BIAAPA ZONING OF LAND USE AND 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 Master Plan 2021. It also ensures solutions to problems of
development under local conditions.

The Zonal Regulations for BIAAPA 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,-

1.0 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.

• 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
• For any doubt that may arise in interpretation of the provisions of the Zonal
Regulations, the Metropolitan Commissioner, BMRDA and Director of Town
 Planning shall be consulted by the authority.

2.0 Annexure-I appended to these regulations sets out the uses of land:

i) Those that are permitted.

ii) Those that may be permitted under special circumstances by the Authority in
different zones.

3.0 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.

1. DEFINITIONS

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

• ‘Act’ means the Karnataka Town and Country Planning Act, 1961.
• ‘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.
• ‘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.
• ‘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.
• ‘Apartment building / multi dwelling’ means a building containing four or more
apartments / dwelling units, or two or more buildings, each containing two or
more apartments with a total of four or more apartments / dwelling units for all
such buildings and comprising or part of the property.
• ‘Applicant’ means any person who gives notice to the Authority with an intention
to erect or re-erect or alter a building.

• ‘Balcony’ means a horizontal cantilever projection including a handrail or

balustrade, to serve as passage or sit out place.
• ‘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 .
• ‘Building’ includes;

1. A house, out-house, stable, privy, shed, well, verandah, fixed platform, plinth,
door step and any other such structure whether of masonry, bricks, wood, mud,
metal or any other material whatsoever.
2. A structure on wheels simply resting on the ground without foundation
3. Any structure used for human habitation or used for keeping animals or storing
any article or goods on land.

• ‘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.
• 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
• ‘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.
• ‘Corner plot’ means a plot facing two or more intersecting streets.
• ‘Corridor’ means a common passage or circulation space including a common
entrance hall.
• ‘Courtyard’ means a space permanently open to the sky either interior or exterior
 of the building within the site around a structure
• ‘Covered Area’ means area covered by building / buildings immediately above the
plinth level, but does not include the space covered by
o 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
o Drainage, culvert, conduit, catch-pit, gully-pit, chamber gutter and the like
o 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
o Sump tank and electric transformer.
• ‘Cross wall’ - means an internal wall within the building upto the roof level or
lintel level.

• ‘Density’ means concentration of population expressed in terms of number of

persons per hectare in a particular area
• ‘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.
• ‘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.
• ‘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
• ‘Drainage’ means the removal of any waste liquid by a system constructed for
this purpose.
• ‘Dwelling unit / Tenement’ means an independent housing unit with separate
facility for living, cooking and sanitary requirements.

• ‘Exit’ means a passage, channel or means of egress from any floor to a street or
other open space of safety.
• ‘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.
• ‘First floor’means the floor immediately above the ground floor, on which second
and other floors follow subsequently.
• ‘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.
• ‘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.
• ‘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

ƒ ‘Frontage’ means the measurement of the side of any site abutting

the road.

ƒ ‘Garage’ means a structure designed or used for the parking of

vehicles.
ƒ ‘Government’ means the Government of Karnataka.
ƒ ‘Ground floor’ means immediately above the level of the adjoining
ground level on all sides or above the basement floor.
ƒ ‘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.
ƒ ‘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.
ƒ ‘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.
ƒ ‘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.

ƒ ‘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.

ƒ ‘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.
ƒ ‘Layout’ means any subdivision of land with the formation of a new
road or an access road.
ƒ ‘Light industry’ means an industry employing not more than 50
workers with power or without power, aggregate installed power
not exceeding 25 HP, and which conforms to performance
standards and are listed in Schedule-II not causing excessive,
injurious or obnoxious fumes, odour, dust, effluent or other
objectionable conditions.
ƒ ‘Master Plan’ means Interim Master Plan/Master Plan 2021/
Master Plan (Revised) prepared for the Local Planning Area of
BIAAPA approved by the Government under the Karnataka Town
and Country Planning Act, 1961.
ƒ ‘Medium industry’ medium industry, which employs not more than
500 workers and conforming to performance standards and are as
listed in Schedule- III.
ƒ ‘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.
ƒ ‘Municipality’ means the Urban Local Bodies in the LPA such as
 Doddaballapur CMC, Devanahalli TMC and Vijayapura TMC
established under the Municipalities Act, 1964.

• ‘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.
• ‘Penthouse’ means a covered space not exceeding 10 square metres on the roof
of a building, which shall have at least one side completely open.
• ‘Plinth’ means the portion of a structure between the surface of the surrounding
ground and surface of the floor immediately above the ground.
• ‘Plinth area’ means the built up covered area of the building / buildings
immediately above plinth level.
• ‘Plinth level’ means the level of the floor of a building immediately above the
surrounding ground.
• ‘Porch or portico’ means a roof cover supported on pillars or cantilevered
projection for the purpose of pedestrian or vehicular approach to a building.
• ‘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.
• ‘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.
• ‘Row Housing’ means a row of houses with only front, rear and interior open
spaces.
• ‘Semi-detached Building’ means a building detached on three sides with open
spaces as specified in these regulations.
• ‘Service Apartments’ means fully furnished room or suite or rooms with kitchen,
which are intended to be rented out on daily/weekly/monthly basis.
• ‘Service Road’ means a road / lane provided at the front, rear or side of a plot for
service purposes.
• ‘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.
• ‘Set back’ means the open space prescribed under these Zonal Regulations
between the plot boundary and the plinth of the building.
 • ‘Storey’ means the space between the surface of one floor and the surface of the
other floor vertically above or below.
• ‘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.
• ‘Town Panchyath’ means the Town Panchyath of Nelamangala established under
the Karnataka Gram Panchyath Act 1964.

• ‘Zonal Regulations’ means Zoning of Land use and Regulations prepared under
the Karnataka Town and Country Planning Act, 1961 prescribing the uses
permissible in different land use zones, the open spaces around buildings, plot
coverage, floor area ratio, height of the building, building lines, parking, etc.

Note: -

• The words and expressions not defined in these regulations shall have the same
meaning as in the Karnataka Town and Country Planning Act, 1961 and Rules, the
Building Bye Laws of Bangalore Mahanagara Palike and National Building Code of
India.
• 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
• 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.

I. 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
3. Industrial
4. Public and Semi-Public
5. Public Utilities
6. Park & Open Spaces
7. Airport Zone
8. Transport and Communication
9. Agricultural Use

Uses of land that are permitted and those that may be permitted under special
circumstances by the BIAAPA 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:-

• All changes are in concurrence with the Metropolitan Commissioner, BMRDA

• The proposal for all such changes are published in BIAAPA as well as BMRDA
notice boards, inviting objections from the public within a period of not less than
fifteen days from the date of publication as may be specified by the Planning
Authority.

• Roads are permitted without change of land use.

• RESIDENTIAL ZONE:

Uses permitted:

Dwellings, hostels including working women and gents hostels, service apartments, old
age homes, orphanages, places of public worship, Parking lot (including multi level),
schools offering higher primary school courses, (with a minimum sital area of 500 sq.
mtrs for nursery schools and 1000 sq. mtrs for lower primary schools) public libraries,
post and telegraph offices, telephone exchange, Karnataka Power Transmission
Corporation Limited counters, milk booths, HOPCOM centers, 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,
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, neighborhood or convenience shops limited to
20 sq.m., internet café centers, Practicing professionals consulting room such as for
doctors, Architects, Town Planners, Consulting Engineers, Lawyers and Auditors, not
exceeding 50.00 sq m. provided the applicant himself or a member of his immediate
family is a medical professional, pay & use toilets and Service apartments, vehicle
parking including multilevel car parking.

Note:

• 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.

• COMMERCIAL ZONE:

Uses permitted:

All the uses permitted under residential zone, offices, shops, commercial complexes,
Parking lot (including multi level) and service establishments like hair dressing saloons,
laundries, dry cleaning and tailoring shops, hotels, clubs, hostels, newspaper or job
printing, all type of offices including IT parks, 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, neighborhood
shops, nursing homes, and 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 Centers, 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.

Uses that are permitted under special circumstances by the Authority:

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 businesss.

General Note: Commercial complexes / Office Complexes/ neighborhood shops should

have sufficient provision for toilet for visitors in each floor and should be shown on plan.
It shall have scientific waste disposal arrangements.

• INDUSTRIAL ZONE:

Uses that are permissible: All the uses permissible under residential and commercial
zone, industries both manufacturing and service sector, 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, offices, shops, clubs, job printing,
banks, restaurants, dispensary and automobile service stations. There is no power
limitation for industries to be permitted in this zone

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 industries are permitted in an
area of 5 Hectares and above, 25% of the area may be allowed for residential apartment
for the convenience of the employees.

• PUBLIC AND SEMI-PUBLIC USES:

Uses permitted:

All Central, State and Quasi Government offices and centers 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,
Holistic cure/Naturopathy institutes, 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 commercial basis in their own premises
and ancillary to the respective institutions.

Uses that are permitted under special circumstances by the Authority:

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.
• PUBLIC UTILITIES:

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.

• PARKS AND OPEN SPACES:

Uses permitted:

Parks, play grounds, stadia, sports complexes, children’s play spaces 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.
Uses that are permitted under special circumstances by the Authority:

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 centers.

• TRANSPORTATION AND COMMUNICATION:

Uses permitted:

Railway lines, railway yards, railway stations, railway workshops, roads, road transport
depot, bus stations and bus shelter, parking areas, truck terminals, godowns, MRTS
terminals, warehouse, 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.

Uses that are permitted under special circumstances by the Authority:

Hotels, motels, clubs, 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 use to the transport not exceeding 25% of the total
area.

Note: In the old Devanahalli Town, Doddaballapur Town & Vijayapura Town certain
existing roads which are proposed in the Master Plan for widening shall not be insisted
upon (except for major roads such as NH,SH, STRR, IRR, TRR, RR )and the existing old
roads may be considered with minimum road widening of 1 or 2m

• AIRPORT ZONE:

Uses Permitted

Airports and ancillary uses covering all items covered in concessionaire agreement
between the Government of India, Government of Karnataka and Bangalore
International Airport Limited

• AGRICULTURAL ZONE:

Uses Permitted

Agriculture and horticulture, children’s play spaces inclusive of parks, amusement parks
such as; Disney Land type, toy trains, dairy and poultry farming, pisciculture, milk
chilling centers, warehousing, 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, weigh bridges and check posts.

Uses that are permitted under special circumstances by the Authority

Agro processing units, places of worship, air terminal and helipads, educational
institutions, hospitals, libraries, sports clubs, stadiums, playgrounds, water sports, golf
centres, race course, race / driving testing tracks, cultural buildings, exhibition centres,
park and open spaces, graveyards/burial grounds. Rehabilitation schemes of
government, Institutions relating to agriculture, research centres, storage and sale of
farm products locally produced, wine yards attached to its own orchards in not less than
100 acres along with tourist orientation and lodging facilities, 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). LPG bottling plants are permissible
subject to the condition that they are located at least 500 mtrs away from habitation.

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

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

44
and 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)

II. 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 –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

Widt
Dept
Residential T& T, P.U & h of Residential T& T, P.U &
h of
Minimum in Commercial public & site Minimum in Commercial public &
site
Mtrs. semi Public in Mtrs. semi Public
in
Mtrs
Mtrs.
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 Upto
1.00 0 1.00 0 1.50 0 0 0 0 0 0 1.00
6 6
Over Over
6 6
1.00 1.00 1.50 0 1.50 1.50 1.00 1.00 0 1.00 1.00 1.50
Upto Upto
9 9
Over Over
9 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 Upto
12 12
Over Over
12 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 Upto
18 18
Over Over
18 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 Upto
24 24
Over Over
3.50 3.00 3.50 2.50 4.00 3.00 2.00 3.00 2.00 3.00 3.00 4.00
24 24

Note: T&T: Traffic and Transportation,

P.U: Public Utility

Note:

o When car garage is proposed on the right side rear corner, the minimum
set backs shall be 3.0 m;

o 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;

o For residential sites up to 120 sq. m;

ƒ 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.

ƒ 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;

ƒ 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;

o 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– 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 /

setbacks
Sl. No. Height of building in meters
to be left on all sides
(in meters)

1 Above 10.0 upto 12.0 4.5

2 Above 12.0 upto 15.0 5.0

3 Above 15.0 upto 18.0 6.0

4 Above 18.0 upto 21.0 7.0

5 Above 21.0 upto 24.0 8.0

6 Above 24.0 upto 27.0 9.0

7 Above 27.0 upto 30.0 10.0

8 Above 30.0 upto 35.0 11.0

9 Above 35.0 upto 40.0 12.0

10 Above 40.0 upto 45.0 13.0

11 Above 45.0 upto 50.0 14.0

12 Above 50.0 16.0

The height of the buildings in BIAAPA is limited to the maximum of G+7 floor 25 mtrs
whichever is lower

TABLE – 3
Maximum Floor Area Ratio & Road Widths for Different uses

Road width in Public & Semi-public,

Residential Commercial
metres T&T, Public utility

Below 9 1.50 1.50 1.25

9 and above 1.75 1.75 1.50

12 and above 2.00 2.00 1.75

18 and above 2.25 2.25 1.75

24 and above 2.50 2.50 2.00

Note :

Only effluent treatment plant, open to sky swimming pool, car parking are excluded
from FAR computations.

3. GROUP HOUSING :

Approval of Group Housing Project:

The following norms shall be adopted while approving building plans for group housing:

1. The approach road to a group housing project must have a minimum width of 12
m
2. The minimum area for group housing shall be 1.00 Ha.
3. 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
4. Set backs should be provided with reference to the depth and width of total plot
area
5. 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 - 5 after deducting the area reserved for civic amenities in
the plot
6. The coverage shall be with reference to the total area of the development plan
7. The distance between any two buildings shall not be less than half the height of
the taller building
8. 25% of the total area be reserved for civic amenity, parks and open spaces,
subject to a minimum of 15% for parks and open spaces and 5% for civic
amenities.

TABLE 4
Maximum plot coverage, FAR, minimum setbacks and minimum
Road width for group housing.

Maximum
Minimum road width in m Maximum FAR
Plot area Plot coverage

Between 1.00 to 2.00 ha 9 60% 1.75

Between 2.00 to 3.00 ha 12 50% 2.00

Above 3.00 ha 15 40% 2.25

Note:

1. Approval of development plan showing the general arrangement of residential

 building blocks, and dimensions of plot earmarked for each building blocks,
means of access roads and civic amenity areas, should precede the approval to
building plan.
2. 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.
3. Parking requirement shall be as per Table –11. In addition, 5% of the total area
shall be reserved for visitors parking separately.
4. 5% of Residential area may be utilized for Commercial purpose also
5. Internal roads and park area shall be developed by the owner / developer
himself for the specified purpose only.
6. C.A. sites and park area reserved in the development plan shall be handed over
free of cost to the Local bodies(Gram Panchayat, TMC, CMC) by a relinquishment
deed. Preference may be given to the owner/developer of the respective project
for lease of C.A. area reserved in the Group Housing project.

4. Standards for Civic Amenities in the layouts or group housing

schemes:

TABLE 5

Particulars Population per Unit Area in Hectare

Nursery school (age

1,000 0.10 (including playground)
group 3-6 years)

Basic primary and

higher primary school 3,500 to 4,500 0.50

(age group 6-14 years)

Higher Secondary
school (age group 14-17 15,000 1.0 (including playground)
years)

College 50,000 2.0 (Including playground).

Medical facilities

5,000 0.10
i) Dispensary
20,000 0.25
ii) Health center
iii) Hospital 0.50
50,000

Other facilities 10,000 0.15 (including staff quarters)

10,000 0.20
i) Post & Telegraph 3,000 0.10
ii) Police Station 15,000 0.20
iii) Religious Buildings
iv) Filling Station

Shopping facilities

Population Area
Neighborhood and
Convenient
shopping
(3,000-15,000 3 shops / 10-15
population) 1000persons sq.m

Combined scheme for group housing and formation of individual plots

In case of a combined scheme plan proposed sub-division of land for group housing and
individual plots, the norms for group housing and the norms for sub-division of land be
applied separately to the extent covered by each of such developments.

Adoption of building Bye Laws of the Bangalore Mahanagara Palike

The Authority till framing of the Building Bye Laws of its own under Sec.75 of the KTCP
Act, 1961, shall adopt the relevant provisions not covered under these regulations in
respect of size of drawings, qualifications of persons drawing the plans, ventilations,
staircase details, fire safety requirements in a building as followed by Bangalore
Mahanagara Palike.

TABLE 6
Semi-detached houses

Minimum combined area of the

01. 140 sq m
neighbouring 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.

Side set backs for plots joined at On a plot on which a semi-detached building is
07.
the side. proposed, the side set back for each unit shall
 be the total of the left and right set backs to
be left in case of individual plots.
5. ROW HOUSING

TABLE 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

6. FLATTED FACTORIES:

TABLE 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.

1. Front 8.00 mtrs

2. Rear 4.50 mtrs.
4. Minimum setbacks : 3. Sides 4.50 mtrs.

7. INDUSTRIAL BUILDINGS:

TABLE 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 sides road width
sq m coverage Ratio
in m. in 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 Over 9
50% 1.25 24.0 6.00 5.00
2000

2001 to Over 12
40% 1.25 28.0 8.00 5.00
4000

4001 to Over 15
35% 1.00 32.0 8.00 6.00
8000

Above 8000 30% 0.50 42.0 15.00 12.00 Over 15

Note: Wherever the setbacks prescribed in the Table-9 is not possible to adopt the
Residential setbacks as per Table-1 may be adopted.

Permissible in Residential / Commercial /Industrial zones

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

b) Permissible Land Use

o Residential
o Industrial
o Commercial
o Public & Semi Public

c) Permissible usage (% of allowable usage)

• Residential - 40%
• Non-Residential

IT, BT related activities upto - 50%

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 Local bodies(Gram Panchayat, TMC, CMC) the
same shall be allotted by the Local bodies 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 &
Parks.
iv. Road shown in BIAAPA Master Plan 2021 shall be incorporated with in the
plan and shall be handed over to the authority free of cost.
v. The FAR & ground coverage shall be as below;

TABLE –10 : 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

Regulations for Rural Development:

Within 150 mtrs from the existing gramatana, 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: As per Table No.1

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:

o Residential buildings/ group housing/multi-dwellings/apartments with 5

units or more.
o 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.

8. Parking Regulations
 Parking space standards:

6. Each off-street parking space provided for motor vehicles shall not be less
than (2.5 m x 5.0 m) 12.50 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.
7. For building of different uses, off-street parking spaces for vehicles shall
be provided as stipulated below.

TABLE 11
Off-Street parking spaces

Minimum one car parking space of

Sl. Occupancy
2.50 m x 5.00 m for every
No.

2 tenements each having area less

1 Multi-family residential than 50 sqm
1 tenement exceeding area of 50 sq

Lodging establishments, tourist

2 6 guest rooms
homes and hotels

3 Educational 200 sqm floor area

3. 100 sqm floor area

subject to minimum 20 spaces
a. Hospital
4 4. 75 sqm sqm floor area
b. Nursing homes
subject to minimum 10 spaces

5 Assembly/Auditorium 25 seats

Government or Semi public

6 100 sq m floor area
buildings

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

Restaurant/Pubs/Bars/Coffee
12 75sq m of floor area
Parlours

13 Students Hostels 15 rooms

14 Working Persons Hostel 5 rooms

Note:.
a) Up to 20 sq m in the case of shops, parking spaces need not be insisted.
b) 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 manoeuvring of vehicles shall be exclusive of the
parking spaces stipulated in these Zonal Regulations.
c) The parking spaces shall be provided in:

1. First basement for plots up to 1000 sqm and second basement shall be
permissible for plots more than 1000 sq m
2. Stilt floor or in upper floors (at any level)
3. Car parking can be provided in the set back areas provided, a minimum of 3.0 m
is left free from the building

d) The other aspects for providing parking spaces are:

1. Common and Continuous cellar parking floors between adjoining blocks would be
allowed depending upon structural safety aspects.
2. The parking spaces should be efficiently designed and clearly marked and
provided with adequate access, aisle, drives and ramps required for manoeuvring
of vehicles.
3. 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 Enforcement
Authority.
4. For parking spaces in second basement and upper storeys of parking floors, at
least two ramps of minimum 3.5 m width or one ramp of minimum 5.4 m width
and maximum slope of 1:8 shall be provided.
5. Basement / cellar shall be permitted to extend in the setback area except the
front setback after leaving a minimum of 1.5 m from the property line.
6. A maximum of three basements in the case of 3-Star Hotels and above can be
permitted for parking and services.
7. Every basement storey shall be at least 2.4 m in height from the floor to the
bottom of the roof slab / beam / ceiling (whichever is less) and this height of
basement floor shall not exceed 2.75 m.
8. The basement storey shall not be projected more than 1.20 m above the average
ground level
e) For Industrial Buildings Lorry parking (4x8 mtrs.) for every 1,000 sq.mtr. of
floor area is to be insisted.

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.

• 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.

• 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.

• 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.

2. General rules:

The following shall be considered while enforcing the set backs of all types of building:

a. The front and rear set backs shall be with reference to depth of the site.
b. Left and right set backs shall be with reference to width of the site.

• 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.

d. The provision of set backs should be read with tables prescribed for floor area
ratio, coverage etc., for different type of buildings.
e. 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.
f. 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.
g. 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.
h. 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 utilise the available FAR except in the front to enable road
widening, if any.
i. 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.
j. 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.

i) For all the high-rise buildings NOC from the following departments shall be
obtained.

• Fire Force Department.

• K.P.T.C.L./BESCOM
• BSNL/ Telecommunication Department
• Karnataka State Pollution Control Board
• Airport Authority of India

4. Lifts: Lifts shall be provided for buildings with ground plus three floors and above

5. Parking space: Adequate space for car parking shall be provided in the premises
as per standards in Table-11.

6. 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.

7. Height of building: In the reckoning of height of buildings, stilt headroom, lift

room, water tanks on terrace, penthouse may be excluded.

8. Corridor: The minimum width of corridor for different building or type is as given in
the Table 13

9. Restrictions of building activity in vicinity of certain areas:

o 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 .
o 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.
ƒ 30 meters from the boundary of Lakes of area 10 Ha and above;
ƒ 9 meters from the boundary of lakes of area less than 10 Ha.
ƒ 9 meters from the boundaries of Canal.
ƒ 3 meters from the boundary of Nala as defined in the RS map /
toposheets.
ƒ 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. maps.

The minimum width of corridor for different building or type is as given in the Table 11.

TABLE – 12
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,
2 2.0
mosque or 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
10. Rainwater harvesting is compulsory in all buildings with ground+2 floors or
exceeding 400 sqm and above in plot area.

11. Road width: -

1. Road width means distance between the boundaries of a road including footways and
drains.
2. 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.
3. 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.

12. 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.

16. Garages

• 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 neighbouring buildings and at least one opening for light and
ventilation is provided towards the owners property.
• 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.
• In case of corner plots, the garage shall be located at the rear corner diagonally
opposite to the road intersection.
• 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
• 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.

17. 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 development 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;

• 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.

• Existing road width along 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

18. Exemptions in open space

The following exemptions in open space shall be permitted

• 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.

• 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.

19. 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-13. 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-13. The minimum vertical
clearance is not applicable if the horizontal distance exceeds the minimum prescribed.

Table – 13 : Distance of buildings from electrical lines

Sl. Vertical Horizontal

Electrical lines
No. clearance clearance
 in m in m

Low and medium voltage lines

1 2.5 6.0
up to 11 KV

High voltage lines up to and

2 3.7 6.0
including 11 KV

High voltage line above 11 and up

3 3.7 6.0
to and including 33 KV

20. Solar water heater requirements

Solar water heaters shall be provided as per the table for different categories of
buildings.

Table – 14 : Solar lighting and water heater requirements

100 litres per day shall

Sl.
Type of use be provided for every
No.
unit

Restaurants service food and drinks with

40 sq m of seating or
1 seating / serving area of more than 100 sq m
serving area
and above.

2 Lodging establishments and tourist homes 3 rooms

6 beds / persons
3 Hostel and guest houses
capacity

4 Industrial canteens 50 workers

5 Nursing homes and hospitals 4 beds

Kalyana Mantapas, community hall and

6 30 sq m of floor area
convention hall (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

9 residential buildings (with more than five units) for lighting the set back
areas, drive ways, and internal corridors.
 Schedule – II

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.

1. Open well of a minimum of 1.00 m dia. and 6.00 m in depth into which rainwater
may be channelled 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.
2. 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 channelled to the refilled pit for recharging the bore well.
3. An impervious storage tank of required capacity may be constructed in the
setback or other than, space and the rainwater may be channelled 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.
4. 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
channelled to pits or trenches. Such pits or trenches shall be backfilled with filter
media comprising the following materials. –
1. 40 mm stone aggregate as bottom layer up to 50% of the depth;
2. 20 mm stone aggregate as lower middle layer up to 20% of the depth;
3. Course sand as upper middle layer up to 20% of the depth;
4. A thin layer of fine sand as top layer;
5. 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;
6. Brick masonry wall is to be constructed on the exposed surface of pits /
 trenches and the cement mortar plastered;
7. 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;
8. Perforated concrete slabs shall be provided on the pits / trenches.

5. 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.

Sub division regulations for residential use

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 become 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.

Size of plots

No building plot resulting from a sub-division after these regulations come into force is
smaller in size than 54 sq m in residential zone. In specific cases of sites for housing
schemes for economically weaker sections, low income groups, slum clearance and
Ashraya housing, the authority may relax the above condition.
TABLE –15 : Civic Amenities

Population per
Particulars Area in ha.
unit
a) Educational Facilities: -
i) Nursery School (age group 3 to 6
1,000 Minimum 0.20
years)
ii) Basic primary and Higher primary
3,500 to 4,500 (Including play ground) 1.00
school (age group 6 to 14 years)
iii) Higher secondary school (age Minimum 2.00 (including play
15,000
group 14 to 17 years) ground)
Minimum 3.0 to 4.0 (including pla
iv) College 50,000
ground)
b) Medical Facilities:
i) Dispensary 5,000 0.10
ii) Health Centre 20,000 0.40 (including staff quarters)
c) Other facilities:
i) Post and Telegraph 10,000 0.15 (including staff quarters)
ii) Police Station 10,000 0.20
iii) Religious Building 3,000 0.10
iv) Filling Station 15,000 0.05

TABLE – 16 : - 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. Neighbourhood play ground 1,000 Minimum 0.20
4. Neighbourhood park 5,000 Minimum 0.80

• Approval of Residential Layouts:

The areas for open space and Civic Amenities while sanctioning of layout for residential
purpose shall be subject to the following conditions:

o The area earmarked for residential sites shall be a maximum of 55% of

the total extent.

o Balance area shall be earmarked for roads, parks, and playgrounds shall
 not be less than 10% of the total extent and civic Amenities shall not be
less than 5% of the total extent.

o 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.

o A maximum of 3% of the total area from out of the residential area may
be earmarked for convenient shops.

o The area reserved for parks and open spaces, civic amenities and roads
shall be handed over to the concerned Local bodies(Gram Panchayat,
TMC, CMC) free of cost through a registered relinquishment deed before
taking up development of the layout.

o Minimum width of roads shall be 7.5m in case of Government sponsored

EWS schemes, 9.0m in case of plots up to 9m x12m and 12.0m and higher
for plots more than 9m x 12m.

II. Approval of non-residential private layouts.

A. If the private non-residential layout for approval consists of only one single unit,
approval shall be given subject to the following conditions:

• 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.
• 10% of the total extent shall be earmarked as park & open spaces.
• 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.
• 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 private 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.

III. Approval of single plot for residential purpose.

Any extent of land can be approved as single plot subject to the following conditions.

• The land in question shall be converted for non-agricultural purpose.

• 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.
• 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.
• 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.

IV. 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.
iv) Development controls for the amalgamated plot shall be with reference to new
dimensions.

Table – 16
Building Line
Building lines in metres are prescribed for some important roads in BIAAPA Local
Planning Area. Front setback is also prescribed separately for various types of buildings.
The maximum of the front setback / building line shall be:

Proposed Right Of Proposed Building Line

Sl.No. Name of the Road
Way From the edge of ROW

1. STRR 90.0 10.0

2. IRR 90.0 10.0

3. TRR
Airport Expressway 90.0
10.0

4. Radial Road/National
Highway-7 10.0
60.0 6.0
National Highway – 207
45.0

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

The names of villages/towns included in the
Bangalore International Airport planning Area are as under:
DEVANAHALLI TALUK
Malligenahalli, Vaderahalli, Attibele, Abbachikkanahalli, Devanahalli, Gullobanahalli,
Kurubara Kunte, Lalagondanahalli, Kammanada, Guttahalli, Neelaga, Devasthananda
Amanikere, Anighatta, Lakshmipura, Savukanahalli, Kodimanchenahalli, Gokere,
Boodihal, Prasannahalli, Hosakote, Sanna Amanikere, Upparahalli, Hire Amanikere,
Kasbe Plantation, Akkupet, Chikkachimmanahalli, Arasanahalli, Uganavadi, Mulla
Amanikere, Timmagowdana Hosahalli, Rayasandra, Doddasanne, Boovanahalli,
Kannamangala, Pujanahalli, Jogahalli, Sadahalli, Udayagiri, Anneshwara,
Gangamuttanahalli, Arasinakunte, Yerthagenahalli, Lakkadevanahalli,
Kempalinganapura, Bandramanahalli, Chikkasanne, Devanahalli Kasaba, Shettyhalli,
Yambarahalli, Dasarahalli, Yerreppanahalli, Kempathimmanahalli, Kodagurki, Bidaluru,
Sunnenahalli, Gundlahalli, Rabbanahalli, Shanappanahalli, Binnamanagala,
Binnamanagala Amanikere, Indrasanahalli, Avathi, Binnamangala, Devaganahalli,
Illathore, Chowdenahalli, Karahalli Amaniihere, Kotigethimanahalli, Muddiganahalli,
Karahalli, Aradeshahalli, Thindlu, Juttanahalli, Devarahalli, Pandithapura,
Angadiragollahalli, Kamanahalli, Bettanahalli, Maragondanahalli, Chikkannana Hosahalli,
Jalige, Muddanayakanahalli, Tylagere, Misaganahalli, Mayasandra, Chikkagollahalli,
Byadarahalli, Ramanathapura, Koyira, Vajarahalli, Vishwanathapura, Chapparadahalli,
Aravanahalli, Doddagollahalli, Managondanahalli, Chikkobanahalli, Byradevahalli,
Beerasandra, Channakempanahalli, Kundana, Venkatapura, Doddachamanahalli,
Naraganahalli, Sunnaghatta, Bachahalli, Sulakunta, Aluru Doddenahalli, Hegganahalli,
Singrahalli, Soluru, Tammenahalli, Yeliyuru, Thellohalli, Shrotreya Thellohalli,
Kommasandra, Chennahalli, Agalakote, Bettakote, Bettakote Amanikere, Reddihalli,
Baladimmanahalli, Channahalli, Kavadasarahalli, Handrahalli, Budigere, Budigere
Amanikere, Totladaturuvu, Kondenahalli, Kaggalahalli, Gangavara Chowdappanahalli,
Somathanahalli, Devanayakanahalli, Mallenahalli, Bidarapura Amanikere, Bidarapura,
Kachipura, Balepura, Nalluru, Nalluru Amanikere, Mallapura, Haraluru, Nallappanahalli,
Muddenahalli, Polanahalli, Cheemachanahalli, Papanahalli, Varadenahalli, Kongina Bele,
Dodda Kurubarahalli, Naganayakanahalli, Palya, Gokare Bachenahalli, Gummanahalli,
Gopasandra, Ibasapura, Channarayanapatna, Channarayanapatna Amanikere, Maradane,
Mattabaralu, Hyadala, Bediganahalli, Hiriganahalli, Chikkaramanahalli, Hosahalli,
Bhattaramanahalli, Doddahattamangala, Kammasandra, Settihalli, Satakuntanahalli,
Byrapura, Hosahalli, Gajjuguppe, Guddadanagenahalli, Thimmenahalli, Dharmapura,
Mandibele, Chikkatattamangala, Guduvanahalli, Vijayapura Amanikere, Yaluvahalli,
Venkatenahalli, Chandenahalli, Chikkanahalli, Pura, Bhattrenahalli, Haraluru
Nagenahalli, Palayagara Ranganathapura, Gudla Muddenahalli, Narayanapura,
chennappanayakana Hosuru, Sambaragidada Kavalu, Gollahalli, Doddamuddenahalli,
Kondenahalli, Guduvanahalli, Koramangala, Dandiganahalli, Gobbarakunte, Gullahalli,
Harohalli, Thatamachanahalli Amanikere, Thimmanahalli, Venkatagiri Kote, Bijjawara,
Holerahalli, Gururayana Hosuru, Irigenahalli, Gonuru, Mudugurki, Doddasagarahalli,
Bingipura, Hosahudiya.

DODDABALLAPURA TALUK
Linganahalli, Raja Ghatta, Raja Ghatta Amanikere, Konaghatta, Nagadevanahalli,
Adhinarayana Hosahalli, Obadevanahalli, Thammashettyhalli, Raghunathapura,
Govindapura, Sonnapanahalli, Shivapura, Shivapura Amanikere, Thimmasandra,
Medahalli, Mallatahalli, Pindakuru Thimmanahalli, Mutsandra, Siddanayakanahalli,
Mutturu, Areguddadahalli, Kolipura, Bashettihalli, Varadahalli, Yallapura, Kasavanahalli,
Bisuvanahalli, Kuntanahalli, Hosahudya, Bachahalli, Majara Hosahalli, yakashipura,
Gollahalli, Chikka Tumkur, Veerapura, Aralu Mallige, Alahalli, Thippapura, Jakkasandra,
Menasi, Nagasandra, Kakkehalli, Srinivasapura, Kariyanahalli, Darga Jogihalli,
Kodigehalli, Kurubarahalli, Gangadharapura, Kesturu, Galipuje, Talagavara,
Honnaghatta, Madagondanahalli, Palajogihalli, Hasamaghatta, Kantanakunte,
Vaddarahalli, Koluru, Koluru Plantation, Dodda Tumkur, Gowdahalli, Byrasandra,
Karimsonnenahalli, Gejjigadahalli, Dasagondanahalli, Doddaballapura Kasaba.

BANGALORE NORTH TALUK(Hesaraghatta Hobli)

Kadathanamale, Nellukunte, Marasandra Amanikere, Suradenapura, Sriramanahalli,
Sadenahalli, Addevishwanathapura, Chokkanahalli, Shanubhoganahalli, Guddadahalli,
Byrapura, Arakere, Kakkehalli, Haniyur, Challahalli, Kakolu, Seetha Kempanahalli,
Dibburu, Koluvarayanahalli, Mathkur, Byatha, Seeresandra Kamakshipura, Sonnenahalli,
Dasenahalli, Hesaraghatta.

BANGALORE NORTH TALUK (Jala Hobli)

Navarathna Agrahara, Tabaranahalli, Kudurugere, Tarahunase, Papanahalli,

Byapanahalli, Channahalli, Meenakunte, Doddajala, Begur, Muttukadahalli, Settigere,
Chokkanahalli, Mylanahalli, Unachur, Dummanur, Bandikodigenahalli
Amanikere,Palana,Bandikodigenahalli, Bayyanahalli, Misaganahalli, Huttanahalli,
Chikkajala, Billamaranahalli, Bagalur, Huvinayakanahalli, Arebinnamangala,
Mahadevakodigehalli, Manchappanahosahalli, Maralakunte, Chalamkunte, Marasandra,
Maranayakanahalli, Doddajala Amanikere, Singahalli, Gadenahalli, Gollahalli,
Kodigenahalli, Bollahalli.