, community hall and convention hall
6 30 sq m of floor area
(with dining hall and kitchen)
7 Recreational clubs 100 sq m of floor area
8 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.
Solar photovoltaic lighting systems shall be installed in multi unit residential buildings
9 (with more than five units) for lighting the set back areas, drive ways, and internal
corridors.
12. RAIN WATER HARVESTING:

Rainwater harvesting is compulsory in all buildings in plots of 4000 Sq mtrs and
above, it includes storage or recharging into ground of rainwater falling on the terrace
or on any paved or unpaved surface within the building site.
The following systems may be adopted for harvesting the rainwater drawn from
terrace and the paved surface.
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 o dampness is
caused in any part of the walls or foundation of the building or those of an adjacent
building.
13. REGULATIONS FOR RURAL DEVELOPMENT:

Within 150 mtrs from the existing gramathana, for those villages having a
population upto 1000 as per 2001 census, and for every additional 1000
population additional 50 mtrs for uses permitted under residential and agricultural
zone may be permitted with the following conditions.
1. FAR :1.00
2. Maximum No. of Floors :G+1
3. Setbacks and FAR: As per Table No.1 and 3.
14. AREAS OF SPECIAL CONTROL:
The historical monuments in any city reflect the past glory of the city. As they attract
tourists both from inside and outside the country. While permitting developments
around historical monuments, care has to be taken to see that their aesthetic environs
are not affected. In order to preserve aesthetic environs around these monuments it is
necessary to declare the areas surrounding these monuments as zones of special
control and impose the following special regulations around these monuments.
a) Building up to and inclusive of first floor or up to a height of 7 m from ground

level, whichever is less, is permissible within a distance of 100 m distance from
the premises of the monuments.
b) Buildings up to and inclusive of second floor or up to a height of 10.5 m from
ground level, whichever is less are only permissible between 100 m and 200 m
distance from the premises of the monuments.
c) Building up to and inclusive of third floor or up to a height of 14 m from ground
level, whichever is less are only permissible between 200 m and 400 m distance
from the premises of the monuments.
,
Note: In any case no building shall be permitted within 400 m above the height of the
declared monument.
15. SECURITY DEPOSIT:

The applicant shall deposit a sum of Rs. 50/- per Sq.M. of floor area as refundable
non-earning deposit for the following categories of buildings namely:
a) Residential Buildings/ Group Housing/Multi-Dwellings/Apartments with 5
units or more.
b) Commercial Buildings exceeding 300 Sq.M. of floor area. The security
deposit shall be refunded after one year of completion of the building as
per approved plan certified by Development or Local Authority. If the
construction is not as per the approved plan, the deposit would be
forfeited.
18.5 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 entire property (one property depth not exceeding 50 m)
without identifying it for different uses by measuring as per the scale of the
maps. This is applicable only to the built-up area as shown in the existing
land use map.
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.
c) In case of uses granted under special circumstances/change of land use, as
the case may be, the higher of the setback and the lower of the FAR
applicable to the original land use /change of land use as the case may be
shall be applicable
2. General rules:
The following shall be considered while enforcing the zoning regulations for all types
of developments:
a. Commitments/Approvals by BMRDA/Local Planning Authorities (LPAs),

prior to the provisional approval of Interim Master Plans (27-04-2007), with
reference to plan approvals, opinion given for land conversion etc, are to be
honored irrespective of the land use proposed in the IMP except in cases of
road alignment, natural drains and water bodies.
b. The proposed alignment of STRR, IRR, RR and TRR etc., are to be
incorporated. In case of any changes in alignment by the competent authority,
the same would prevail over IMP proposal.
c. Any discrepancies with respect of revenue survey numbers and in actual
alignment of HT lines in the IMP shall be resolved by field and documentary
verifications by the Authority.
d. The front and rear set backs shall be with reference to depth of the site.
e. Left and right set backs shall be with reference to width of the site.
f. No side set backs shall be insisted upon only in the case of reconstruction of
existing building where traditional row housing type of development exists
and in areas specifically provided under the Zonal Regulations.
g. The provision of set backs should be read with tables prescribed for floor area
ratio, coverage etc., for different type of buildings.
h. When the building lines are fixed, the front set back shall not be less than the
building line fixed or the minimum front set back prescribed whichever is
higher.
i. 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 two roads and to provide better visibility.
j. In case where the building line is not parallel to the property line, the front and
rear set backs shall not be less than the specified set backs at any point.
k. In case of building sanctioned prior to coming into force of these rules which
are abutting other properties on one, two or more sides, upper floors may be
permitted, to utilize the available FAR except in the front to enable road
widening, if any.
l. In case of irregular plots set backs are to be calculated according to the depth
or width at the points where the depth or width are varying. In such cases,
average set backs should not be fixed at as they may effect minimum set back
at any point.
m. 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
b) For all the high-rise buildings NOC from the following departments shall
be obtained.
1. Fire force department.
2. K.U.W.S. & D.B.
3. K.P.T.C.L./BESCOM
4. Telecommunication department
5. Karnataka State Pollution Control Board
n. . Which ever stipulations are not mentioned this zoning regulations, the relevant
stipulations in the relevant National Building Code applies.
3. Road width
a) Road width means distance between the boundaries of a road including
footways and drains.
b) If the road width varies along the length of road, then the minimum width of
the road along 200 m stretch on either side, from the centre of the plot shall
be considered.
c) 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 and number of floors.
4. Means of Access:
The means of exclusive access, which would be other than through public roads and
streets, shall not be of more than 30 mtrs length from the existing public roads and
streets the minimum width of such access shall be 3.5 mtrs. FAR and height of
buildings coming up on such plots shall be regulated according to the width of public
street or road. If the means of access exceeds 30.0 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 width of such common access roads/lanes.
5. Garages:
a) For garages no side or rear setbacks are to be insisted. One upper floor not
exceeding 3.0 mtrs. 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 owners property.
b) Garages shall be permitted in the rear right hand corner of the plot. In cases
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.
c) In case of corner plots, the garage shall be located at the rear corner
diagonally osite to the road intersection.
d) The maximum width of the garage shall not exceed 4 m and the depth
should not be more than 6.0m or 1/3 the depth of the plot, whichever is
lower.
e) The garages shall not be constructed or reconstructed within 4.5mts from
road edge. This may be relaxed in cases where the garage forms part of the
main building with minimum setback for the plot.
6. Plots facing the roads proposed for widening:
In case of a plot facing the road proposed for widening, the required land as indicated
in the master plan for road widening shall be handed over to the local authority free of
cost by a ‘relinquishment deed’ by the owner of the land before sanction is accorded
to his plan;
a) The FAR shall be allowed as applicable to the total area of the site without
deducting the area to be taken over for road widening, provided at least 60%
of the sital area is available for use as a building site after the proposed road
widening; and set back shall be determined for the remaining portion of the
plot.
b) Existing road width abutting the site shall be considered for calculating the
FAR. Benefit of Development Rights shall be extended in such cases as per
the provisions of Section 14-B of KTCP Act 1961
7. Exemption in open space:
The following exemptions in open space 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 within the minimum setback area at the ground
floor level. The length of the balcony shall be limited to 1/3 of the length of
each side of the building.
8. Lifts: Lifts shall be provided for buildings with ground plus three floors and
above
9. Parking space: Adequate space for car parking shall be provided in the
premises as per standards in Table-9.
10. Water supply: Bore well shall be provided in all high rise buildings to provide
alternative source of water supply where the Karnataka Urban Water Supply and
Drainage Board so desires and the strata is capable of yielding water.
11. Height of building: In the reckoning of height of buildings, headroom, lift

room, water tanks on terrace, penthouse may be excluded.
18.6 SUB-DIVISION REGULATIONS:
The purpose of these regulations is to guide the development of new areas in

accordance with the land use plan. As long as this is done on sound planning
principles with adequate space standards, the future of the Town is assured. This will
not necessitate costly corrective measures, which would be come necessary, if sub-
standard growth is allowed to take place. These sub-division regulations are confined
to standards of size of plots, street widths and community facilities.
In sanctioning the sub-division of a plot under section 17 of the Karnataka

Town and Country Planning Act, 1961, the Planning Authority shall among other
things see that the following planning standards are followed for sub-division of plot.
1 Approval of residential layout:
a. Size of plot
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.
b. Areas for open spaces and civic amenities

The areas for open space and Civic Amenities while sanctioning of layout for
residential purpose shall be subject to the following conditions:
i) The area earmarked for residential sites shall be a maximum of 55% of the
total extent.
ii) Balance area shall be earmarked for roads, parks, and playgrounds and civic
Amenities and the area under parks and playgrounds shall not be less than
10% of the total extent.
iii) If by incorporating major roads proposed in the Master Plan, the area under
roads exceeds 45%, in such case the reservation under parks and civic
amenities may be relaxed.
iv) A maximum of 3% of the total area from out of the permissible residential
area may be earmarked for commercial uses.
v) The area reserved for parks and open spaces, civic amenities and roads shall
be handed over to the Planning Authority free of cost through a registered
relinquishment deed before taking up development of the layout.
vi) Minimum width of road shall not be less than 12.00 m. for plots above 9.00m.
x 15.00 m.
vii) In case of EWS sites the minimum road width may be 7.5m
2 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 shall be 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 the Zoning Regulations of the Master Plan.
iii) The necessary development charges shall be paid to the concerned UDA /
Local Authority. This fee is in addition to recovery of fee under Section 18
of K.T.C.P Act and other fees/charges prescribed by the Government from
time to time.
iv) 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 the Zoning Regulations.
3. 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) 5% of the total extent of land shall be reserved for vehicle parking and this
shall be in addition to the parking space prescribed in the Zoning
Regulations as per the total floor area of the building.
ii) 10% of the total extent shall be earmarked as open space.
iii) 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.
iv) The Planning Authority shall collect the fee under section 18 of K.T.C.P.
Act and development charges applicable and any other fees and charges
prescribed by the Government from time to time.
B. If the non-residential layout for approval consists of two or more number of

plots, the following conditions shall apply:
i) 5% of the total extent of land shall be reserved for vehicle parking and this
shall be in addition to the parking space prescribed in the Zoning
Regulations as per the total floor area of the building.
ii) 10% of the total extent of land shall be earmarked as open space.
iii) Minimum width of road shall not be less than 12.0m.
iv) The area earmarked for parking and open space and roads shall be handed
over to the local authority at free of cost for maintenance.
v) The Planning Authority shall collect the fee under Section 18 of K.T.C.P.
Act and development charges and any other fees and charges prescribed by
the Government from time to time.
4. Amalgamation:
i) In case of amalgamation, the proposed sites shall have the same land use.
ii) Ownership of the amalgamated plot could be in single or multiple

names/family members/company. But amalgamation shall not be considered
if the plots are under lease agreement
iii) No amalgamation shall be entertained in cases of designated EWS sites.
v) Development controls for the amalgamated plot shall be with reference

to new dimensions.
18.7 Standards for Civic Amenities, parks & play grounds
TABLE –18.7.1 Civic Amenities
Population per
Particulars Area in ha.
unit
a) Educational Facilities: -
i) Nursery School (age group 3 to 6 years) 1,000 Minimum 0.20
ii) Basic primary and Higher primary (Including play ground)
3,500 to 4,500
school (age group 6 to 14 years) 1.00
iii) Higher secondary school (age group 14 Minimum 2.00
15,000
to 17 years) (including play ground)
Minimum 3.0 to 4.0
iv) College 50,000
(including play ground)
b) Medical Facilities:
i) Dispensary 5,000 0.10
0.40 (including staff
ii) Health Centre 20,000
quarters)
c) Other facilities:
0.15 (including staff
i) Post and Telegraph 10,000
quarters)
ii) Police Station 10,000 0.20
iii) Religious Building 3,000 0.10
iv) Filling Station 15,000 0.05
TABLE – 18.7.2 Parks, play ground and open spaces
Sl. No. Category Population per unit Area in hectares

1. Tot-lot 500 Minimum 0.05
2. Children park 2,000 Minimum 0.20
3. Neighborhood play ground 1,000 Minimum 0.20
4. Neighborhood park 5,000 Minimum 0.80
18.8 BUILDING LINE
Building lines are prescribed for some important roads in Channapatna and
Ramanagara towns. Front setback is also prescribed separately for various types of
buildings. The higher of the two shall be the minimum open space in order to have
better street architecture and also to facilitate road widening proposal if any in future.
TABLE – 18.8.1 Proposed Building Line

Building line
Proposed
from the edge
Sl.No.
1. Name of the Road right of way
of ROW
(Meters)
(Meters)
1. STRR 90.0 10.0
2. IRR 90.0 10.0
3. TRR/ORR 90.0 10.0
4. Radial Road/National Highway –7 60.0 10.0
National Highway – 207 45.0 6.0
6. State Highway
30.0 6.0
7. Major District Road 30.0 4.0
8. Other District Road 24.0 3.0

9. Village Roads 18.0 3.0

Zoning Regulation - 231202 - 125451

Uploaded by

Copyright:

Available Formats

Zoning Regulation - 231202 - 125451

Uploaded by

Document Information

Original Description:

Original Title

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Zoning Regulation - 231202 - 125451

Uploaded by

Copyright:

Available Formats

INTERIM MASTER PLAN-2021 R-C LPA

18.1 Establishment of Zones and Zonal Maps:

o ‘Agriculture’ includes horticulture, farming, growing of crops, fruits, vegetables,

o ‘Amenity’ includes roads, street, open spaces, parks, recreational grounds,

o ‘Apartment’ means a room or suite or rooms, which are occupied or which is

o ‘Apartment building / multi dwelling’ means a building containing four or more

o ‘Balcony’ means a horizontal cantilever projection including a handrail or balustrade,

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

o ‘Chajja’ means a continuous sloping or horizontal cantilever projection provided

o ‘Chimney’ means a structure usually vertical containing a passage or flue by which

o ‘Commercial building’ means a building or part of a building, which is used as

o ‘Corner plot’ means a plot facing two or more intersecting streets.

o ‘Corridor’ means a common passage or circulation space including a common

o ‘Density’ means concentration of population expressed in terms of number of persons

o ‘Flatted factory’ means a premises having group of non-hazardous small industrial

 Total floor area of all the floors.

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

o ‘Government’ means the Government of Karnataka.

o ‘Group Housing’ means apartments or group of apartments on a minimum plot size

o ‘Parking space’ means an area enclosed or unenclosed, covered or open sufficient in

o ‘Porch or portico’ means a roof cover supported on pillars or cantilevered projection

o ‘Public and semi-public building’ means a building used or intended to be used

o ‘Residential building’ means a building used or constructed or adopted to be used

o ‘Town Municipality’ means the Town Municipal Council of Anekal established

18.3. ZONING OF LAND USE

a) All changes are in public interest;

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

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

Automobile workshop, manufacturing establishments employing not more than ten

b. Uses that are permissible under special circumstances by the Authority:

4. PUBLIC AND SEMI-PUBLIC USES:

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

Water supply installations including treatment plants, storage reservoirs, OHT,

Uses that are permitted under special circumstances by the Authority:

Shops, canteens, offices, banking counter, dwellings required for proper

6. PARKS, PLAYGROUNDS AND OPEN SPACES:

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

7. TRANSPORTATION AND COMMUNICATION:

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

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

schemes of government, Institutions relating to agriculture, research centres, LPG bottling

Sl. No. Description

Sl. No. Description

18.4 ZONING REGULATIONS

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

TABLE – 18.4.2 Exterior open spaces / setbacks for residential, commercial,

Minimum Exterior open spaces /

Road width in Public & Semi-public,

low 9 1.50 1.50 1.25

8. Regulation for Integrated Township

Permissible in Residential / Commercial / Hi Tech/Industrial zones

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

b) Permissible Land Use

c) Permissible usage (% of allowable usage)

d) Minimum Road width required - 18 Mtrs

e) Other Regulations for approval of integrated township

Table 18.4.4: FAR and Ground coverage for Integrated Township

Road width Coverage FAR permissible